Officer Report

Application No.: 15/01345/D Applicant: Citroen UK Proposal: Erection of illuminated and non-illuminated signage Site Address: Ocean Isle of Man Business Park Cooil Road Braddan Isle of Man IM2 4WD Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Ocean, a large plot comprising three buildings located on north eastern side of Cooil Road, within Isle of Man Business Park, Braddan. - 1.2 The overall site is used as a vehicle dealership and vehicle maintenance.

2.0 THE PROPOSAL - 2.1 Express consent is sought for the installation of two illuminated signs and non-illuminated advertisement sign. - 2.2 Proposed is the erection of an internally illuminated totem upon the grass verge that makes up the south western boundary of the application site. The totem sign would have a height of 4.3 metres metres and a width of just less than 1.3 metres. The body of the sign would be cast iron in a white satin colour. The totem would be illuminated internally at 200cd/m and would display the vehicle manufacturer's logo. - 2.3 It is also proposed to install a high entrance marker on the northwest elevation of the building. The sign would have a height of 2.2 metres and width of 644mm. This sign would have a chrome finish and display the company name, logo and opening times. - 2.4 The final sign proposed would be erected on the north east elevation. The sign would have a length of 4.8 metres and height of 900mm and would display the company name and logo. The sign would be part flexiglass and part chrome and would be internally illuminated at 80cd/m.

3.0 PLANNING HISTORY - 3.1 Most recently, consent was granted in October 2015 under PA 15/01093/D for the installation of installation of three illuminated and non-illuminated advertisement signs on the building within the centre of the site. This previous approval also encompassed a totem sign upon the south western grass verge boundary.

3.2 Express consent was granted in 2014 under PA 14/00093/D for the erection of two roadside signs in association with Robinson's and Riley's Garden centre. This application also proposed two signs within the site.

4.0 PLANNING POLICY - 4.1 The site lies within an area designated on the Braddan Local Plan of 1991 as "Master Plan to be prepared which will include areas of Industrial Use, Science Based Industries, High Density Residential Use, Landscaping and Secondary School of approximately 16 acres." - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered materially relevant to the assessment of this current planning application:

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;

• 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;

• m) Takes account of community and personal safety and security in the design of buildings and the spaces around them;
• n) Is designed having due regard to best practice in reducing energy consumption."

• 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."

• 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 REPRESENTATIONS - 5.1 Braddan Parish Commissioners have no objection to the application (21/12/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application subject to all signage must be set a minimum of 2 metres back from the edge of the carriageway as to not interfere with visibility splays (21/12/2015).

6.0 ASSESSMENT - 6.1 The signage proposed would be associated with the application site and would reflect its use and occupants and therefore the proposal is acceptable in principle.

6.2 The proposed signage to the building would display the company name and opening hours. There is currently one sign on the building and therefore it is not considered that the new sign would result in unnecessary advertisement or signage clutter. The signs are considered to be of appropriate materials and would be of an acceptable scale and design for the building. - 6.3 The proposed sign on the north east elevation would be 80cd/m2 with only the text & logo illuminated. Given the position of the application building and level of illumination, it is not judged that the illumination would cause harm upon the area by reason of appearing obtrusive or unacceptably effect highway safety. - 6.4 Turning to the totem sign, the signage would be fairly prominent within the street scene given its position. However, it is important that the sign is seen by the passing public but not a degree that would result in a distraction to highway users. The details upon the sign are minimal and are not considered to result in a highway distraction or detract from the area. Furthermore, the sign would be sited almost 4 metres back from the road edge and as such would be acceptable in this regard to highway safety. - 6.5 The sign would reflect the purpose of the use of the application site and as such is deemed acceptable in this instance. It should also be acknowledged that these types of signage are not uncommon along Cooil Road and as such a sign would not appear incongruous in this locality given the nature and size of units within the area. - 6.6 With regards to the illumination element, the totem sign would be illuminated at a level of 100cd/m2. This level of illumination is unlikely to cause harm upon the amenity of nearby residents or users or have an unacceptable effect upon highway safety. Nonetheless, given the location of the sign, it is felt appropriate to attach a time restriction condition to any approval to control the times of illumination in the interests of not only highway safety but also the amenity of the area. Furthermore, it is also felt necessary to ensure that the signage is not illuminated via an intermittent source for the same reasons.

7.0 RECOMMENDATION - 7.1 For the reasons set out above, it is recommended that consent be granted for the erection of the signs proposed.

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, in this case the Department of Infrastructure Highway Services; 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: 11.01.2016 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.
• C 2. The roadside totem sign hereby granted consent must not be sited within the visibility sightlines of any junction or accesses and must be set back a minimum of 2 metres from the road edge. Reason: In the interests of highway safety.
• C 3. The two illuminated signs hereby granted consent shall not be lit by an intermittent source. Reason: In the interests of amenity, public safety and highway safety.

This consent relates to Location Plan, DRAWING NUMBER LAR-58602/100, LAR-58602/101, LAR58602/110, LAR-58602/111, LAR-58602/112 andLAR-58602/200 sheet 2.1.3, 2.6.4, 2.7 and 58602 all date stamped as received 14th December 2015.

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 : 13.01.2016 Determining officer

Signed : J CHANCE Jennifer Chance Head of Development Management

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