Officer Report

Application No.: 16/01381/D Applicant: Pringle Law Limited Proposal: Installation of illuminated signage above shop front and on shop front window Site Address: 28 Parliament Street Ramsey Isle of Man IM8 1AW Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of 28 Parliament Street, Ramsey; a three storey mid terrace building, located on the north side of Parliament Street. The ground floor of this property was until very recently used as a hairdresser's salon. - 1.2 The property is located along Parliament Street which accommodates the main retail area for Ramsey. The area is characterised by a number of different retail uses, shops, cafes, restaurants, bakeries, hardware shops, estate agents' and takeaways etc. - 1.3 There is no off-street parking associated with this site, as is the case with the majority of properties along Parliament Street. Parking is provided by on-street parking along Parliament Street as well as parking on the Quay side and a number of public car parks nearby.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the installation of illuminated signage above the shop front and on the shop front window. The proposal includes the red words 'PRINGLE LAW LIMITED' being raised lettering on a white backboard and the smaller black lettering "Advocates & Notary Public" lettering being applied directly to the backing. The illumination of the signage would be provided by the installation of a trough light running across the entire width of the signage board. - 2.2 The proposal includes the installation of a frosted effect transfer to the lower half of the front window.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of the following previous planning applications which are considered relevant in the determination of this submission: - 3.2 Replacement shop front and front and rear windows - 16/01370/B - APPROVED - 3.3 Change of use from retail to office use - 16/01118/C - APPROVED - 3.4 Change of use of existing second floor office to domestic ironing service centre - 05/00060/C

- APPROVED

3.5 Change of use of flat to offices/workshop in connection with shop on ground and basement floors - 99/00971/C - APPROVED

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4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area designated as Town Centre Mixed Use under the Ramsey Local Plan Order 1998 Map No. 2 (South). The application site is within the Ramsey Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains FIVE policies that are considered specifically material to the assessment of this current planning application: - 4.3 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."

4.4 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."

4.5 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." - 4.6 Environmental 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." - 4.7 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

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iv) internally illuminated box fascia and projecting box signs are excluded from the proposals."

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services does not oppose (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 proposed signage and trough lighting, is considered to be of a quality and design which is considered appropriate to the individual building but also the street scene and Conservation Area. Accordingly, it is considered it would not cause any unacceptable harm to the area or individual building and would preserve the Conservation Area, therefore comply with EP35 & 37 GP 2, 6 & 7 of the Isle of Man Strategic Plan.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an 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: 19.01.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions 16/01381/D Page 3 of 5

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 drawings reference numbers 01 & 03 received on 15th December 2016, Lighting Tech information received on 16th December 2016 and Proposed Signage plan with annotated notes received on 19th January 2017.

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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