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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01153/CON Applicant : Crema Limited Proposal : Registered Building consent for the installation of illuminated signage (in association with PA 15/00152/D) Registered Building Nos. 223 Site Address : 18A - 20 Victoria Street Douglas Isle Of Man IM1 2LE
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The site represents the curtilage of the Former Burton's Building, 20 Victoria Street, Douglas which is situated on the corner of Duke Street and Victoria Street in the heart of Douglas Town Centre. The building is three storeys and has a flat roof at the top level on which there is a lantern light. The façade is notable for beingfinished in faience tiles in the Art Deco Style favoured by and synonymous with, Montague Burton and his Burton's stores in the early 20th century.
THE PROPOSAL 2.1 This application seeks planning approval for the installation of three forms of illuminated signage to the exterior of the building along Duke Street and Victoria Street;
(i) The main sign above the window will feature the company's name and will be back lit halo illuminated wording standing 385mm high to colour RAL 7021 (black/grey) will be mounted on the existing fluted fascia which is to be retained and repaired then painted in RAL 7047 (Teal Grey). This area is located above the glazing that clads the ground floor. The space is currently used for advertising the former use of the property and acts as a horizontal banding around the building depicting the separation of the ground floor from the first floor.
(ii) The second part being proposed is an illuminated green circular blade signage is to be erected to Victoria Street on the corner of the building sitting perpendicular to the elevation. This sign will be externally illuminated on a black cantalever bracket with the sign measuring 600mm diameter and featuring the company's logo and would project out 725mm from the elevation of the building at a height of 2.2m when scaled from the drawing.
(iii) Thirdly, the circular green signage above the new entrance door on the ground floor (as approved under PA 15/01029) will feature the logo of the company measuring 914mm x 914mm, internally illuminated by LEDs and affixed above the door in line with the wording to the elevations on Duke/Victoria Street.
2.2 Also proposed are the company name to feature on the charcoal coloured canvas barriers as proposed as part of PA15/01154 & PA 15/01155. This application is to be read in conjunction with (15/01153/CON).
PLANNING HISTORY
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3.1 The following applications are considered relevant:
15/01029 - Conversion of existing retail premises to a coffee shop including blocking up existing entrance door and installation of new entrance door (in association with 15/01030/CON). Approved.
15/01030 - Registered Building Consent for conversion of existing retail premises to a coffee shop including internal alterations, blocking up existing entrance door and installation of new entrance door (RB no 223 in association with 15/01029/GB). Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is an area designated as an area of predominantly shopping use under the Douglas Local Plan Order 1998 Map No. 1 (Central Area).
As the former Burtons Building, 18a - 20 Victorian Street is a Registered Building located within the Athol Street/Victoria Street Conservation Area designated in November 2007, there are a number of relevant planning policies from the Isle of Man Strategic Plan 2007 are considered specifically material to the assessment of this current planning application;
4.2 Strategic Policy 4 states: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance."
4.3 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;
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.
4.5 Environment Policy 32 states: "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."
4.6 Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."
4.7 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."
4.8 Environment Policy 37 states; "As a general policy, advertisements within Conservation Areas will be permitted only if:
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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.
4.9 "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications. 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)."
4.10 RB/5: Alterations and Extensions states: "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.
4.11 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."
REPRESENTATIONS 5.1 Douglas Borough Council do not object to this application (30/10/15) and Highways Services do not oppose the application (23/10/15).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are (i) whether the development would detrimentally affect the character of the building as the building is of special architectural or historic interest; (ii) whether the development 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.
6.2 In respect of the proposal on the Conservation Area it is considered that whilst the proposed signage would offer a modern appearance to the ground floor of the building, the proposed signage is of a high standard with the size and proportions of the signage match those of the existing signage within the street scene. The design, finish and lighting methods of the new signs are all
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considered appropriate for the application building and the colours proposed are considered acceptably modest and would preserve the appearance of the Conservation Area.
6.3 The proposed method of illumination would be subtle and well-considered and would not be so dissimilar to other illumination methods within the street scene. It is also worth acknowledging that the building is within the town centre where other units have illuminated signage. The level of illumination is not considered to result in a highway safety issue or have any significant negative impacts on nearby businesses.
6.4 As the signage would be located within the town centre where there is lighting 24 hours a day, a time condition restricting the times of illumination is not considered necessary. However, a condition requiring that the signage is not illuminated from an intermittent source is recommended to prevent any flashing to the public amenity.
6.5 The effect on public amenity from the proposal is judged to be acceptable in the context of the street scene and is unlikely to have any negative impact on the private amenity of nearby businesses. In this regard, it is considered that the proposal would preserve the Conservation Area and therefore meets the provisions of both Environment Policy 37 and General Policy 6.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval subject to conditions.
PARTY STATUS
8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated
In addition to those above, the Regulation 9(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.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.01.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
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Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
C 2. The signs hereby granted consent shall not be lit by an intermittent source.
Reason: In the interests of amenity and/or public safety.
This approval relates to drawings, 15/2481/01 and 15-495 - Corley North - Rev B all received on 15th October, 2015 and 15/2481/11C received 21st January 2016
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 : 04.02.2016 Determining officer
Signed : J CHANCE
Jennifer Chance
Head of Development Management
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