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                                                 16/00659/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00659/D Applicant : Hartford Homes Ltd Proposal : Erection of two temporary advertising signs Site Address : Land At Junction Of The Castleward Green And Ballanard Road Douglas Isle Of Man

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit : 28.07.2016 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE

1.1 The application site is piece of land on Castleward Green, Ballanard Road, Douglas. The site benefits from planning permission 15/00536/B for the erection of two houses.

2.0 THE PROPOSAL

2.1 The application seeks approval for the erection of two temporary advertising signs. The signs would be 3.5m high x 1.5m wide advertising the two houses under construction.

2.2 4 possible placements are proposed with 6 combinations to choose from. The applicants intend to carry out one of the combinations, but this has not yet been decided so each sign placement has been considered.

3.0 PLANNING HISTORY

3.1 There have been a number of previous planning applications the most recent and most relevant is:

3.2 15/00536/B - Erection of two houses - approved.

4.0 DEVELOPMENT PLAN POLICIES

4.1 The site lies within an area designated on the Douglas Local Plan (North) of 1998 as Residential.

4.2 Given the nature of the application it is appropriate to consider General Policy 2, General Policy 6 and General Policy 7 of the Isle of Man Strategic Plan (20th June 2007).

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; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways;

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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 General Policy 7 states: "Within our towns and villages, the display of external advertisements on sites or buildings other than those to which they relate will not generally be permitted."

5.0 CONSULTATIONS

5.1 Douglas Borough Council have no objection to the proposal. 18.07.2016.

5.2 DOI Highways commented on 22.06.16 that they 'Must not interfere with vehicular visibility'. Clarity was sought as to which is any of the proposed combinations would be acceptable. Highways indicated that none of the proposed locations appear to be within visibility splays so they should all be acceptable. 01.08.16.

6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are the impact of the proposed signage on the character of the area, the street scene and highway safety.

6.2 It is considered that the proposed signage of a high standard of design and materials and relate well to the site on which they are to be displayed. The applications proposes a max of two signs out of 6 combinations. None of the four locations is considered to adversely the character of the surrounding landscape or townscape, part of this consideration is due to the temporary nature of them. They are proposed to be temporary for 12 months during construction and then sale of the properties. A condition is proposed to control the length of time they are displayed.

6.3 The proposed signage is also not considered to cause a detrimental impact on public or private amenity. Consultation with Highways has determined that no combinations are in any visibility splays and therefore any would be considered so as not to cause a highway safety hazard.

6.3 For the reasons mentioned above, the proposed signage is considered to be of a high standard of design and materials and relate well to the building and site on which they are to be displayed and are in keeping with and do not detract from the surrounding area

6.4 Overall, it is concluded that the planning application is in accordance with General Policy 2, 6 and 7 of the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION

7.1 It is recommended that the planning application be permitted.

8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013, the following persons 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 or any other person in whose interest the land becomes vested; (c) Persons to whom notice has been given under regulation 10(3)(a)(i)

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(d) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (e) The Highways Division of the Department; (f) The Ports Division of the Department; (g) The operator of the railway or tramway; and (h) The local authority in whose district the land the subject of the application is situated.

"With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order"

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 17.08.2016

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

C 1. The signage hereby approved shall have been removed from the site within 12 months from the date of this notice or upon the completion of the development whichever is the sooner.

Reason: The proposal has only been found to be acceptable on a short term basis because it meets a specific need.

C 2. This approval relates to any one of the combinations shown on Drawing no 1000 date stamp received 9 June 2016.

Reason: In the interests of amenity and highway safety.

This approval relates to Drawing No 1000 date stamped received 9 June 2016.

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: 17.08.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.