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Application No.: 16/00219/CON Applicant: Food Programme Delivery Orchid Group Proposal: Registered Building Consent for erection of signage (RB no 32 in association with 16/00218/D) Site Address: Co-op Store The Parade Castletown Isle of Man IM9 1LG Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is the curtilage of the Co-Operative shop in Castletown, which is Registered Building No.32 and has been in the ownership of the Co-Operative group of companies for many decades. The shop lies on the southwestern side of The Parade and sides onto the lane leading to Farrant's Way behind. To the south, attached to the application building is 7 The Parade, which is a private residence and also Registered (RB No.37). The building is three storeys in height and has a shop front to The Parade, within which is also the Post Office for the town. - 1.2 The unit has above its shopfront a timber backboard with pole-mounted lettering, expressing the name of the shop business operating from the site. Either site of this are attached vinyl signs for the Post Office. A projecting sign just to the right of the entrance door is also present. None of these signs is illuminated.
2.0 THE PROPOSAL - 2.1 Registered Building Consent is sought to replace the two vinyl signs and the one projecting sign. The existing 'The co-operative food' pole-mounted lettering, along with the timber backboard, is to be retained although both the backboard and letting is to be freshly painted with more or less identical colouring to that at present. None of the signage is to be illuminated. - 2.2 The new vinyls are essential identical to the existing but are indicated to be needed as the existing is badly faded. The projecting sign is to be of timber finish and hung from a cantilevered bracket, and would carry vinyls expressing the same 'The co-operative food' letting and of the same colour as the freshly painted lettering, but here is to provided by way of a vinyl. - 2.3 This application is accompanied by an identical application seeking Express Consent for the same works. Both state that the advertisements would be in place for a period of five years only.
3.0 PLANNING HISTORY - 3.1 This application, along with the accompanying identical application seeking Express Consent, reflect efforts on the part of the owner of the building to renovate and alter it - which is also in common with other renovation work proposed to the same owner's properties across the Island. The works at this site, to include alterations to the shopfront, new fire exit door and safety railings, internal alterations as well as replacement windows, have been approved or granted consent under
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The site lies within an area designated as Mixed Use on the Area Plan for the South 2012. The site lies within the Castletown Conservation Area (designated in 1990) and, as noted, both the application site and its adjoining neighbouring building is Registered. In fact, a number of buildings in the area, which sits nearby Castle Rushen, are also Registered. - 4.2 With all this in mind, it is considered that the relevant policies of the Strategic Plan are General Policy 6 and Environment Policies 32 and 37. The policies within Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) are not considered to apply to this proposal as none of those relate to advertisements. - 4.3 General Policy 6 reads: "Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:
4.4 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." - 4.5 Environment Policy 37 reads as follows: "As a general policy, advertisements within Conservation Areas will be permitted only if:
It is considered that EP37 should carry much greater weight than GP6 though both are valuable to be considered together.
5.0 REPRESENTATIONS - 5.1 No comments have been received.
6.0 ASSESSMENT - 6.1 Generally speaking, applicants seeking Registered Building Consent are expected to justify their proposals. The extent to which this justification has to be made depends on the importance of the building and also the scale of the changes proposed. In this case, though, what is proposed is extremely small in scale and would, on an objective reading, revitalise the existing signage by
replacing somewhat tired and faded examples with newer versions of what is ostensibly a very limited change from that already in place. As such, the proposal is therefore welcomed and concluded to be in compliance with the relevant Development Plan policies. Accordingly, it is recommended that Registered Building Consent be issued.
7.0 INTERESTED PERSON STATUS - 7.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
Recommendation Recommended Decision: Permitted
Date of Recommendation:
12.04.2016
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
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.
The Registered Building consent hereby issued relates to the two Site and Location Plans (scale 1:500 and 1:1250) and Drawings 1/2 and 2/2 as well as the untitled sheet showing New Sign B, all variously dated as having been received 22nd February 2016 and 25th February 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 12.04.2016 Determining officer
Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control
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