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Application No.: 17/00991/D Applicant: Mr Christopher Clarke Proposal: Installation of non-illuminated signage Site Address: 75 Bucks Road Douglas Isle of Man IM1 3EF Planning Officer: Mr Nick Salt Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 23.01.2019 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. The proposal would not meet the tests of General Policy 6 (a&b) of the Isle of Man Strategic Plan in that it would not relate well to the site surroundings and would detract from the traditional character of the surrounding area. - R 2. The proposal is unacceptable as it would not meet the tests of Environmental Policies 35 or 37 of the Isle of Man Strategic Plan 2016 in that it would neither preserve nor enhance Woodbourne Road Conservation Area and does not show signage of a style appropriate to the street scene and character of the area. _______________________________________________________________
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1.0 THE SITE - 1.1 The application site is the curtilage of 75 Bucks Road, Douglas, a mid-terrace Victorian 4 storey property in a residential part of one of the key roads in central Douglas. The site is within the Woodbourne Road Conservation Area. - 1.2 Number 75 is partly used as an office space, and features a garden/yard area at the frontage of the site, bounded to the footpath by a low rendered wall and decorative metal railing.
2.1 The proposal is to install two A0 sign boards at the front of the property facing towards Bucks Road, at a height of 2m from the ground. The boards would be used for the promotion and advertisement of two services based within the property. The signage would not be illuminated.
3.1 The application site is shown on the Douglas Local Plan 1998 map 1 (centre) to be within an area zoned as Predominantly Residential. The site is within the Woodbourne Road Conservation Area. - 3.2 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. - 3.3 Due to the designation of the site and the nature of the application it is appropriate to consider the following polices of the Isle of Man Strategic Plan 2016: - 3.4 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:
3.5 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:
3.6 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'. - 3.7 The IOMSP encourages the use of "traditional details, hanging signs and hand painted signage" as forms of advertisement which are more likely to be acceptable in a Conservation Area. Environment Policy 37 states that within Conservation Areas, advertisements will only be permitted if: "i) the proposal preserves or enhances the Conservation Area;
3.8 EP 35 requires that development within the Conservation Area should preserve or enhance the Area.
4.1 There are no past Advertising Consent applications for this site or other sites in the immediate vicinity. The changes of use were the subject of 17/00990/C (pending consideration for the change of use of a ground floor office to a beauty salon) and 11/00891/C for the change of use of ground floor rooms to office accommodation. - 5.0 REPRESENTATIONS
5.1 Douglas Borough Council have no objection to the application (29/09/17). 6.0 ASSESSMENT
6.1 The key considerations in the assessment of this planning application are the impact on the character and appearance of the Conservation Area and highway safety.
6.2 Firstly, there would be no objection to the application based on highway safety grounds. DoI Highway Services have not commented on the proposed signage and furthermore, the boards would be positioned facing the road, and of a size not likely to be highly distracting to road users. As the signage boards would not be illuminated, there would be no such risk at night time. - 6.3 Secondly, the character and appearance of the street scene and the wider Woodbourne Road Conservation Area and potential impact from the signage is considered. The section of Bucks Road on which the property is sited is mainly residential in use and overwhelmingly residential in appearance. Along the terrace, and on the opposite side of the road, there are no examples of advertising boards, particularly of the type and size proposed. It is concluded that the signage proposed would detract from the predominantly residential land use zoning of the immediate area and the character of the street scene, potentially setting an unwelcome precedent. - 6.4 The proposal fails to meet the tests of the IOMSP polices outlined above, particularly Environmental Policies 35 and 37 in that it neither preserves nor enhances the Conservation Area. The test of General Policy 6 is also not met as the proposal would not relate well to the site on which it is to be displayed, and would detract from the surrounding area. Whilst there are a number of retail uses further north along Bucks Road, this is a significant distance from the site. A design more sympathetic to the traditional appearance of the street scene, and in keeping with Environment Policy 37, may be more acceptable.
7.1 In summary, whilst there would be no significant risk to highway safety resulting from the proposals, it is considered that the advertisements proposed would be detrimental to the traditional residential character of the street scene - and by extension, Woodbourne Road Conservation Area. The proposal would not comply with the aforementioned policies. For this reason, the application is recommended for refusal. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused Date: 25.03.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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