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1.1 The application site forms the curtilage of 19 - 21 Prospect Hill, Douglas situated on the eastern side of Prospect Hill and north of Athol Street. The building is four storeys in height and is currently used as an bank.
2.1 The application proposes the erection of illuminated and non illuminated signage on the ground floor fronting onto Prospect Hill. The proposal would replace the existing signage located below first floor and third floor levels.
3.1 The site lies within an area of Predominantly Offices. The Strategic Plan contains policies about signage as follows:
3.2 In terms of local plan policy, the application site is in area designated as Predominantly Offices under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). The application site is within the Athol Street/ Victoria Street Conservation Area.
3.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this current planning application:
3.4 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:
3.5 Environmental 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."
3.6 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."
4.1 The previous planning applications are considered relevant in the assessment and determination of this application:
Installation of an ATM - 13/00277/B - APPROVED Installation of six roof lights - 07/02041/B - APPROVED Installation of a ramped access and entrance doors, window enlargement, and signage 03/01944/B - APPROVED
Creation of access ramp - 00/00590/B - APPROVED Erection of advertising signage - 00/00301/D - APPROVED Demolition of building and erection of four-storey office block with associated car parking 88/04622/B - APPROVED
Approval in principle to erect an office development with associated facilities and car park 87/00694/A - APPROVED
5.1 Highways Division and the Douglas Corporation have no objection.
6.1 As the application site is within a Conservation Area it is important that the signage either preserves or enhances the Conservation Area and does not cause a damaging and detrimental impact. Therefore Environment Policy 35 and 37 is most appropriate to use in the assessment of this current planning application. 6.2 Initially there was concern with the proposal given the amount of signage proposed and the method of lighting which proposes to be internally lit. Environmental Policy 37 specifically states those internally illuminated box fascias are not acceptable. Following discussions with the applicant amendments were received which significantly reduce the amount of signage proposed but also proposes external 'trough' lighting which is the most suitable lighting within a Conservation Area. It was noted that such lighting already existing to the neighbouring Isle of Man Bank and others in the Conservation Area. It is considered the signage proposed would be of an appropriate scale and design and would replace signage which is not considered appropriate for the Conservation Area therefore the proposal would be an enhancement. 6.3 The Conservation Officer has considered the submission and has no objections. 6.4 Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy of the Isle of Man Strategic Plan 2007 7.0 RECOMMENDATION
7.1 It is recommended that planning permission be granted subject to conditions in the attached schedule.
8.0 PARTY STATUS 8.1 The local authority, Douglas Borough Council 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.
8.2 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: Permitted
Date of 23.04.2013 Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of illuminated and non illuminated signage as proposed in the submitted documents and drawing 101905/C received on 25th March 2013 and the site and location plans received on 21st February, 2013.
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 : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Signed : Michael Gallagher Director of Planning and Building Control
Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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