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55 Athol Street
1900721
SUPPORTING INFORMATION FOR PLANNING APPLICATION FOR EXTERNAL LIGHTING & SIGNAGE
Date: 24 June 2019
The Applicant, Tevir Properties IOM Limited, is the owner of the existing buildings 43 to 59 Athol Street, Douglas, for which planning for an extensive refurbishment to Grade A office space was granted in January 2019 (Ref 18/0311/B).
Works on site are now well under way and this second application seeks approval for the external lighting and signage elements which have now been developed in detail.
This application does not change the building areas, building use or any of the other elements approved as part of the initial application.
As described in the initial planning application, the buildings 43 to 59 Athol Street were built in 3 stages between 1990 and 1996:
The central building (including addresses 45 to 51 Athol Street) was erected first with ground floor and 4 floors above ground and rendered facades and slate effect mansard roof. This building already includes external lighting similar to what is now proposed.
The infill building (43 Athol Street) and the end building towards the railway station (53 to 59 Athol Street) were added in 1995/96 with red brick facades, but with similar window expression to the central building. These two buildings currently do not include any external lighting.
The buildings are situated within the Athol Street & Victoria Street Conservation Area.
The external refurbishment works approved as part of the first application (Ref 18/0311/B) are in progress and, as previously outlined, expected to improve the building appearance overall. The same is the intention for the external lighting and signage.
The image below shows the existing building in its context prior to commencement of refurbishment works (it is currently scaffolded). {{image:217348}} 43 to 51 Athol Street seen from Athol Street
This application seeks to replace and extend the existing external facade lighting of the central building to Athol Street and to add external lighting to the remaining red brick elevations and the render elevation towards Shaw's Brow. The intention is to make the building look more attractive at dawn and dusk (in winter time in particular), but also to visually tie the three buildings together.
The proposal is for the partially already existing uplighting to be upgraded and added to along the cornicing lines of the building to emphasize the window bays and the gables of the red brick building at high level.
On the rendered part of the building, larger uplights (Type EXT/L01) are to be positioned between the level 1 windows to uplight 1st and 2nd floor, smaller uplights (Type EXT/L02) are then to be added above the cornicing at 3rd floor to uplight one level only. Cabling would discreetly run along the cornicing lines. On the brick buildings, the smaller type of uplights (Type EXT/L02) are to be positioned on the brick cornices along levels 1, 2 and 3 and also at either end of any of the gables. Cabling would run vertically, concealed by rainwater pipes and horizontally along the cornice lines. No lighting is proposed at roof level.
At ground floor level, external lighting is proposed to the main entrances to emphasise these at night time. The proposed details are as follows:
This entrance is kept as discreet as possible - no external lighting will be provided, but internal lighting within the window reveal will ensure that there is a sufficient light level on the threshold when the building is in use. Lighting in the reception area is intended to be switched on at the same times as the external building lighting.
This entrance is one of the two main entrances and this is emphasised by additional lighting elements: proposed are downlights recessed into the soffit areas (EXT/L03) to ensure good light levels on the steps, small uplights within the planters for decorative purposes (EXT/L05) and up-/downlights above the signage (EXT/L04) on the rendered façade to highlight the building name / address and accentuate the entrance.
This external door is used for emergency egress only and lighting has been kept minimal. Proposed are downlights recessed into the soffit areas (EXT/L03) operated by PIRs.
With no opportunity for concealed downlights externally, it is proposed that the internal lighting within the lobby area will be on at the same times as all external lighting elements (and after hours operated by PIRs) to ensure good light levels on the level threshold, an LED linear light will uplight the fanlight above the door area (EXT/L06) and up/ downlights above the signage (EXT/L04) on the brick façade is proposed to highlight the building name / address and accentuate the entrance.
All light fittings will consist of energy efficient and long lasting LED lighting to ensure minimal running cost / electricity consumption and maintenance.
The light levels of all lighting, but uplights in particular, will be tested and set on site to ensure that lighting is discreet and complementary to the buildings, light levels on the two buildings will vary as the render will be more reflective than the red brick.
Overall, the proposed lighting is expected to improve the building appearance and the fact that any replacement elements will be of high quality and contemporary appearance, not pastiche, is in line with good conservation area principles.
Façade lighting will be controlled by a timer setting and will be on at set times at dawn and dusk. Timer will be set to switch lighting on at 7 am and switch off when day light levels reach a certain level, lighting will then switch on based on daylight levels in the afternoon (winter) / evening (summer) and switch off at 10pm. Lighting to the main entrance areas on Athol Street will be set to the same timings, whereas lighting in undercroft parking areas and to escape exits will be on PIRs and will only be in operation when movement is detected.
Lighting to plant areas at roof level will be minimal and switched manually. It will only be switched on should essential maintenance work be necessary at times when natural light levels are too low.
External CCTV cameras are proposed for security purposes in all entrance areas. Cameras will be building mounted where necessary (Type EXT/C01), to accessible entrance and Core 3 entrance on Athol Street and the carpark entrance on Shaw's Brow) and soffit mounted (Type EXT/C02), where possible (Entrance to Core 1 and exit from Core 2 on Athol Street and South entrance to reception on Shaw's Brow).
Associate signage required by law will also be displayed in the vicinity of each entrance / camera.
Door controls were noted in principle in the bay study drawings, but it can now be confirmed that intercom units to the two main entrances on Athol Street where visitors are expected will consist of stainless-steel video intercom units, Type EXT / D01. The units will be wall mounted on the rendered wall next to the sliding doors to Core 1 and recessed into the aluminium side panel next to the Core 3 entrance.
All other entrances / exits will have external card readers for staff use only, Type EXT/D02. The carpark entrance will be operated via a long-distance card reader for ease of flow of vehicles.
External signage is proposed to the two main building entrances on Athol Street, the eastern most entrance to Core 1 and the western entrance to Core 3 of the building. The signage will be discreet and consist of fret cut stainless steel next to the main entrances, just above eye height at ground floor level. It will be a more contemporary version of the brass plaques adjacent to the doorways of many older buildings in the Conservation Area. The external signage will only display the building name / address, no advertising for the building owner or any of the occupants and should therefore not be considered advertising.
Illustration of proposed signage The large scale 'Zurich' signage which was previously mounted on the building has been removed and remnants of it will be painted over. No larger scale signage at high level is proposed.
It should be noted that the client wishes to maintain the existing Christmas tree holders mounted between Juliette balconies at level 1 of the rendered part of the building and their associated electrical connections. The intention is to use for Christmas decorations again in future years. The image below shows the existing uplight fittings (which will be replaced by the smaller fittings outlined below) and the existing Christmas tree holders (which will remain).
Existing Façade Services
Please note that lighting at ground floor level has been removed as is shown on drawings, But the image does give an impression of the effect that is hoped to eb achieved.
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