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25/90082/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90082/B Applicant : Fancy A Coffee Limited Proposal : Installation of replacement shop front Site Address : 65 Strand Street Douglas Isle Of Man
Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.02.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. No permission is hereby granted for the erection of any signboard or barrier within the highway outside of the premises.
REASON: TO ensure highway safety and unrestricted access along the carriage way".
This application has been recommended for approval for the following reason. The proposed advertisement accords with General Policies 2, 6 and 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the supporting details, plans and drawings received on the 28th January 2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Council - No Objection DoI Highways - No Objection __
Officer’s Report
THE SITE
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25/90082/B Page 2 of 4
1.1 The application site is within the curtilage of 65 Strand Street, Douglas, which is a three storey property fronting on Strand Street. The building is currently used as 'costa' coffee café and shop.
THE PROPOSAL 2.1 The application seeks the removal of the current shop front and the installation of a lightweight glazed shop front and entrance way to the ground floor of the premises. This would include having floor to ceiling glazing in 1m width section and metal framing painted grey with a central glass doorway with illuminated letters bonded to the surface of both sides of the glass above the doorway. The horizontal band above the shop front would be retained and repainted in 'Costa red' colour and the retention of the projecting circular sign (illuminated) centrally affixed to the building above the front doorway.
PLANNING HISTORY 3.1 08/00152/D - Erection of replacement advertising signage. Approved.
DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area designated as "Mixed Use Proposals Areas - Strand Street" under the Area plan for the East. The site is not within a Conservation Area.
4.2 Strategic Policy The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
General Policy 2 (a-n) - General development considerations 6 (a-c) - signage to be high standard, in keeping, and no highways safety 7 - relevancy of the signage to the use of the building
OTHER MATERIAL CONSIDERATIONS 4.3 Legislation Regulation 5 of the Town and Country Planning (Control of Advertisement) Regulations 2013 states that the control of advertisement is only in the interest of amenity and public safety, in particular general characteristics of the locality, the safety of any person who may use the highway and potential obscuration of any traffic sign or signals.
CONSULTATIONS 5.1 Douglas Borough Council; no objection (06/02/25) but adds comment; "Although the Council is not raising an objection against the proposals, we would echo the comments made by the DOI in relation to any freestanding structures outside of the curtilage of the property. Any advertising boards or similar structures are not permitted outside of the curtilage of the building or on the highway/pavement".
5.2 Highway; initially object (31/01/25); "A barrier on the public highway would not be supported by HDC - this should be removed from the plan. The Applicant should address the above issue before HDC will not oppose the application. Once the above is resolved, the following note can be attached to permission: Any furniture on the highway will require the appropriate highway licences under the Highways Act 1986. Standalone barriers are not acceptable - must be part of a street café licence layout approved by Douglas Borough Council. Sign boards must be approved by Douglas Borough Council also. The projecting sign will need a S69 over sailing of the highway licence from DOI Highway Services".
On receipt of additional information, correspondence was circulates to HDC and they have given additional comments (14/02/25); do not object and seek a condition to affirm no erection of barriers or restrictions to the highway.
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25/90082/B Page 3 of 4
ASSESSMENT 6.1 The key considerations in the determination of the application are; o the visual impact o Highway safety
Visual Impact 6.2 The proposed shop front replacement is relatively simplistic in its design and form utilising aluminium frame work and floor to ceiling glazing with a refurbishment of the signage above the entrance that would closely follow the existing position and proportions and appearance of the existing signage. The high quality standard of design is reflected in the choice of materials and that the signage is internally illuminated so the specific wording is highlighted against the glass and furthermore the choice of colours would represent the corporate colours of the tenant of the building. The new external fascia and projecting signs will be brought up to date with the current "Costa" design standards and will have a complementary appearance to the property and that of the streetscene.
6.3 As there is a variety of signage incorporated into modern appearing (glazing) shop fronts along the street, it is considered that these proposals would not negatively impact the character of the building nor would they detract from that of the surrounding streetscene. The content and its appearance is also directly related to the coffee shop business and would be in the company's corporate colours. Therefore, in this instance the proposed design of the replacement shop front is considered acceptable in accordance with GP2, GP6a-b, GP7.
Highway Safety 6.4 The issue over the A-frame advertisement board and pedestrian impact barrier has been resolved having liaised with DoI Highways and the applicant. They are now proposed to be removed from the proposals to prevent any hazard on the highway (email from applicant dated 11/02/25 confirming). Highways further confirmed by email dated 14/02/24, they were satisfied with this approach and a condition to be included to reinforce the matter. As such, it is considered that the replacement shop front poses no impact on highway safety subject to the inclusion of a condition to ensure that; no permission is hereby granted for the erection of any signboard or barrier within the highway outside of the premises. Furthermore it is noted Highway Services and the local authority do not object to this proposal, and they would now align with the principles of GP2i, Gp6c.
CONCLUSION 7.1
For the above reasons, the application is recommended for approval as it is considered the proposed signage would not harm the character of the area or the highway network or public or private amenities and would comply with General Policy 2, General Policy 6 a,b,c; and General Policy 7 of the IOMSP and The Control of Advertisements Regulations 2013.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
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25/90082/B Page 4 of 4
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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 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: 24.02.2025
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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