Officer Report

Application No.: 14/00973/D Applicant: ICM Ltd Proposal: Installation of illuminated signage Site Address: The Former Douglas And Clarendon Hotels North Quay Douglas Isle Of Man IM1 4LA Case Officer : Mr S Moore Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site comprises of the former Douglas Hotel, the former I.O.M Farmers building and the former Clarendon Hotel located on the North Quay, Douglas, within the North Quay Conservation Area. To the east and rear of the application site is a public car park. To the west of the site is a single storey building used by the Royal British Legion. - 1.2 The Clarendon, to which this application specifically relates, is a three storey building with three bays and a replication of the former Clarendon Hotel approved under application 10/00963/GB. Only the Douglas Hotel is a registered building. - 1.3 The location of the signage is above the second floor on the North East facing elevation, currently facing the former Bus Station, now a car park on Lord Street. - 1.4 The site is located within the North Quay Conservation Area designated in 1990.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the installation of illuminated signage. - 2.2 The signage will be 2750mm wide x 1000mm high x 50mm deep (In x1 section) with 40/40mm fixing rails for top and bottom return. - 2.3 The signage is to be mounted to a 3mm folded aluminium panel, colour coated standard RAL colour (White) - 2.4 The signage is built up flat faced polished stainless steel 'I' @610mm high, 40mm deep 'ICM' with 4mm poly carb back trays, complete with stud fixings and opal acrylic spacers. - 2.5 Illuminated with blue Sloan V-Series LED's for halo illumination with an 60w outdoor rated power supply. 3.0 PLANNING HISTORY

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3.1 The following applications are considered relevant to the consideration of the current application:

14/00616/GB - Erection of five facade mounted flagpoles and two ground mounted flag poles (in association with 14/00617/CON) - Application Permitted

11/01383/GB - Amendment to approved alterations and part demolition of the Douglas Hotel and demolition and redevelopment of the remainder of the site to create offices, Public House and basement storage (In association with 11/01384/CON) - Application Permitted

10/00963/GB - Alterations and part demolition of the Douglas Hotel and demolition and redevelopment of remainder of site to create offices, public house and micro brewery (in association with 10/00964CON) - Application Permitted

- 4.0 PLANNING POLICY

4.1 The site is identified as being within a "Predominantly Shopping" within the Douglas Local Plan 1998. - 4.2 As the application is for signage on a property 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 Policies 1, 2, 6 and 7, Environmental Policies 35 and 37 and Policy 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 the determination of this application. Strategic Policy 4 states: 'Proposals for development must:

• (a) 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;
• (b) 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
• (c) not cause or lead unacceptable environmental pollution or disturbance.'

• General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

• 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;

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• (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.'

• 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.

• 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.

Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains Policy CA/2, which is considered specifically material to the assessment of this planning application.

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;
• iii) Traditional materials and finishes are used and glossy and highly reflective materials are excluded from proposals; and
• iv) Internally illuminated box fascia and projecting box signs are excluded from the proposals.

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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.'

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has considered the application and 'have no objection to the proposals'. - 5.2 The Department of Infrastructure Highways Services has considered the application and 'do not oppose'.

6.0 ASSESSMENT - 6.1 The signage is located on the eastern corner of the former the building facing the car park which was formerly the Lord Street Bus Station. The sign will be set between the third floor windows and the eaves of the building. - 6.2 The sign is relatively simple with individual letters in stainless steel spelling 'ICM' set on a white powder coated aluminium panel. - 6.3 The letters will be blue halo lit. - 6.4 The signage is considered to be simple in form and layout and of a high quality in terms of materials and finish. As a result, it is considered to have a neutral impact upon the character of the Conservation Area in this location. - 6.5 In conclusion, the proposed signage is considered to have a neutral impact upon the character of the Conservation Area and is therefore considered to comply with Strategic Policy 4, General Policies 1,2,6 and 7, Environmental Policies 35 and 37 and Policy 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 considered acceptable.

7.0 RECOMMENDATION - 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS: - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, or any other person in whose interest the land becomes vested, as their comments have been deemed material; Highways Services and Douglas Borough Council in whose district the land the subject of the application sits.

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Recommendation

Recommended Decision: Permitted

Date of Recommendation:

20.10.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawing numbers: SC1300/P/00-01 'Site Plan Locality Plan', SC1300/P/12-02 'East Elevation', A4 sheet titled 'http://sdgmag.com/sites/default/files/resources/05-slaon-IM002673.jpg' illustrating the letter 'G' in stainless steel all date stamped 14 August 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.

Decision Made : Permitted Date : 20/10/14 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 Signed : Jennifer Chance Jennifer Chance Head of Development Management 20 October 2014 14/00973/D Page 5 of 6

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