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17/00277/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00277/D Applicant : Douglas Borough Council Proposal : Installation of non-illuminated way marking sign adjacent to north wall of station forecourt - retrospective (in connection with PA 17/00276/CON) Site Address : Railway Station Banks Circus Douglas Isle of Man IM1 4LL
Case Officer : Mr S Moore Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The site is the curtilage of Douglas Steam Railway Station located on the corner of the North Quay and Bank's Hill, Douglas.
1.2 The station is a storey and a half tall storey Victorian building built in Ruabon-like gauged red brickwork with a blue/black slate roof. The rectangular plan form is modelled with a three storey tower to the right hand corner when viewed from Banks Hill and a pair of gables which transfer to the rear elevation. The brickwork panels are variously detailed with inset panels arched heads to window and door openings and moulded detailing about those openings. The gables in particular offer a neo-classical air to the building and set it out as a building of some import, at least at the time it was conceived by the architect James Cowle and built between 1889 and 1891 replacing timber constructions established upon the opening of the line in 1873.
1.3 The Railway Station was added to the Protected Buildings Register on the 15th March 1984 (RB 74) 'by reason of its architectural or historic interest'. The site is also located within the North Quay Conservation Area designated in 1990.
2.0 THE PROPOSAL
2.1 The application seeks planning approval for the installation of way marking sign adjacent to the northern wall of the station forecourt (in association with 17/00276/CON).
3.0 PLANNING POLICY
3.1 The site is identified as being within a "Steam Railway Station" Map 1 (Central) within the Douglas Local Plan 1998.
3.2 As the application seeks approval for the installation of way marking sign adjacent to the northern wall of the station forecourt to a Registered Building located within the Douglas North Quay Conservation Area, the relevant planning policies from the Isle of Man Strategic Plan 2016 (Approved by Tynwald on: 15th March 2016), are Strategic Policy 4, General Policies 1 and 2, Environment Policies 32, 35, 37 and 38 and Policies RB/3, RB/4, RB/5, RB/9 and CA/2 of Planning
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Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).
Strategic Policy 4 states:
'Proposals for development must:
(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance.'
General Policy 1 states:
'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'
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."
Environment Policy 32 states:
"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 35 states:
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"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."
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.
Environment Policy 38:
Advertisements close to Conservation Areas must respect and preserve the character and appearance of the area to ensure that views into and out of such areas are protected.
Policy RB/3 General Criteria applied in considering Registered Building Applications states:
"General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-
o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."
Policy RB/5 - Alterations and Extensions states:
"In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to
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the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
POLICY RB/9: REGISTERED BUILDINGS IN GOVERNMENT OWNERSHIP states:
"Registered buildings in Government ownership will be subject to the same conditions as those which are in private ownership, but there is the further implied requirement that such buildings should be dealt with in ways which will provide examples of good practice to other owners. It is particularly important that every effort should be made to maintain historic buildings in good condition, and to find appropriate new uses for buildings in Government ownership which are no longer in active use. Prompt disposal is important: empty buildings should not be retained on a contingency basis, with all the risk of neglect and disrepair that this can create."
Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man states;
"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
4.0 PLANNING HISTORY
4.1 The following previous applications are considered to be specifically material in the assessment of the current application:
14/00891/GB - Alterations and refurbishment works to building, erection of an outdoor canopy and creation of an internal retail area (in association with 14/00892/CON) - Application Permitted
99/01860/B - Erection of perimeter fence - Application Permitted
97/00584/B - Creation of central engineering base for bus and rail public transport divisions and associated facilities, Railway Station Yard, Douglas - Application Permitted
90/01961/B - Internal alterations to refurbish restaurant, Greens Restaurant/Booking Hall, Railway Station, Douglas - Application Permitted
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not oppose (28.03.2017).
5.2 Highway Services do not object (04.04.2017).
6.0 ASSESSMENT
6.1 The application seeks planning approval for the installation of way marking sign adjacent to the northern wall of the station forecourt (in association with 17/00276/CON).
6.2 Of consideration here is whether the alterations and extensions would detrimentally affect the character of the Registered Building and whether the proposals would preserve or enhance the character or appearance of the North Quay Conservation Area.
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6.3 The sign is located on the northern extent of the site against the brick wall, set between and not projecting beyond the two piers either side of it.
6.4 The sign is a 'Type E' which drawing IM 1215/01 state is 'maximum height 2700 high, 1600 wide and 100mm thick with a glazed feature panel to the top 1800 and 'Kilkenny Limestone' to the bottom 900mm.
6.5 The sign is part of a suite of signs to be found about Douglas that are in place as part of an initiative via the recent Douglas Regeneration Scheme to assist visitors to find their way around Douglas and the rest of the Island.
6.6 Whilst the sign is modern, it is contemporary with the signage set out in 6.5 above and is instantly recognisable as part of the signage suite. There is a quality to the design and use of materials that is welcome and it also accords with the more modern interior of the recently refurbished interior of the train station. In doing so, it is considered that the sign is acceptable.
6.7 As the application seeks approval for the installation of way marking sign adjacent to the northern wall of the station forecourt to a Registered Building located within the Douglas North Quay Conservation Area, the relevant planning policies from the Isle of Man Strategic Plan 2016 (Approved by Tynwald on: 15th March 2016), are Strategic Policy 4, General Policies 1 and 2, Environment Policies 32, 35, 37 and 38 and Policies RB/3, RB/5, RB/9 and CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).
7.0 RECOMMENDATION
7.1 For the above reasons the application is considered to be acceptable and is 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.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.06.2017
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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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 the submitted documents and drawing all received on 8th March 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: 16.06.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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