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16/00279/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00279/D Applicant : Heron & Brearley Ltd Proposal : Erection of advertising signage on façade and outside seating area barriers Site Address : Royal George Hotel 10 - 12 Market Place East Ramsey Isle of Man IM8 1JY
Case Officer : Mr Jason Singleton Photo Taken : 24.03.2016 Site Visit : 24.03.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site represents the pavement that fronts 'The Royal George Hotel', Ramsey located on the eastern side of Market Place. The property is a pub/restaurant that is made up of three individual properties.
1.2 The surrounding area is characterised by a mix of uses including residential and industrial with the Mezeron shipping company and a number of public houses and independent businesses.
THE PROPOSAL 2.1 Proposed is the erection of advertising signage on the façade and outside seating area barriers which were previously approved under PA 16/00231/B - Creation of outside seating area on front pavement. Approval was gained for the use of 1m high enclosure panels and stainless steel stanchions with fabric panels inserted between. It was proposed to leave 2m of pavement between the roadside kerb and the enclosure being proposed.
2.2 The advertising panels would be attached to the barriers indicating a series of images in monochrome to indicate the name of the pub/ restaurant, images of pizza and an image of a stone baked oven. The colour of the building at ground floor level would be in a similar colour, black, with similar images in outline on two of the left hand side windows. None of the signage is proposed to be illuminated.
PLANNING HISTORY 3.1 PA 16/00231/B - Creation of outside seating area on front pavement.- Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site has been zoned under the Ramsey Local Plan as being within an area of "Mixed Use" use; the site is within Ramsey's Conservation Area.
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application;
4.3 General Policy 6 is relevant. This states:
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16/00279/D
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"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."
4.4 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".
4.5 Environment Policy 37: "As a general policy, advertisements within Conservation Areas will be permitted 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."
REPRESENTATIONS 5.1 Ramsey Town Commissioners and Highways Services have no objection (18/03/16 & 03/03/16)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are whether the development would detrimentally affect the character of the building as a building of special architectural or historic interest.
6.2 In respect of the proposal on the Conservation Area it is considered that the design and style of the signage is a relatively modest and would be an acceptable form of advertising as it will not have an undue impact on the building and is judged to enhance the character of the property. It is not considered to harm public or private amenity and has no impact no highway safety.
6.2 The signage is considered to be appropriate to the building and could be removed without damage to the building. As such, the application is recommended for approval.
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.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted
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16/00279/D
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Date of Recommendation: 26.04.2016
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 approval relates to drawings submitted on 7th March 2016, referenced 1606-RG-100, 1606- RG-101, 1606-RG-200 and 1606-RG-202.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 29.04.2016
Determining officer
Signed : C BALMER. Chris Balmer
Senior Planning Officer
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