Officer Report

Application No.: 14/01033/D Applicant: Co-operative Food Proposal: Erection of illuminated advertising signage Site Address: Co-op Store Michael Street Peel Isle Of Man IM5 1HB Case Officer : Miss Melissa McKnight Site Visit: 17.09.2014 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the Co-operative Store which is located on the northern side of Michael Street in Peel. The application site also lies within Peel Conservation Area. - 1.2 Shoprite adjoins the application site on the eastern elevation and a hairdresser adjoins the building on the western elevation. - 1.3 The building has existing signage to the centre of the building with is illuminated via a trough light. There is also vinyl signage in the main window.

2.0 THE PROPOSAL - 2.1 Approval is sought for the erection of new illuminated signage in replace of the existing signage and the installation of a new projecting sign. Both new signs would be illuminated by means of a trough light. - 2.2 The letters of the proposed replacement signage would be timber painted blue and green vinyl painted on a white fascia background. The sign in its entirety would have a length of just less than 4.3 metres with the lettering measuring no higher than 0.4 metres. As previously mentioned the signage would be illuminated via a LED trough light that would have a length of 4.6 metres. - 2.3 The proposed projecting sign would project roughly 750mm from the front elevation of the building and would have a total height of 600mm. The projecting sign would be constructed of timber with blue and green vinyl lettering. The sign would be illuminated by two LED trough lights.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of five previous planning applications that related to signage and the shop front which were all granted planning approval and have been listed below: PA 08/01829/D: Erection of illuminated signage.

PA 08/01798/B: Replacement shop front. PA 01/00272/D: Erection of shop signs. PA 91/01355/D: Erection of sign. PA 93/01421/B: Provision of new shop front & associated signage

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as Mixed Use under the Peel Local Plan 1989. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically relevant to the assessment of this current planning application:

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; (g) does not affect adversely the amenity of local residents or the character of the locality; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.

• 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."

Environment Policy 37 states: "As a general policy, advertisements within Conservation Areas will be permitted 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".

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners have no objection to the current planning application.

5.2 The Department of Infrastructure Highways Division does not oppose the current planning application.

6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this application are the impacts of the proposed signage on the appearance of the existing building and character and appearance of the surrounding area and Peel Conservation Area. - 6.2 The existing signage is considered dated and fairly bland. The proposed replacement would measure smaller than the existing sign. The use of individual lettering that would have a slight projection from the fascia board acts to lift the signage as a whole and it is considered that the cleanness and simplicity (in terms of material, shape and colour) of the signage represents an enhancement to what is there as existing. - 6.3 The projecting sign is of a high quality and relates well to the building and assists in the modern and rejuvenated appearance of the overall shop front. The lighting of the projecting sign via two individual trough lights is judged to elegant and stylish. Overall, the new signage is considered to enhance the appearance of the main building, street scene of Michael Street and in turn Peel Conservation Area. - 6.4 The proposed lighting is not that dissimilar to what is installed on the building at present. Michael Street is one of the main shopping streets and thoroughfares in Peel so shop and street illumination is not uncommon. The illumination element of the proposed sign would not appear obtrusive in this area. - 6.5 The signage would directly front the highway and the projecting sign would be erected just less than 2.8 metres above the ground level. Given the existing lighting within the immediate locality, and height of the projecting sign, the proposal is not considered that to cause a highway hazard. It is also important to acknowledge that Highway Services have raised no objection.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application accords to the provisions of General Policy 2, General Policy 6, General Policy 7 and Environment Policy 37 of the Isle of Man Strategic Plan 2007 and as such it is recommended that approval is granted.

8.0 PARTY STATUS - 8.1 In line with regulation 11(4) of the Town and Country Planning (Control of Advertisements) Regulations 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; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

06.10.2014

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 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.

This approval relates to Location Plan, 1 x Photo of the existing shop front, 1 x Photo of the proposed shop front and DWG No: 1/1 all date stamped as received on 3rd September 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 : ………7/10/14……….. Determining officer (delete as appropriate) Signed :…………C Balmer.. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management