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18/00636/D Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00636/D Applicant : Mr Gareth Logan T/a Freshly Squeezed Proposal : Installation of non-illuminated signage Site Address : 14 Victoria Street Douglas Isle Of Man IM1 2LH
Planning Officer: Mr Owen Gore Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.09.2018 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The advertisement(s) hereby granted consent shall be begun before the expiration of four years from the date of this notice.
Reason: To avoid the accumulation of unimplemented advertisement consents.
N 2. The applicant is advised that no approval is given for the external seating for the café on the public highway, including tables, chairs and removable steel posts with rails and banners, as shown on the submitted plans. External seating for cafés are licenced by the local authority (Douglas Borough Council) and are subject to a separate application process.
Plans/Drawings/Information;
This Planning permission relates to the following plans and documents: -
Drawing No.1 - Plans as Existing Drawing No.2 - Plans as Proposed Drg No.3 - Location Plan Drg No.4 - Block Plan
Date-stamped as having been received 18 June 2018
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Interested Person Status - Additional Persons
None __
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Officer’s Report
THE SITE 1.1 The application site is the ground floor unit of a Victorian building within the Douglas Town Centre; the property is part of a terrace of buildings and this one sits on the corner of Fort Street and Victoria Street.
THE PROPOSAL 2.1 The proposal is to install non-illuminated, replacement signage to the front elevation of the building. The proposal also shows an external seating area with canvas banner/barriers that are supported by 'stainless steel removable posts set into pavement...'as per the submitted plans.
PLANNING POLICY 3.1 The application site is shown on the Douglas Local Plan 1998 map 1 (centre) to be within an area of 'Predominantly Offices' on the boundary with the area of 'Predominantly Shopping'. The site is within the Douglas Promenades Conservation Area, on the boundary where it meets the Athol Street and Victoria Street Conservation Areas.
3.2 The Control of Advertisements Regulations 2013 make it clear that the only considerations which can be applied to applications made under them are in the interests of amenity and public safety. In the case of amenity, such things as the general characteristics of the area need to be taken into account along with the presence of any features of historic, architectural, cultural or similar interest and the public safety should consider the safety of any person using a road, railway, tramway, harbour or aerodrome including the obscuration of any traffic sign or similar.
3.3 Due to the designation of the site and the nature of the application it is appropriate to consider the following polices of the Isle of Man Strategic Plan 2016:
3.4 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;
3.5 General Policy 6 states: 'Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:
(a) are of a high standard of design and materials and relate well to the building and site on which they are to be displayed; (b) are in keeping with and do not detract from the surrounding area; and (c) are located so as not to cause a highway safety hazard'.
3.6 General Policy 7 states: 'Within our towns and villages, the display of external advertisements on sites or buildings other than those to which they relate will not generally be permitted'.
3.7 Environment Policy 37 states: 'As a general policy, advertisements within Conservation Areas will be permitted only if:
i) the proposal preserves or enhances the Conservation Area; ii) the signage is in a style appropriate to the character of the area;
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iii) traditional materials and finishes are used and glossy and highly reflective materials are excluded from proposals; and iv) internally illuminated box fascia and projecting box signs are excluded from the proposals'.
PLANNING HISTORY 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they do not oppose, in the letter dated 24 July 2018.
5.2 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 23 July 2018.
ASSESSMENT 6.1 The proposal replaces existing signage that is similar in appearance to the existing; both include the fascia signage wrapping around the south and west elevations and sitting proud of the elevation; and includes an angled sign above the main doorway and sits on top of the ornate coving band, just above the signage.
6.2 The application site is within a town centre on a main thoroughfare associated with the shopping area and the signage is considered to be in a style appropriate to the character of the area. The like for like replacement with altered content and colours is considered acceptable.
6.3 The submitted plans show external seating for the café on the public highway, including tables, chairs and removable steel posts with rails and banners. The submitted application is for advertisement consent; therefore no approval has been given for any physical works that would constitute development through this application. External seating for cafés are licenced by the local authority (Douglas Borough Council) and are subject to a separate application process.
CONCLUSION 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings and it would preserve the character of the Conservation Area. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal therefore complies with General Policy 2.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
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o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 01.10.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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