Planning Officer Report 12/00068/D

Planning Officer Report And Recommendations {{table:16622}}

Officer's Report

Introduction

1. This application seeks Registered Building consent to erect illuminated signage to a Registered Building. The site is located within Douglas Town Centre and the building is a Registered Building located within a Conservation Area.

The Site

1. The application site is the curtilage of 26 Victoria Street, a mid terrace building set on the northern side of the street. The building is four storeys high including the top floor which is served dormer windows. The three upper floors of the front facade retain much of there Victorian detailing including sliding sash windows. The ground floor has a modern shop front consisting of a large window, a pair of recessed shop doors and a separate entrance to the upper floors. Above the ground floor window is a signage board which spans the width of the shop window.

The Proposal

1. This application seeks approval for the installation of illuminated signage to the front elevation. The signage would consist of individually mounted lettering, each with its own backlighting. A projecting sign is also included.

Development Plan Policies

1. The application site is located within an area that is designated by the Douglas Local Plan as being Predominantly Shopping. The building is Registered (RB No. 225) and is within a Conservation Area. Accordingly the following policies are relevant:

Environment Policy 32:

"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

Environment Policy 37:

"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."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

96/00488/A - Approval in principle for conversion of first, second and third floors into office accommodation with, internal and external alterations to ground floor. Permitted.

98/00548/B - Alterations and extensions to form offices above shop. Permitted. The following concurrent planning applications are also being considered by the Planning Authority: 12/00069/CON - Registered building consent for the erection of illuminated signage. 12/00070/GB - Conversion of office/retail unit to cafe including installation of new shop frontage. 12/00071/CON - Registered building consent for the conversion of office/retail unit to cafe including installation of new shop frontage.

Representations

1. The Highways Division of the Department of Infrastructure

1. Douglas Borough Council does not object to this application.

Assessment

1. The key issues to be assessed in the determination of this application are a) whether the development would affect detrimentally the character of the building as a building of special architectural or historic interest; and b) whether the signage would be appropriate for the Conservation Area. The Building Conservation Officer has been consulted and has assisted in the assessment of this application.

Impact upon the character of the building as a building of special architectural or historic interest

1. The proposed signage is in-keeping with the style of the shop front proposed by PA 12/00070 and 12/00071. Whilst being of a modern design, it is judged that the signage is of a high quality and would enhance the building and would not undermine its special interest.

Whether the signage would be appropriate for the Conservation Area

1. The signage would not strictly comply with the policy relating to signage in Conservation Areas. However regard must be given to the existing signage and the potential for the current situation to be improved. The signage would consist of individual lettering, each of which would be backlit. It is judged that the signage would meet the objective of enhancing the appearance of the Conservation Area.

Conclusions

1. It is judged that the proposal would enhance the Registered Building and the Conservation Area.

Recommendation

1. Permit.

Party Status

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Borough Council

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.02.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of illuminated signage, 26 Victoria Street, Douglas as shown by P1, PS2 and 2012/5 01 received 17th January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 27/2/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Jennifer Chance Development Control Manager