Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

1. INTRODUCTION

This application seeks permission to install signage on a commercial building situated within the town centre of Douglas. The surrounding area is characterised by a range of commercial uses and a generally Victorian streetscape. There is however a number of more modern buildings interspersed within the more historic fabric.

1. THE SITE

The application site is HSBC House, Ridgeway Street, Douglas, a large commercial building situated on Ridgeway Street, Douglas. Nelson Street runs to the north of the building and John Street runs to the south.

1. THE PROPOSAL

This application seeks approval for the installation of a range of new signage to the exterior of the building, the majority of which would replace existing signage.

1. DEVELOPMENT PLAN POLICIES

The application site is located within an area designated as being Predominantly Offices by the Douglas Local Plan, The site is within a Conservation Area. Within the Isle of Man Strategic Plan, the following policy is judged to be relevant:

1. Environment Policy 37 which 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."

PLANNING HISTORY

1. The following previous planning application is considered relevant to the determination of this proposal:

06/00401/D - Erection of signage. Permitted.

Application No.:	11/01287/D
Applicant:	HSBC Bank Plc
Proposal:	Installation of illuminated and non illuminated signage
Site Address:	HSBC House Ridgeway Street Douglas Isle Of Man IM1 1ER

Representations

1. Douglas Corporation does not object to this application.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the proposed signage on the character of the Conservation Area.

1. The building is a modern commercial premises situated within the centre of the Island's capital, Douglas. There is existing signage on the building which is not dissimilar to that proposed by this application. It is judged that the signage proposed would preserve the character of the Conservation Area and would be generally appropriate to the character of the area.

Recommendation

1. Permit.

Party Status

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.10.2011

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 installation of illuminated and non-illuminated signage, HSBC House, Ridgeway Street, Douglas as shown by 20110A, 20111, 20112, 20210, 20211, 20212 and 90201 received 16th September 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 20/10/11

Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control

OR

Signed : Jennifer Chance Development Control Manager