Officer Report

Application No.: 17/00423/D Applicant: Gavin Bradford Proposal: Installation of illuminated and non-illuminated signage Site Address: Ocean Ford Garage Isle of Man Business Park Douglas Isle of Man IM2 4WD Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The application site is the curtilage of a large plot within the Isle of Man Business Park. The site is occupied by a Ford dealership and is situated on the north west side of the road where Barley Field Road, meets Cooil Road. On the site is a large showroom building and external vehicles display parking. - 1.2 The overall site is used as a vehicle dealership and vehicle maintenance. THE PROPOSAL

2.1 Advertisement consent is sought for the installation of six illuminated and non-illuminated signs within the extent of the site and on the existing building. - 2.2 Proposed is the erection of an internally illuminated totem upon the grass verge that makes up the south western boundary of the application site. The totem sign would have a height of approx. 5.8m and a width of 2.1m. The body of the sign would be a silver colour and feature the manufacturers logo internally illuminated at the top and the illumination of the totem externally by two floodlights and blue light channels down each side. - 2.3 Also proposed is the installation of two smaller totems near the main entrance and adjacent to the front of the building both approximately 2.4m high and to be illuminated as above although with no external floodlights. The signs will include information regarding opening hours and way finding information for customers along with the manufacturers logo. - 2.4 The final 3 signs are proposed to be erected on the elevations of the existing building and are to be internally illuminated by florescent tubing in a similar style to the totems. The largest fascia sign will be 6m in length and a height of 900mm, beneath which sits another fascia sign 3.6m long and a height of 900m, both signs will be located on the side elevation facing on to Cooil Road. The third sign will be the manufactures logo only internally illuminated above the front entrance and facing onto Barley Field Road. PLANNING HISTORY

3.1 Most recently, consent was granted in 2016 under PA 15/01345/D and in October 2015 under PA 15/01093/D both for the installation of illuminated and non-illuminated advertisement signs on the same building within the centre of the site. These previous approvals also incorporated

• a totem sign upon the south western grass verge boundary.

3.2 Express consent was granted in 2014 under PA 14/00093/D for the erection of two roadside signs in association with Robinson's and Riley's Garden centre. This application also proposed two signs within the site. PLANNING POLICY

4.1 The site lies within an area designated on the Braddan Local Plan of 1991 as "Master Plan to be prepared which will include areas of Industrial Use, Science Based Industries, High Density Residential Use, Landscaping and Secondary School of approximately 16 acres." - 4.2 The Control of Advertisements Regulations 2013 make it clear that the only considerations which can be applied to applications made under them are in the interests of amenity and public safety. In the case of amenity, such things as the general characteristics of the area need to be taken into account along with the presence of any features of historic, architectural, cultural or similar interest and the public safety should consider the safety of any person using a road, railway, tramway, harbour or aerodrome including the obscuration of any traffic sign or similar. However, in terms of Strategic Plan Policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered materially relevant 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:

• 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;
• 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."

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;
• 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."

REPRESENTATIONS

5.1 Braddan Parish Commissioners have no objection to the application (24/04/2017). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application indicating that the proposed signage will be erected outside of the visibility splays of both accesses into the dealership and the adjacent priority junction and therefore do not detriment highway safety (10/05/2017).

5.3 Manx Utilities have opposed the application stating that the totem sign is to be erected within close proximity of underground cables. While this isn't sufficient enough to warrant a refusal a note can be added to advise the applicant to contact the MU before digging in the area. ASSESSMENT

6.1 The signage proposed would be associated with the application site and would reflect its use and occupants and therefore the proposal is acceptable in principle. - 6.2 The proposed signage to the building would display the company name and opening hours. There is currently one sign on the building and therefore it is not considered that the new sign would result in unnecessary advertisement or signage clutter. The signs are considered to be of appropriate materials and would be of an acceptable scale and design for the building. Given the position of the existing building and level of illumination proposed for the signs, it is not judged that the illumination would cause harm upon the area by reason of appearing obtrusive or to have an unacceptable effect on highway safety.

6.4 Turning to the totem sign on the south west boundary, the signage would be fairly prominent within the street scene given its position. However, it is important that the sign is seen by the passing public but not a degree that would result in a distraction to highway users. The details upon the sign are minimal and are not considered to result in a highway distraction or detract from the area. Furthermore, the sign is sited back from the road edge and outside of the visibility splays and as such would be acceptable. - 6.5 It should also be acknowledged that these types of signage are not uncommon along Cooil Road and as such a sign would not appear inappropriate in this locality given the nature and size of units within the area. - 6.6 With regards to the illumination aspects of the signs, the level of illumination is unlikely to cause harm upon the amenity of nearby residents or users or have an unacceptable effect upon highway safety. Nonetheless, given the location of the sign, it is felt appropriate to attach a time restriction condition to any approval to control the times of illumination in the interests of highway safety and the amenity of the area. RECOMMENDATION

7.1 For the reasons set out above, it is recommended that consent be granted for the erection of the signs as proposed. 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) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d)Highway Services Division of Department of Infrastructure, and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• Manx Utilities, PO Box 177, Douglas, IM99 1PS. 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: 26.06.2017 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. The advertisements hereby granted consent shall not be illuminated outside the hours of 0630

• 2230. Reason: In the interests of amenity and/or public safety.

N 1. The applicant is advised to contact the Manx Utilities Authority prior to the carrying out of the development works to ensure correct working practices within close proximity of the low voltage underground cable in the area.

This approval relates to the site and location plans and all drawings within the Site Schedule signage brochure all date stamped and received 12th April 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: 29.06.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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