Officer Report

Application No.: 16/00245/D Applicant: Mr Ralph Peake Proposal: Re-location of existing signage, erection of new signage and installation of lighting Site Address: The Old Bakery James Place Douglas Isle of Man IM2 4HD Case Officer : Mr Chris Balmer Photo Taken: 12.04.2016 Site Visit: 12.04.2016 Expected Decision Level: Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE INTERIM DIRECTOR AS THE APPLICANT IS A POLITICAL MEMBER OF THE DEPARTMENT

1.0 SITE - 1.1 The application site represents the curtilage of an existing property The Old Bakery which is a two storey detached building located on the corner of James Place and Victoria Road in Douglas.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a predominately residential use under the Douglas Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:- - 2.3 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

2.4 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."

2.5 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."

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the relocation of existing signage and erection of new signage which also includes new lighting. To the front elevation (south-east) it is proposed to install a sign for "Manxmove.im" who are an estate agents who have recently moved into the premises. Two wall mounted lights are also proposed below the signage. Currently, to the front elevation of the property, is signage for "Luminaires"; however this signage is being moved to the side elevation (northeast). Four floor mounted lights are proposed to light the signage.

5.0 REPRESENTATIONS - 5.1 Douglas Corporation have no objection (received on 01.04.16) - 5.2 DOI Highway Services do not oppose (received on 07.03.16).

6.0 ASSESSMENT - 6.1 The main issue is whether the proposed signage and associated lighting would have a significant adverse impact upon the visual amenities of the street scene and the individual property. - 6.2 As indicated by General Policy 6, advertisements (i.e. signage) within towns will only be permitted if they are of a high standard of design and materials and relate well to the building and site on which they are to be displayed; are in keeping with and do not detract from the surrounding area; and are located so as not to cause a highway safety hazard. Both the signage and lighting associated with the application are considered to meet the requirements as listed above. There are also no objections from Highway Services. Accordingly the proposal is considered to comply with General Policy 6. - 6.3 The proposed signage also relates to the use of the building as an estate agents and lighting company. Accordingly it is considered the proposals comply with General Policy 7.

6.3 For these reasons and given the site is not within a Conservation Area nor is the property Registered, it is considered the proposals are acceptable and would not adversely affect the visual amenities of the individual property or the street scene and therefore also comply with General Policy 2.

- 7.0 RECOMMENDATION

7.1 The proposal is considered to comply with the relevant polices of the Strategic Plan and the Douglas Local Plan and is therefore recommended for approval. - 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)
• (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.

Recommendation Recommended Decision: Permitted Date of Recommendation: 28.04.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings reference numbers P1248090216-01 SL, P1248090216-02 SL and P1248090216-03 all on 29th February 2016.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Approved Committee Meeting Date: 23.05.2016

Signed : C Balmer

Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO

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