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                                                 15/00223/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00223/D Applicant : Heron And Brearley Proposal : Erection of non-illuminated signage Site Address : 1 Quines Corner Douglas Isle Of Man IM1 4LF

Case Officer : Mr Edmond Riley Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is No. 1 Quine's Corner, Douglas. The site comprises an empty shop situated on the corner of Quine's Corner and the North Quay. It has previously been used as a sweet shop, although the vinyls advertising this have since been removed. It has recently gained planning approval to be used as a mixed use shop and wine bar.

1.2 Above the unit are residential flats. Next to the site is the Bridge Inn public house.

1.3 The site is within the Douglas North Quay Conservation Area.

2.0 THE PROPOSAL 2.1 Express Consent is sought for the erection of advertisement signage within the existing fascia. The fascia is to be coloured grey and the lettering, carrying the name of the business ("vino", with the "i" represented by an ideographic bottle of wine) in black. At the corner of the unit the words "no1" are proposed.

2.2 No materials were indicated on the plans, and the agent advised as follows:

"The fascia is to be timber and painted a mid-light grey.

"The lettering is to be in 19mm PVC which is painted satin black.

2.3 An unpainted sample has been provided and this shows that the PVC material is highly condensed and has a matt finish.

3.0 PLANNING HISTORY 3.1 This application follows the approval earlier this year for the change of use and associated external alterations to the unit under PA 14/01275/B. This application sought and gained approval for "Change of use from retail to mixed use shop and wine bar with associated external changes".

4.0 PLANNING POLICY 4.1 The Douglas Local Plan 1998 zones the site and immediate surroundings as being mixed use.

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                                                 15/00223/D
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4.2 One policy of the Isle of Man Strategic Plan 2007 is relevant; Environment Policy 36 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."

5.0 REPRESENTATIONS 5.1 Douglas Borough Council offered no objection to the proposal on 27.03.2015.

6.0 ASSESSMENT 6.1 The proposed advertisement is of an appropriate scale and colour. It is a notable improvement on the existing signage, and therefore the proposal would very likely enhance the appearance of the North Quay Conservation Area, which is welcome.

6.2 The use of predominantly timber as a traditional material is to be welcomed; while uPVC lettering is perhaps not the preferred method, it is not inevitably unacceptable and it should be noted that it would be set against the largely timber background. uPVC finish also hints at a slightly contemporary twist, which is understood to be the intention behind the business, although timber might have been preferred. However, there is no denying that the proposal would enhance the appearance of the Conservation Area relative to what is currently in place (or, rather, was previously in place and has recently been removed).

6.3 The agent was advised that some illumination could well be acceptable, and perhaps even preferable, not least since the unit has late-night opening and some form of lighting might be beneficial at the very least from the point of view of helping patrons read the business name. However, this suggestion was not taken forward. It is not considered fatal to the application by any means, although it does seem to be a missed opportunity from the point of view of the business rather than the character or appearance of the unit.

7.0 RECOMMENDATION 7.1 In view of the favourable findings in respect of the previous reason for refusal and also in respect of the proposal as a whole, it is recommended that advertisement consent be issued.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013, the following persons are automatically interested persons:

(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Persons to whom notice has been given under regulation 10(3)(a)(i); (d) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (e) The Highways Division of the Department; (f) The Ports Division of the Department; (g) The operator of the railway or tramway, and (h) The local authority in whose district the land the subject of the application is situated.

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                                                 15/00223/D
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Recommendation

Recommended Decision:

Permitted Date of Recommendation: 01.04.2015

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.

C 2. The fascia shall be of timber construction and painted a mid-light grey, and the lettering constructed of black uPVC, unless otherwise agreed in advance in writing with the Department.

Reason: in the interests of the character and appearance of the site and Conservation Area in which it sits.

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This consent relates to the plans, both date-stamped as having been received 26th February 2015: annotated 100 and 201-B.

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 : 27.04.2015 Determining officer (delete as appropriate)

Signed :...J CHANCE... Jennifer Chance

Head of Development Management