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15/00715/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00715/D Applicant : Scotco / Herbal Restaurant Group Proposal : Installation of illuminated signage and projecting signage to premises Site Address : KFC Restaurant 46 - 50 Duke Street Douglas Isle Of Man IM1 2AX
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit : 12.06.2015 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of 46-50 Duke Street, Douglas. The property is a three storey, mid terrace building on the eastern side of Dukes Street within Douglas town centre.
1.2 The building has a glazed frontage at ground level with two access doors into the fast food restaurant and equally spaced and proportionate windows above on the second and third floors. There is existing signage above the window that extends the full width (15m) of the property and a width of 1.1m in the corporate colours and branding.
THE PROPOSAL 2.1 The proposal seeks for minor alterations to the adverts on the front façade in connection with the refurbishment of the ground floor. Proposed is the installation of a new logo sign (1.1mx1.1m) internally illuminated above the entrance doors and a internally illuminated projecting sign (640x800mm)
PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area designated as being predominantly shopping in the Douglas Local Plan 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are 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;
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15/00715/D
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(g) does not affect adversely the amenity of local residents or the character of the locality".
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 Douglas Borough Council has no objection to the application.
5.2 The Department of Infrastructure Highway Services does not object towards the application. (03/07/15)
ASSESSMENT 6.1 The main issues to consider in the assessment of this current planning application are the impacts of the proposed modifications on the appearance of the existing building and character and appearance of the surrounding area.
6.2 The application seeks to retain and clean the existing signage and proposes to make alterations to the advertising on the front façade by installing a corporate brand logo sign above the entrance doors and a projecting sign. The inclusion of the additional signage would be finished in a style which would complement the KFC brand lettering and would not look out of place on a shop frontage. This would be seen to improve the legibility for the public and would be considered an acceptable proposal.
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 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.
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15/00715/D
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions
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 drawings numbers submitted on 29 June 2015; 2015/2369/A102 Rev A and 2015/2369/A101 Rev A;
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 : 24.07.2015
Determining officer
Signed :...M GALLAGHER
Michael Gallagher
Director of Planning and Building Control
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