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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00102/D Applicant : Eden Park Development Limited Proposal : Erection of two non-illuminated signage, one replacement and one new, for a duration of 36 months Site Address : Land Adjacent To Entrance To Ballapaddag (Robinsons) & Land Adjacent To Cooil Road Roundabout Cooil Road Douglas Isle Of Man IM4 2AF

Principal Planner: Mr Chris Balmer Photo Taken : 16.02.2024 Site Visit : 16.02.2024 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.03.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The two signs hereby approved shall be for a limited period of 36 months from the date of this approval becoming final and shall be removed from the sites and the site restored to its former state (i.e. grass).

Reason: The development has only been found to be acceptable on a temporary basis because it meets a specific need of the advisement of the industrial, warehouse and corporate headquarters for sale in relation to 22/00416/B.

N 1. The applicant is advised that a High Pressure Gas Pipeline is adjacent to the proposed locations and any person carrying out work should consult with all relevant authorities in relation to safe working through an early notification to the "Dial Before You Dig" service to engage with key utility providers prior to works commencing.

This application has been recommended for approval for the following reason. For the reasons outlined above it is considered that the proposal would comply with General Policies 2, 6, 7 & 8 of the Isle of Man Strategic Plan 2016 and the Area Plan for the East 2020 have no adverse impact upon private or public amenities

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 01.02.2024.

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Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

Manx Utilities IOM Transport __

Officer’s Report

1.0 THE SITE 1.1 The application site is two parcels of land on the south-western side of Cooil Road, Braddan. The first is located along the roadside adjacent to the car park of Ballapaddag/Eden Park. There is an existing signage in place and this proposal would be replacing the existing signage board (graphics) advertising the new Eden Park Industrial units available to buy which were recently approved.

1.2 The second signage would be located to the southern side of the smaller Cooil Road roundabout (B&Q and Jacksons car garage). The signage would again advertise the recently approved industrial units and business units (industrial, warehousing and Corporate Headquarters).

1.3 Cooil Road bounds the site to the northeast, beyond which is the larger and more established Spring Valley Industrial Estate.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of two non-illuminated signage, one replacement and one new, for a duration of 36 months.

2.2 Both signs are identical in size and style. Both have a height of 3.7m and a width of 2.4m. The signs would comprise of two conjoined boards, which are angled so that one is visible when travelling in a north western direction and the other is visible when travelling in a south eastern direction. Therefore the total with of the two signs joined is 4.8m. As mentioned both signs are advertising the sale of various buildings which were approved to the rear of Eden Park, Ballapaddag and Jacksons.

3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered to be specifically material in the assessment of the current application.

3.2 Combined approval in principle and full approval for phased development for industrial and business park uses including Class 2.1, 2.2, 2.3 and 2.4 together with access and associated infrastructure. Full approval for the access, estate road, strategic drainage infrastructure, structural landscaping and biodiversity enhancement areas and with Phase 1 of the employment units (Zone A). All matters apart from access reserved for the development within Zones B, C and D - 22/00416/B - APPROVED

3.3 Erection of illuminated signage - 14/00093/D - Land On Roadside And Within Rileys Garden Centre, Robinsons and Eden Business Park - APPROVED

3.4 Erection advertising signage -13/00892/D - APPROVED

4.0 DEVELOPMENT PLAN POLICIES

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4.1 The application site is within an area designated as "industrial" under the Area Plan for the East 2020 The site is not within a Conservation Area. Given the nature of the application and its history of approval for industrial development, it is appropriate to consider the following planning policies:

4.2 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." 4.3 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."

4.5 General Policy 8 states: "Within rural areas the display of external advertisements will be permitted only where: (a) they are located on or directly next to the premises to which they relate; (b) they do not detract from the appearance of either the immediate area or the landscape; (c) they are normally constructed of traditional materials unless the nature of the display or location would render such materials inappropriate; (d) any illumination, which will be permitted only where it is essential, is kept to a minimum and is so hooded as to prevent undesirable escape of light; (e) they are located so as not to cause a highway safety hazard; and (f) any illumination will not have an adverse effect on areas of ecological value."

4.6 Town and Country Planning (Control of Advertisements) Regulations 2013

5.0 CONSULTATIONS 5.1 DOI Highways Services comment 09.02.2024);

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"After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking."

5.2 Braddan Commissioners have no objection (19.02.2024).

5.3 Manx Utilities comment (29.02.2024); "In reference to the above planning application, we have provided feedback to the applicant in relation to our High Pressure Gas Pipeline that is adjacent to the proposed locations.

We do not oppose the installations proposed in the planning application, however we would like to draw attention to the proximity of the locations to critical national infrastructure and the requirement for safe working in the vicinity of such assets. Should this application be approved the applicant must ensure all relevant authorities are consulted in relation to safe working close to the various utilities and services in the area. This can primarily be achieved through an early notification to the Dial Before You Dig service to engage with key utility providers when planning such works."

5.4 IOM Transport comment (06.02.2024); "With regards to this planning application, provided the sign at the roundabout is set back as shown in the location and sign design drawing there should be no issue with manoeuvring buses."

6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of the application are; potential impact upon the street scene and highway safety.

6.2 The proposed signage works would replace an existing sign and install a new sign at the smaller roundabout along Cooil Road. It is consider the temporary signage would be appropriate in scale, design and a common features when sites are offering for sale. They would not appear incongruous features and not have an adverse impacts, especially being non- illuminated and being temporary features (36 months).

Highway safety 6.3 Highway Services have considered the proposals and it is presumed the proposals create no highway safety issues. Given the lack of any objection it is considered the works would be acceptable from this respect

7.0 CONCLUSION 7.1 For the reasons outlined above it is considered that the proposal would comply with General Policies 2, 6, 7 & 8 of the Isle of Man Strategic Plan 2016, Town and Country Planning (Control of Advertisements) Regulations 2013 and the Area Plan for the East 2020 have no adverse impact upon private or public amenities and therefore recommended that the planning application be approved.

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: (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;

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(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.

8.2 In addition to those above, the Regulation 11(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 07.03.2024

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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.