Planning Officer Report 11/01350/D

Planning Officer Report And Recommendations {{table:12280}} Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to install signage to a Registered building situated with Douglas town centre.

The Site

1. The application site is the curtilage of Ridgeway House, Ridgeway Street, Douglas, a corner building situated on the eastern side of the street. The Northern side of the building fronts onto King Street.

1. The building, which has 3 storeys, has an ornate facade treatment featuring grey brick with red brick detailing around the windows and in vertical bands. Painted detailing around the front door, the windows ledges and the corner bays adds to the richness of the building's appearance.

The Proposal

1. This application seeks approval for the installation of signage, some of which would be illuminated. The signage would consist of internal window mounted stickers displaying the name Simcocks Advocates, signage lettering above the front door and on the corner elevation and a wall mounted hanging board with a light incorporated within the frame. The wall mounted lettering would be individually cut.

Development Plan Policies

1. The application site is located within an area designated as being for Predominantly Office use by the Douglas Local Plan Order 1998 Map No.1 (Central Area). Within the Isle of Man Strategic Plan, the following policies are judged to be relevant:

General Policy 6:

"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."

Environment Policy 32:

"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

Paragraph 7.31.1 states:

"Some advertisements found and proposed in Conservation Areas are inappropriate and do not reflect the special character and designation of the area. The design of advertisements should respect the physical appearance of the premises in order to integrate readily with its surroundings. Traditional details, hanging signs and hand painted signage are most appropriate and will be encouraged."

Environment Policy 37:

"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:

95/00765/B - Change of use from hotel to office with associated car parking and extension to south east corner, The Ridgeway Hotel. Permitted.

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 whether the proposed signage are (a) 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, (c) are located so as not to cause a highway safety hazard, (d) preserve or enhance the Conservation Area and (e) would not affect detrimentally the character of the Registered building.

1. The signage is judged to be of a scale and design that would be relatively discreet and sympathetic to the building. The use of materials is judged to be appropriate and would not undermine the quality of the building. It is clear that the choice of signage has been taken having regard to the building's design and special character.

1. The proposal is judged to be in keeping with and would not detract from the surrounding area as the signage would not dominate the building and would not look incongruous within the street scene.

1. The Highways Division has not commented on this application. It is judged that the signage would not cause any unacceptable highway issues.

1. The signage is judged to be appropriate to the building and the wider area which is recognised as having a special character.

1. Ridgeway House is a Registered Building and accordingly, special care must be taken to ensure that its character and appearance are not undermined by inappropriate changes. The building was previously a hotel and public house and this has been recognised by the applicant in the proposals to install a wall mounted public house style sign. The signage proposed above the doorway and in the ground floor windows is judged to be discreet and sympathetic to the architecture and character of the building.

CONSERVATION OFFICER'S SUPPLEMENTARY REPORT:

1. As the application site is located within the Atholl Street/Victoria Street Conservation Area, designated in 2007 and is a Registered Building (RB 226), the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Environment Policy 32 and 35 and Policy RB/3: General Criteria Applied in Considering Registered Building Applications, RB/5: Alterations and Extensions and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) is also considered to be relevant.

1. Environment Policy 32 states: "Extensions of alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

1. Environment Policy 35 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."

1. "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications

1. The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

1. In considering whether to grant planning approval for development which affects a Registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

1. Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

1. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which

would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Policy CA/2 - Special Planning Considerations states;

"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

1. Proposed is the addition of signage in the form of adhesive film to the ground floor windows, sign writing to the rendered archway and the decorative brick band under the bay window on the corner of the building and a 'gallows bracket' sign between the corner of the building and the entrance doorway. All of these forms of signage are readily removable and therefore reversible and with the exception perhaps of the gallows bracket, most are discreet and respect the character of the building. The signage is not considered to be visually intrusive and does not therefore have a detrimental impact on the character of the Registered Building or the Conservation Area within which it sits and is consequently acceptable

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: 10.11.2011

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, Ridgeway House, Ridgeway Street, Douglas as shown by Appendix 1, Appendix 2, Appendix 3, Appendix 4, Appendix 5, Appendix 6, Appendix 7, Appendix 8 and Appendix 9 received 29th 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 : 14 November 2011

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jannifer Chance Development Control Manager