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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00592/CON Clinch's Leisure Ltd Registered Building consent for the installation of illuminated and non-illuminated signage (in association with 14/00591/D) Registered Building Nos. 78 Clinch's 2-3 North Quay Douglas Isle Of Man IM14U Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Mr S Moore Officer's Report THE SUE
PLANNING HISTORY The following previous applications are considered to be specifically material in the assessment of the current application: 3. 09/00648/D Erection of signage Clinches, 2-3 North Quay, Douglas - Application Permitted 08/02045/CON Registered Building consent for the erection of signage (In association with 08/02043/D) Registered Building Nos. 078 of Clinches, 2-3 North Quay, Douglas - Application Withdrawn 08/02043/D Erection of signage (In association with 08/02045/CON) Clinches, 2-3 North Quay, Douglas - Application Refused 08/01789/CON Registered Building Consent for the conversion of existing second, third and fourth floor residential accommodation to offices (Registered Building no 78, in association with 08/01788GB) Clinches, 2 - 3 North Quay, Douglas - Application Permitted DEVELOPMENT PLAN POLICIES 2 luly 2014 14/00592/CON Page 1 of 5
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The application site is located within an area of "Mixed Use - Town Centre" it's identified as Registered Building (RB 78) and within a Conservation Area on the Douglas Central Local Plan, 1998. 4. As the property is located within the North Quay Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, General Poiies 6 and 7, Environmental Policies 32, 35 and 37 and Policies RB/5 ALTERATIONS AND EXTENSIONS and CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) are also considered to be relevant to determining this application. 4.1 Strategic Policy 4 states: "Proposals for development must; Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and not cause or lead unacceptable environmental pollution or disturbance." (a) (b) (c) 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: Are of a high standard of design and materials and relate well to the building and site on which they are to be displayed; Are in keeping with and do not detract from the surrounding area; and Are located so as not to cause a highway safety hazard. a) b) c) 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. Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." Environment Policy 37 states: As a general policy, advertisements within Conservation Areas will be permitted only if: i) The proposal preserves or enhances the Conservation Area; ii) The signage is in a style appropriate to the character of the area; 2 July 2014 14/00592/CON Page 2 of 5
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Traditional materials and finishes are used and glossy and highly reflective materials are excluded from proposals; and Internally illuminated box fascia and projecting box signs are excluded from the iii) iv) proposals. RB/5; Alterations and Extensions states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered Buiiding consent is required for the buiiding's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirabie or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration wiii also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence." Policy CA/2 - Special Planning Considerations states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected." CONSULTATIONS: Douglas Corporation considered the application and 'do not oppose’. 5. ASSESSMENT The application seeks Registered Building consent for the installation of illuminated and non-iliuminated signage. Of significance is that there is oniy a minor increase in the signage on the building, that is, the addition of signage to the side elevation of the Tower i.e. facing Bank Hill; this appiication essentially seeks to modify that already in place. 6. 6.1 6.2 The application information includes archive photography illustrating the signage on the building when in use as a brewery. Page 3 of 2 July 2014 14/00592/CON 5
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At present, the front elevation of the tower onto the quayside is adorned with the letters 'CLINCH'S' which are retained in this application and supplemented with 'Fenton's at' above and 'Bar & Grill' below. The letters will be formed in acrylic mounted on 25mm thick strips to aid fixing to the rubble masonry. This signage will be up-lit with three number external lamps. Two lamps are already in place, one below each of the second floor windows and proposed is an additional lamp located centrally between the windows. 6.3 Also proposed is a 'gallows bracket' hanging sign. The bracketry is currently in place, so the only change is the addition of a white on black sign stating 'Fenton's at CLINCH'S Bar & Grill'. This will not have a significant impact on the character of the building or the Conservation Area. 6.4 Also on the quayside elevation is a change in the lettering from the current red lettering over the entrance which states; Tapas at Clinch's', to 'Fenton's at CLINCH'S'. The proposed white on black lettering is more appropriate to the character of the building. 6.5 The Bank Hill elevation seeks changes from the red lettering stating Tapas to go’ over the existing window, to a sign that completely covers the window stating 'Fenton's at CLINCH'S Bar &. Grill’ in white letters on a black background. This is considered to be an improvement on the existing signage. 6.6 The existing signage over the Bank Hill entrance currently states Tapas at Clinch’s' with a red arrow pointing around the corner onto the quay. This is to be replaced with white on black lettering stating 'Fenton's at Clinch's with a white arrow, This is considered more appropriate. 6.7 Overall it is considered that the signage is of a high quality and would not have an unacceptable impact upon the character and appearance of the Registered Building or Conser^'ation Area within which it is located. In doing so, it is considered that the application conforms to the basis of Strategic Policy 4, General Polies 6 and 7, Environmental Policies 32, 35 and 37 from the Isle of Man Strategic Plan 2007 (20th June 2007) and Policies RB/5 ALTERATIONS AND EXTENSIONS and CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is therefore correspondingly acceptable. 7. RECOMMENDATION: For the above reasons the application is considered to be acceptable and is recommended for approval, 8. PARTY STATUS: 9. The local authority Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. Recommendation Recommended Decision: Permitted Date of Recommendation: 02.07,2014 2 July 2014 14/00592/CON Page 4 of 5
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Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents. C2. TTie ^eveloprqent h^ Kig/aate of this>TOtlce. ly peh]:ij^d^jj]3ll-<^i^ence^befoj:e-l uxpii'dliuu uf fOQT years from This approval relates to A4 Colour Location Plan, A4 Colour Site Plan, A4 Location Plan scale 1:200, 6No. A4 colour sheets of proposed photo montages, A2 sheet Scale 1/150 including Drawing 1.1 and Drawing 1.2 all date stamped 14 May 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. 4- Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed ;... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed :... Jennifer Cha' 2 July 2014 14/00592/CON Page 5 of 5
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