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15/00550/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00550/D Applicant : Food Programme Delivery Orchid Group Proposal : Erection of illuminated and non-illuminated advertising signage Site Address : 75 Parliament Street Ramsey Isle of Man IM8 1AQ
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit : 18.06.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of 75 Parliament Street (Manx Co-op), a three storey mid terraced building situated on the southern side of Parliament Street in Ramsey, which is within the centre of Ramsey Town Centre.
1.2 The building has an existing signage above the window that extends the full width (7.5m) of the property and the central wording is externally illuminated by trough lighting above. There is also a projecting sign and 90 degrees to the main sign that overhangs the footpath.
THE PROPOSAL 2.1 Proposed are the replacement of the shop’s signs to match the corporate styling of the brand "Co-op" to be located; above the store window running the width (7.5m x .600m) externally illuminated by LED 'Trough light' to the store front, a projection sign (600x600mm) internally illuminated and a wall mounted sign adjacent to the doors.
2.2 The consent is sought for the installation of additional information to the existing signage above the window and door and to the projecting sign. The additional information is to include the opening hours to be applied on to the green background with opaque blue vinyl lettering.
2.3 The proposal also comprises the installation of two new trough lights above the main signage, each spanning 3.2m and the projecting sign is to be internally illuminated. All of which are connected to a photocell light sensor.
PLANNING HISTORY 3.1 A previous planning application which is considered relevant in the assessment and determination of this application; 08/00521 - Installation of illuminated signage which was approved on 21/05/08
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area designated as an area of 'Mixed Use - Town Centre' under the Isle of Man Planning Scheme (Ramsey Local
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15/00550/D
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Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policies of The Isle of Man Strategic Plan (20th June 2007) states.
4.3 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:
(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.
4.4 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."
REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objection to the application. (19/06/15)
5.2 The Department of Infrastructure Highway Services does not object towards the application. (04/06/15)
ASSESSMENT 6.1 The main issues to consider in the assessment of this current planning application are the impacts of the proposed signage on the appearance of the existing building and character and appearance of the surrounding area.
6.2 The application seeks for the removal of existing signage and the installation of replacement illuminated signage above the shop window. The inclusion of the additional opening times letters would be finished in a style which would complement the new Co-op brand lettering and would not look out of place on a shop frontage. The size of the signs above the shop window and door are of the same size as the existing. IT is considered that this element of the proposal is acceptable.
6.3 The new trough lighting which will extend above the sign wording would not be prominent within the street scene or give glare to pedestrians or road users as it is directed towards the sign and finished in a green colour to blend in with the green fascia of the signage, which would soften the appearance of the lighting. The illumination of the sign could be controlled by condition to protect the amenity of the area.
6.3 The proposals are very minor deviation in content from the existing and will have no adverse impacts upon the amenities of the neighbouring properties. The size and proportions
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15/00550/D
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of the signage match those of the existing and both the design, finish and lighting methods are all appropriate for the individual building. It is for these reasons the proposed signage would be appropriate in these locations.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with General Policies 2, 6 & 7 of the Isle of Man Strategic Plan 2007, therefor it is recommended that the planning application be approved.
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 of Infrastructure; (f) The Ports Division of the Department of Infrastructure; (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.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.06.2015
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.
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This approval relates to drawing no's date stamped as received 19th May 2015; 122775/1 & 122775/2
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15/00550/D
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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; 02.07.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed : Sarah Corlett .
Sarah Corlett
Senior Planning Officer
Signed :... Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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