DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 18/00997/D Applicant: Buchanan Services Limited Proposal: Installation of both illuminated and non illuminated signage Site Address: Garage Showroom Workshop & Premises Former Eurocars Site Peel Road Douglas Isle Of Man IM1 5ED Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.02.2020 _________________________________________________________________

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.
• C 2. Prior to the erection/installation of any signage hereby approved a plan/details are required to the submitted in writing to the Planning Department for approval which demonstrates that the level of luminance would not distract drivers on the adjacent public highway. The approved details are required to be fully complied with and retained thereafter. Reason: In the interest of highway safety. Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 010 REV B, 011, 110, 120 & 202 all received on 20th September 2018.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site which is the Former Eurocars Site, Garage Showroom Workshop and Premises located on the western side of Peel Road and to the east of the former railway line (not within application site) and The Bowl within Douglas. The site is rectangular in shape and measures approximately 0.7 hectares (1.7 acres) in size. The site ground level is set below the Peel Road level and the ground level gently falls from the north and west boundaries of the site to the south-western corner of the site, which is its lowest point. The former Eurocars buildings have been demolished. - 1.2 Access into the site is via an existing vehicular access directly from Peel Road along the western boundary of the site.

2.0 THE PROPOSAL - 2.1 Installation of both illuminated and non-illuminated signage within the site in connection with the recently approved (18/00977/B) KFC & Starbucks building/uses. - 2.2 The signage is extensive with the main signs being the KFC & Starbucks Site Signage (totem style signs) adjacent to the eastern boundary of the site with the remainders of signage made up of drive thru relates signage/menu boards, directional signage and signage attached to the main buildings.

- 3.0 PLANNING HISTORY

3.1 There are a number of previous advertisement applications associated with the previous uses on the site (car showrooms), including large totem style signage for different car manufactures' in similar locations to the signage now proposed as well as similar type of signage throughout the site and attached to the previous buildings. - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The site lies within a much wider area zoned as Light Industrial on the Douglas Local Plan, although it has clearly not been in this particular use - and nor do all the uses nearby readily fall into this use - for some time.

4.2 The application site is not within a Conservation Area nor within an area designated as Natural Conservation Zones, Nature Reserves and Sites of Ecological Importance for Conservation. - 4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan contains a number of policies that are considered specifically material to the assessment of this current planning application: - 4.4 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."

- 5.0 CONSULTATIONS

5.1 Highway Services do not oppose (02.11.2018) subject to a condition which demonstrates that the level of luminance would not distract drivers on the adjacent public highway in the interest of highway safety.

5.2 Douglas Borough Council do not object (23.10.2018).

- 6.0 ASSESSMENT

6.1 The main issues to be considered in the assessment of this application are outline within General Policy 6. In terms of:

6.2 (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; The design/materials appears to be of high quality and would suit well within the site/building and street scene.

6.3 (b) are in keeping with and do not detract from the surrounding area; While a number of signs, it is not considered the amount is excessive given the nature and size of the site. The main totem style signage replaces similar signs that where on the site and follow the lines of other signs along this section of Peel Road. - 6.4 (c) are located so as not to cause a highway safety hazard Highway Services have raise no objection to the proposals, but seek a condition which demonstrates that the level of luminance would not distract drivers on the adjacent public highway in the interest of highway safety. Such condition would seem reasonable. - 6.5 Overall, it is concluded that the planning application is in accordance with General Policy 6 of the Isle of Man Strategic Plan 2016.

- 7.0 CONCLUSION

7.1 On the basis that the proposed development is considered to comply with the relevant policy of the Strategic Plan, a recommendation of approval is made. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013, 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) Persons to whom notice has been given under regulation 10(3)(a)(i)
• (d) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (e) The Highways Division of the Department;
• (f) The Ports Division of the Department;
• (g) The operator of the railway or tramway; and
• (h) The local authority in whose district the land the subject of the application is situated. _____________________________________________________________________

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 18.02.2020 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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