**Document:** Officer Planning Report **Application:** 06/01889/R — Retention of hardstanding for use for hay bale storage **Decision:** Permitted **Decision Date:** 2007-03-19 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81637-kirk-michael-part-field-385/documents/1480109 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### Site The site includes part of field 385, which has been highlighted by a pink line within the submitted location plan. The field is located on the western side of the Main Road and is adjacent to the Filling Station, Main Road, Kirk Michael which is to the south of the application site. The boundary treatment which runs along the eastern boundary of the site and along the Main Road comprises of a Gorse hedgerow, which varies in height (maximum approximately 3 metres). #### Planning Policy The application site is within an area recognised as being an area of open space (agriculture), under the Kirk Michael Local Plan Order 1994. The site is not within a Conservation Area, nor is the site within an area zoned as high landscape value. ## Planning History Application to create permanent car park / hardstanding, and to extend current parking area (05/00843/B) – refused on the grounds:- The site is not designated for development or for commercial use and is at the point at which Kirk Michael meets the countryside. The site is visible from the adjacent highway. The continued use on a permanent basis and the extension of the existing car park/hardstanding would represent piecemeal erosion and an unwarranted intrusion into the countryside. The applicant has not submitted sufficient information to demonstrate that alternative sites have been fully investigated and to demonstrate that there is sufficient need to justify such encroachment into agricultural land. Creation of parking area for storage of cars (02/00363/B) – approved – with the following condition attached:- This approval is for use of the site for car parking in association with the "Michael Car Centre" for a maximum period of 2 years expiring on the 10th February 2005, after which this use must cease, the use must revert to grazing land, and all hard surfacing, fencing, and new hedging must be removed within one month. Change of use of part field to car park, land at The Garage (93/01254/C) - approved ## Proposal The application proposes the retention of hardstanding for use for hay bale storage. The existing hardstanding area (30.3m x 17m) comprise of a compact hardcore finish (dark grey colour). The existing timber fences are proposed to be removed, the existing access which accesses onto the forecourt of the filling station is proposed to be blocked up to prevent vehicles accessing the site. ## Representations Michael Commissioners advise that they have no objection:- Observation If constructed, the storage area should be screened from view by planting trees. The Department of Transport Highways Division:- No objection We have received no privately written representations objecting to the application. ## Assessment / Recommendation The applicant has stated that "last year, we changed our operation from using small, square bales of hay to the large round ones. As our barn will only hold 100 rounds bales and we use around 600, I am always looking for places to store them. As bales keep much better on hard ground, rather than just on a field, this hard-cored area, once vacated by Michael Car Centre, would seem to be the answer to my storage problem". Whilst a condition was included to application (02/00363/B) which required the use of the existing hardstanding for parking provisions (commercial use) to cease after two years, this application proposes to restate the site as an agricultural use, however not as grazing land. The position of the site within the field is in a quiet prominent location particularly when viewing the site from the north along the Main Road. Due to this the application includes the planting of a hedgerow to match with native species planting. Whilst no exact details have been provided, a landscaping condition could be attached to any approval. With the appropriate screening along the northern boundary of the site any hay bales stored would be well screened when viewed from Main Road. I consider the justification for the proposal to be acceptable and with the appropriate landscaping in place in conjunction with the existing boundary treatment the appearance of hay bales within this site would be limited. For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Michael Commissioners Highways Division ### Recommendation Recommended Decision: Permitted Date of Recommendation: 26.02.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted documents and drawing AT 887.1 REV 1 all received on 25th January 2007. C 3. Prior to any works on the proposed dwelling, there must be submitted to and approved by the Planning Authority detailed drawings, showing a suitable scheme for adequate planting along the site boundaries; the approved scheme must be implemented during the first planting season following the commencement of the proposed use. C 4. Within one month of the date of this notice, all cars must be removed from the site and the access from the garage site must be blocked up. Decision Made : ...App.son... Committee Meeting Date : 08/03/07... Decision Made : ...App.son... Committee Meeting Date : 08/03/07... 27 February 2007 06/01889/R Page 4 of 4 27 February 2007 06/01889/R Page 4 of 4 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/81637-kirk-michael-part-field-385/documents/1480109*