Officer Report

Application No.: 16/01201/D Applicant: Food Programme Delivery Orchid Group Proposal: Installation of illuminated and non-illuminated signage. Site Address: 29 - 31 Main Road Onchan Isle Of Man IM3 1AP Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the Co-operative Store which is located on the north western side of the Main Road in Onchan. The site is a corner plot and sits on the junction with Avondale Road. - 1.2 Elm Tree House adjoins the application building on the north eastern elevation and The Manx Arms sits opposite the application site to the south west.

2.0 THE PROPOSAL - 2.1 There has recently been a change in logo and branding for the COOP and this application is one of many to replace signage across the Island. The operator of the site has recently changed its logo and branding to a blue "COOP" sign which the applicant would like to install in place of the existing. Accompanying the new blue fascia sign will be white lettering stating "Welcome to Onchan's Co-op" and a projecting turquoise "COOP" sign to the right of the fascia. - 2.2 There are 6 COOP signs in total; the projecting sign will have COOP lettering will be formed by individual lettering with the letters internally illuminated; the fascia sign is aluminium slat with internally illuminated logo; logo on side elevation same as projecting sign; two non-illuminated banner signs on side elevation; and non-illuminated goods delivery sign to the rear; and nonilluminated 'remember your reusable carrier bags sign' to the front elevation. - 2.3 Two additional small projecting signs are also proposed on the front elevation indicating the lottery and payment facilities available within the site.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of five previous planning applications that related to signage and the shop front, all of which were granted planning approval and have been listed below: 14/01208/D: installation of illuminated signage - APPROVED

14/01205/B: Installation of additional roof mounted condenser unit, shop front alterations and new steps to rear loading platform. APPROVED

08/00520/D: Installation of illuminated signage. APPROVED 01/00277/D: Erection of shop signs. APPROVED 96/01489/B: New shop front and corporate signage to retail outlet. APPROVED

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as Mixed Use: Residential, Office, Retail under the Onchan Local Plan 2000. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically 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; (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.

• 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 Onchan District Commissioners have no objection to the current planning application. 16.11.2016. - 5.2 DOI Highways - no highways implications -The proposal is to erect new signs to the Co-op in Onchan. None of the signs will extend into the highway in such a way as to cause an obstruction or risk to highway safety. 17.11.16.

6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this application are the impacts of the proposed signage on the appearance of the existing building, street scene of Main Road and highway safety. - 6.2 The proposal does include a couple of new signs to the building, albeit a number already exists and these would be replaced. Notwithstanding this the signage types, sizes and amount would be appropriate for the use of the building and size of the building. Accordingly, it is considered the proposals would be appropriate forms of development to the individual building and would be in keeping with and do not detract from the visual amenities of the area. - 6.3 The projecting sign would directly front the highway and Highway services are satisfied that none of the signs will extend into the highway in such a way as to cause an obstruction or risk to highway safety. - 6.4 Overall, the new signage on the front elevation and side elevation is considered to enhance the appearance of the main building within the street scene of Main Road, Onchan and accords to the provisions of General Policy 2, 6 and 7 of the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION - 7.1 On the basis of the above the application 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.

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: 09.01.2017 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 Location Plan, Site Plan, Photos of Store, Existing Elevations, Proposed Elevations - Front, Side and Rear and Sign Specifications A - E all date stamped received 24 October 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: 09.01.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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