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Heron & Brearley Isle of Man Breweries Distribution Centre Old Castletown Road Douglas Isle of Man IM2 1QG
In pursuance of powers granted under the above Act and Regulations the Department of Infrastructure has, under application reference 13/00667/D, given EXPRESS CONSENT to Heron & Brearley for the erection of illuminated advertising signage at 58 - 60 Strand Street Douglas Isle of Man IM1 2EL subject to compliance with the following condition(s):
Date of Issue: 19th July 2013
M Kallyher
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under The Control of Advertisements Regulations 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected] $13 / 00667 / D$
| Application No.: | 13/00667/D |
| Applicant: | Heron & Brearley |
| Proposal: | Erection of illuminated advertising signage |
| Site Address: | 58 - 60 Strand Street |
| Douglas | |
| Isle Of Man | |
| IM1 2EL |
1.1 The application site is the curtilage of 58-60 Strand Street, a three storey building sited on the eastern side of Strand Street, Douglas. The building is rendered in a light yellow, and at ground floor level is a public house and has a number of floor-to-ceiling glazing panels interspersed with similarly-rendered pillars. Above the ground floor, and running the full length of the frontage, is the existing sign ("Rendezvous"), which projects out over the highway by 0.15m, albeit that the frontage is staggered, with 6.20m of its length being recessed 0.45m further back than the remainder of its length (6.50m). The highway is generally pedestrianised with access for deliveries and loading at certain times of the day.
1.2 The surrounding area is characterised by predominantly retail units with a mix of shop fronts and signage boards. A number of these premises have projecting and illuminated sign boards.
2.1 The proposal comprises the erection of illuminated advertising signage on the exterior of the building and for the full frontage of the application site. The proposed signage comprises one sign, split into eight distinct elements projecting out from the building at intervals in a triangular fashion, with each projection exhibiting a single letter of the new sign ("CARNIVAL").
2.2 The proposed sign would, at its lowest, sit 2.3m above ground level and projects 0.50m from the building. It is aluminium, painted black, and the lettering proposed will be laser cut through the aluminium with LED modules behind.
3.1 Relevant planning history for the site includes:
3.2 The supplication site has been the subject of nine previous planning applications, five of which are considered materially relevant to the assessment of this current planning application given the level and nature of proposed development:
| Case Officer : | Mr Edmond Riley |
| Photo Taken : | 02.07.2013 |
| Site Visit : | 02.07.2013 |
| Expected Decision Level : | Officer Delegation |
4.1 In terms of local plan policy, the application site is classed as Predominantly Shopping under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). The application site is also with the Douglas Flood Zone which has a flood return period of 200 years. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application. The relevant parts of General Policy 2 state: "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: (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, and (g) does not affect adversely the amenity of local residents or the character of the locality". 4.3 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." 4.4 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."
5.1 Douglas Borough Council raises no objection. 5.2 The Highway Division raise no objection.
6.1 The main issues to consider in the assessment of this planning application are: (i) the impacts of the signage on the visual amenities of those within the locality; (ii) the impacts of the signage on the existing building, and (iii) the impacts of the signage on the streetscene. 6.2 It is considered that the proposed signage would not be out of keeping with the building, particularly taking into account the complementarity of the signage colour (black) and the grey cladding recently granted approval. However, were the application for grey timber cladding not implemented, it is not considered that the sign would be of such a departure from the building itself or the wider streetscene as to justify an objection on this basis. 6.3 On the building it would be located in an area that forms a natural signage spaces (corroborated by the existing sign's location in the same space). As noted, the surrounding area predominantly contains commercial premises, many of which already have significant signage of their own. As such, the presence of signage of a wide variety of sizes, styles and designs is a feature of the surrounding area and the addition of the proposed signage will simply add to this and should not look unduly out of character with the area. Moreover, the existing signage looks somewhat dated and no little tired such that its loss from the streetscene would not harm its visual amenity. 6.3 The proposed illuminated signage is not judged to cause a detrimental impact on public or private amenity given the existing level of lighting present within Strand Street from public lighting and other shop illuminations; indeed, the illumination of the front elevation signage would represent no significant departure from the existing signage. It is recommended, however, that in the interests of public amenity a condition requiring the lighting be provided by a non-intermittent source be appended to any approval that may be forthcoming. 6.4 For the reasons mentioned above, the proposed signage is not considered to cause a damaging impact on the street scene of Strand Street. The siting of the proposed signage is not deemed to cause a highway safety hazard, despite its greater overhang into the highway than is currently the case with the existing signage. This conclusion is supported by the Highways Division's lack of objection. 6.5 Overall, it is concluded that the planning application is in accordance with General Policy 2, 6 and 7 of the Isle of Man Strategic Plan 2007. 6.6 The application is not considered to affect any other material planning consideration.
7.1 It is recommended that the planning application be permitted.
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 "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case.
Recommended Decision: Permitted
Date of 16.07.2013 Recommendation:
N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out unless in full accordance with the following plan, received 4th June 2013: 13-002 01.
C 3. The signage hereby approved, where illuminated, shall not be illuminated by an intermittent source.
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 : $\qquad$ Determining officer (delete as appropriate) Signed : $\qquad$ Anthony Holmes Senior Planning Officer Signed : $\qquad$ Michael Gallagher Director of Planning and Building Control
Signed : $\qquad$ Sarah Corlett Senior Planning Officer Signed : $\qquad$ Jennifer Chance Development Control Manager
PA13/00667/D Heron \& Brearley Erection of illuminated advertising signage, 58 - 60 Strand Street Douglas Isle Of Man IM1 2EL Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 06.06.2013, includes;
Dev Control Polygons: Reference Number: 98/00764/B Status: Proposal: Alterations to Public House, Caseys, 58 Strand Street, Douglas. Reference Number: 98/01364/B Status: Proposal: Alterations to ground floor facade, 58 Strand Street, Douglas. Reference Number: 02/01117/B Status: Permitted Proposal: Installation of larger replacement windows with cill lowered to floor level and railings at lower level, Ground Floor Reference Number: 98/01481/D Status: Permitted Proposal: Erection of advertising signage, 58 Strand Street, Douglas.
Reference Number: 11/00708/B Status: Permitted Proposal: Installation of replacement front fascia and entrance doors, and of new lighting and retractable awning
Reference Number: 98/00275/B Status: Refused Proposal: Alterations to public house, Caseys, 58 Strand Street, Douglas. Reference Number: 87/01314/B Status: Permitted Proposal: Amalgamation of premises to form cafe/bar with manager's accommodation above New Strand Inn, Legs of Man Hotel \& New Strand Inn, Strand Street,Douglas
Flood Zones: Flood Zone Location: Douglas Return Period: 200 year
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