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                                                 16/01388/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/01388/D Applicant : Kirindolam 1 Ltd Proposal : Erection of signage Site Address : Clinch's Bank Hill Douglas Isle of Man IM1 4LJ

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The site is 1, 2 & 3 Bank Hill. It should be noted that the numbering of the units on Bank Hill have been different on previous application submissions and relates more to how the property is marketed/used rather than its postal address. The units are adjoining Clinch's Tower which is Registered, but the units themselves are not Registered.

1.2 The site lies within the North Quay Conservation Area. The buildings form part of a wider complex that is used for a variety of purposes such as restaurants, shops and services. The site is near to a corner of a relatively busy junction where there are restrictions on parking.

2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of signage which is non-illuminated including new finishes to the fronts of the units. The letters/ signage are to be painted on to the background, and no lighting or glossy and reflective materials have been specified. The shop fronts would also be finished with timber panelling matching the similar colour of the signage above.

3.0 PLANNING HISTORY 3.1 The following previous planning applications are considered relevant in the assessment and determination of this application:

3.2 Sub-division of existing Restaurant / Tavern to create two separate units complete with an outside seating area - 15/01314/B - APPROVED

3.4 Erection of signage - 2 - 3 North Quay - 09/00648/D - APPROVED

4.0 DEVELOPMENT PLAN POLICIES 4.1 The site is designated as Mixed Use (Town Centre) in the Douglas Local Plan 1998. The site is within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains a number of policies that are considered specifically material to the assessment of this current planning application:

4.3 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;

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(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 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."

4.5 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."

4.6 Environment Policy 37 states: "As a general policy, advertisements within Conservation Areas will be permitted only 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."

5.0 CONSULTATIONS 5.1 Douglas Borough Council has no objection (on 03.01.2017).

5.2 Highway Services make the following comment; "The proposal is to erect signing on a shop frontage. The signing will not cause an obstruction to the highway" (on 12.01.2017).

6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.

6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.

6.3 The signage would significantly improve the existing frontage of the three units which front onto Bank Hill which collectively are prominent features in the street screen. The signage and lettering being painted are all appropriate and would be appropriate to the style of the building and would not cause any unacceptable harm to the Conservation Area, therefore comply with EP35 & 37 GP 6 & 7 of the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION 7.1 On the basis that the proposed development is considered to comply with the relevant policy of the Strategic Plan, a recommendation of approval is made.

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;

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(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: 19.01.2017

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.

C 2. For the avoidance of doubt the signage and lettering hereby approved are required to be installed painted as stated within the applicant's agent's email dated 5th January 2017 and as shown in the approved plans.

Reason: In the interest of the character and appearance of the Conservation Area.

This approval relates to drawing reference number 2080R P1000 received on 16th December 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: 25.01.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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