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                                      20/00846/D                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00846/D Applicant : Kermelly Seafood Ltd Proposal : Installation of non-illuminated signage Site Address : 1 Bourne Place Ramsey Isle Of Man IM8 1JW

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.09.2020 __

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.

This application has been recommended for approval for the following reason. The installation of the non-illuminated signage on the front elevation of the building complies with The Control of Advertisements Regulations 2013 and is also in accordance with General Policy 2, 6 & 7, Environment Policy 35, 37 and Policy Statement 1/01 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 29th July 2020: o Site/Location Plan

This decision also relates to a photograph of the signage in place sent in on the 26th August 2020 __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE

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1.1 The application site is the curtilage of 1 Bourne Place which is a three storey retail property which forms the beginning of a row of two and three storey properties situated on the corner where Parliament Street meets Bourne Place meets Market Street.

1.2 1 Bourne Place overlooks Parliament Square, part of the main retail area in Ramsey Town centre and which has recently seen some major physical regeneration works.

THE PROPOSAL 2.1 The current planning application seeks approval to erect a non-illuminated sign to the front elevation which is to measure 24in wide x 180in length. The sign is to be handmade and handpainted by Serendipity Arts & Craft's with an overall seaside theme.

PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

PLANNING POLICY 4.1 The site lies within an area zoned as Mixed Use, Town Centre on the Ramsey Local Plan 1998, Map 2. The site is also within the Ramsey Conservation Area.

4.2 Given the nature of the application it is appropriate to consider General Policy 2, 6 & 7, Environment Policy 35, 37 and Policy Statement 1/01

4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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".

4.4 General Policy 6 of the Isle of Man strategic Plan 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."

4.5 General Policy 7 of the Isle of Man Strategic Plan 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."

4.6 Environment Policy 35 of the Isle of Man Strategic Plan states, "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.7 Environment Policy 37 of the Isle of Man Strategic Plan 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; 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.

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4.8 Also relevant is Policy Statement 1/01 which is Policy and Guidance notes for the conservation of the historic environment of the Isle of Man, which says the following regarding advertisement control in a Conservation Area, "All external advertisements affect not only the appearance of the building upon which they are displayed, but also the neighbourhood where the building is located. This will apply particularly to illuminated signage which is often formed from shiny, non-traditional materials and can result in an unsuitable and harsh appearance which detracts from the character of the building and a conservation area as a whole. The aesthetic quality of a building can be markedly affected by the installation of inappropriate external signage. Where matters such as Corporate Image are a consideration; for a conservation area the Department may require a deviation from what might be acceptable in other high street locations and many large corporate bodies do have alternative designs of signage which might be suitable for use in conservation areas. In many cases it will be necessary for signage to adopt traditional design and materials, in keeping with the character of the building and neighbourhood as a whole. Externally illuminated signage with the appropriate detailing and colour rendered lamps, may be judged suitable."

4.9 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.

REPRESENTATIONS 5.1 Highway Services have considered the application and Do not Oppose. (19.08.20).

5.2 Ramsey Town Commissioners have considered the proposal and have no objection (24.08.20).

ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area.

6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016. This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.

6.3 When looking at the directly surrounding area to 1 Bourne Place there are several shops which have traditionally wooden signage which are handpainted just as the sign proposed here is, the area also has several arts and crafts style shops around the area which would lend itself to a personalised sign.

6.4 Whilst the sign itself is seaside themed which suits the shop as it sell's fish and the design does not impact on how the property is viewed within the streetscene and within the Conservation Area with the sign highlighting local talent which will preserve the overall Conservation Area.

CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2, 6 & 7, Environment Policy 35, 37 and Policy Statement 1/01 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

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INTERESTED PERSON 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.

8.2 In addition to those above, the Regulation 11(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 24.09.2020

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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