Officer Report 12/01629/D

Planning Report And Recommendations {{table:25948}} {{table:25947}}

Officer's Report

The Site

1. The application site is the curtilage of Field 521895 adjacent to Cooil Road, Braddan which is currently vacant.

The Proposal

1. The application seeks approval for the erection of a temporary advertising signage. The application is for eleven signs which are a mixture of Heritage Homes Marketing adverts, Advertisements for office space and Barry Curran and Lombard signage. The applicant has requested that the signs be in situ for 24 months.

Planning History

1. There have been a number of previous planning applications the most recent and most relevant is:

PA 11/00170/B Erection of an office building (Block A) with associated drainage works, car parking and landscaping – approved

1. There is an application which has not yet been determined which is:

PA 12/001628 Erection of hoarding

1. This application is for the hoarding on which the signage would be attached.

Development Plan Policies

1. In terms of local plan policy, the application site is located within an area of land that was designated for development under the extant 1991 Braddan Parish District Local Plan. The land has subsequently been developed as part of the Isle of Man Business Park.

1. Given the nature of the application it is appropriate to consider General Policy 2, General Policy 6 and General Policy 7 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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; 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; n) Is designed having due regard to best practice in reducing energy consumption.

9. General Policy 6

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.

10. General Policy 7

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.

Consultations

1. Highways Division do not oppose as it has no traffic management, parking or road safety implications.
2. Braddan Commissioners have not commented

Assessment

1. The application seeks permission for the erection of adverts on the hoardings. The main issues to consider in the assessment of the application is the impact on the character of the site and surrounding area, the quality of the adverts and whether the adverts relate to the site in which they are situated.
2. The canvas banners are temporary and appear as such in terms of the use of materials. General Policy 6 goes on to say that adverts should be of a high standard of design and materials. It is considered that the print on to canvas is not of a high standard of design or use of materials.
3. The advertisements do not relate to the site on which they are situated and advertise office and industrial units as well as the car showroom which is adjacent to the application site.

1. It is considered that the temporary nature of the adverts does not respect the surrounding locality and is not of a high standard of design. It is also judged that the use of the materials would not respect the locality in general, given that there is a modern office building adjacent to the site which is of a high quality, Eden Park opposite and Barry Curran Car Showroom on the other side of the site. All of these buildings are of a high quality; it is therefore considered that the use of temporary canvas adverts would not respect these neighbouring buildings or the surrounding area in general.

1. In terms of the adverts relating to the site it is judged that the adverts shown do not relate to the site on which they would be situated and therefore would not be in accordance with General Policy 6 and General Policy 7.

1. For the above reasons the application is considered to be unacceptable and is recommended for refusal.

Party Status

1. The local authority, Braddan Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 15.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1. The temporary advertising signage would not be of a high standard of design and materials and as a result would detract from the surrounding area which would be contrary to General Policy 6 of the Isle of Man Strategic Plan.

R 2. The temporary advertising signage would not be on a site to which they relate and would have an unacceptable impact on the character and appearance of the area which would be contrary to General Policy 2 and General Policy 7 of the Isle of Man Strategic Plan.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Refused Date : 15/1/13

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed : [Blank] Michael Gallagher Director of Planning and Building Control

Signed : [Blank] Jennifer Chance Development Control Manager