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24/00800/D Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/00800/D Applicant : Tesco Proposal : Installation of illuminated and non-illuminated signage Site Address : Supermarket Derby Road Peel Isle Of Man IM5 1HP
Planning Officer: Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.09.2024 __
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 signage illumination hereby approved can only be illuminated during the following hours: o 0700 - 2200hrs Monday - Saturday o 1000 - 1800hrs Sunday Outside of these hours all illumination of the signage must be turned off.
Reason: to reflect the hours requested by the applicant/agent and illumination outside of the stores opening hours would be unwarranted, and in the interest of protecting living conditions of those in immediate nearby residential properties.
C 3. The signs hereby granted consent shall not be lit by an intermittent source.
Reason: In the interests of amenity and public safety.
This application has been recommended for approval for the following reason. The signage is considered to be visually acceptable and not to result in any harm to public safety. By reason of the proposed hours of illumination which is to be conditioned there is no adverse amenity impact expected on neighbouring properties. The application is considered to accord with The Control of Advertisements Regulations 2013, as well as meeting with the principles of General Policies 6, 7 and 8 of the IOM Strategic Plan 2016.
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Plans/Drawings/Information;
This approval relates to the following drawings and information: o F3757 PE - OW1 - XX - ZZ - DR - A -0 810 Revision P01 o F3757 PE - OW1 - XX - ZZ - DR - A -0 811 Revision P01 o F3757-PE - OW1 - XX - ZZ- DR - A - 0812 Revision P01 o F3757-PE - OW1- XX - ZZ - DR - A - 0813 Revision P01
Interested Person Status
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
o Rose Cottage, Derby Road, Peel - as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
1.0 THE SITE 1.1 Site relates to an existing large supermarket building situated within Peel and just off Derby Road. The building was previously occupied by Shoprite and recently taken over by Tesco.
2.0 THE PROPOSAL 2.1 Proposed is the installation of signage across the road and car park facing elevations. Three 'Tesco' signs are proposed within three of the peaked gables each to be illuminated by a trough light above. A smaller store directory sign showing the opening hours information is also proposed along the main entrance doorway.
3.0 PLANNING HISTORY 3.1 The site has been subject to a number of previous application including three for advertising signage previously - 89/00327/D, 91/01524/D, 10/01785/D and 17/00444/D.
3.2 The latter was subject to a condition for the illumination hours o C2. The illumination on the signage hereby approved must not be illuminated later than 2215hrs nor before 0800hrs on any day.
Reason: in order not to adversely affect the character of the area nor the living conditions of those in nearby properties.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area designated on the Peel Local Plan as 'Retail'.
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
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person using a road, railway, tramway, harbour or aerodrome including the obscuration of any traffic sign or similar.
4.3 In addition to The Control of Advertisements Regulations 2013 we may also consider General Policies 6 and 7 of the Isle of Man Strategic Plan 2016. These policies cover advertisements in both town and village centres.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received as of 02/09/2024. 5.2 Department of Infrastructure (DOI) Highway Services - No highways interest (09/08/2024). 5.3 The owners of Rose Cottage, Derby Road, Peel - Comments (12/08/2024) - offer no objection, provided the lighting is the same and that it's switched off when the store closes to avoid light pollution to nearby residential properties.
6.0 ASSESSMENT 6.1 The Control of Advertisements Regulations 2013 make 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. Further to this paragraph 6.6.2 of the IOM Strategic Plan 2016 makes clear that "within our towns and villages, well designed and sensitively sited advertisements can contribute positively to the character of a building or area, and can be of help to the general public. However, advertisements which are too bright, overlarge or poorly sited may endanger safety by distracting or confusing highway users and might, both individually and cumulatively, detract from amenity by being intrusive, by introducing clutter and visual confusion or by masking features of interest or attraction". Paragraph 6.6.3 furthers on this stating that "within rural areas, advertisements can be disruptive features which affect adversely the appearance of the landscape and the countryside. Lighting can pollute the night sky, and may be contrary to nature conservation interests".
Signage 6.2 The proposed signage within this application relates to the users of the supermarket building, the main 'TESCO' signage is considered acceptable and proportionate to the building in terms of form, size and finish and not being overbearing or dominant.
6.3 The smaller information way-signage is perhaps more so for those walking/approaching the building on foot. It's sufficiently recognisable and readable in that regard without being a distraction to motorists.
6.4 All areas of signage are considered to be visually acceptable for this building and within this town centre location.
Illumination 6.5 The application site is outside of the main shopping area and clustered amongst residential development. The existing store had strip trough lighting above its signs and the proposal seeks to replicate that above each sign.
6.7 The previous 2017 signage approval was conditioned controlling hours of illumination. Comments made by a neighbour raise concern regarding level of illumination and impact of
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light pollution on neighbouring properties and that illumination should match that previously approved lighting and be switched off when the store closes.
6.8 There are no hours of illumination stated within the application. Comments were sought from the agent in respect of hours of illumination and if they were happy for the previous condition of 17/00444/D to be added or if they wanted to propose alternative timings. A response from the agent was received 30/08/2024 outlining the opening hours of the store which is understood to be their requested alternative timing for signage illumination: o Monday - Saturday 7am - 10pm o Sunday 10am - 6pm
6.9 The illumination is required only when the store is open and is not considered unreasonable to have illumination for those opening hours. The trough lighting style is similar to that which it is replacing and is not expected to result in any increased lighting levels or increased lighting pollution beyond the existing situation. The illumination is not expected to cause any visual distractions to passing vehicles, and minded of its similarities to previous trough lighting and taking into consideration the opening hours, although opening 1 hour earlier the potential additional illumination in the morning is not expected to result in any unacceptable increase or adverse harm to amenity or living conditions of nearby neighbours and a condition should be added to reflect the hours of illumination in this case.
7.0 CONCLUSION 7.1 Overall it is considered that the size, scale, siting and design of the signage would have no adverse visual or amenity harm to the existing building, public safety or to outlook from neighbouring. By reason of the proposed hours of illumination which is to be conditions the proposal is considered acceptable and not to result in any increased visual or amenity harm to any neighbouring properties or public safety beyond the existing situation. The application is considered to accord with The Control of Advertisements Regulations 2013, as well as meeting with the principles of General Policies 6, 7 and 8 of the IOM Strategic Plan 2016.
7.2 A condition restricting the hours of illumination is necessary as well as a condition to prevent any illumination by intermittent source which is to be applied as standard.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013 (As Amended), the following persons are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; o The local authority in whose district the land the subject of the application is situated. o the Highways, Ports and Railways divisions of the Department of Infrastructure.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than those explicitly listed above) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.
I can confirm that this decision has been made by the Acting 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 and/or rights to appeal.
Decision Made: Permitted Date: 04.09.2024
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Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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