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15/00759/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00759/D Applicant : Dentim Ltd Proposal : Erection of signage Site Address : Shops 9 And 10 Clinches Court Douglas Isle Of Man IM1 4LH
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit : 25.03.2015 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is units 9 & 10 Clinch's Court, which is a purpose-built building comprising residential, office and general town centre uses lying within the Douglas (North Quay) Conservation Area. Although the entirety of Clinch's Court is shown edged blue, this is taken to refer to the single ownership that the building is in, rather than the fact that the applicant is that owner. It is understood that the applicant is in fact a prospective tenant of the unit.
1.2 The site is at present vacant. Previously it was occupied by a business called "Whole Foods", which offered a range of services but that described itself as a healthcare business. Planning approval was granted for the change of use of the unit to a dental surgery earlier this year.
1.3 The unit's frontages are fairly traditional in their proportions and detailing, although there are large picture windows unbroken by timber detailing, which might be expected in a fully traditional shopfront depending on its size.
1.4 The Clinch's Brewery Building, which sits north east of, and almost at, the junction of North Quay, Bank Hill, Banks Circus and Bridge Road, is Registered. A copy of the Registration document relating to this building is on the application file for reference, but contains no information as to why the building was Registered. It is also part of the larger complex but is not adjacent to Units 9 and 10.
2.0 THE PROPOSAL
2.1 Express consent is sought for the erection of advertising signage above the existing shopfronts. The sign would be a single piece of timber boarding of 8390mm in width and 500mm in height. There would be acrylic lettering, 5mm in depth and pole-mounted 20mm proud of the timber background, which would read "Quay dental". The letters would be a maximum of 450mm in height and coloured aquamarine and grey. This would be illuminated but the seven lights mentioned are already present.
2.2 Also proposed is the logo of the company being affixed in vinyl to the centre of each of the picture windows, using the same colours; the left-hand of the two windows and
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15/00759/D
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adjacent door is proposed to be covered with frosted vinyl as well. It is arguable as to whether the frosting itself requires advertisement consent, although the placing of the logo certainly does.
3.0 PLANNING HISTORY
3.1 As noted, PA 15/00289/C approved the use of the unit as a dental surgery. The site had a length, varied and somewhat confused planning history prior to this.
3.2 Although consent for advertisement signage was issued to PA 97/00235/B, this was not for the signage currently in situ.
4.0 PLANNING STATUS
4.1 The site is within a broader area zoned as "town centre use" on the Douglas Local Plan, which has no accompanying Written Statement, as well as a Conservation Area. Given the nature of the application, it is appropriate to consider General Policy 6 of the Isle of Man Strategic Plan 2007, which reads in full: "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".
4.2 Environment Policy 36 is also relevant. It reads (in full): "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 indicates that they do not object to the application (31.07.15).
6.0 ASSESSMENT
6.1 As the application seeks consent for the erection of signage, the main issue to consider is the impact the new signage would have in terms of the streetscene and highways safety.
6.2 In respect of the latter point, no undue impact is likely to arise. The lettering is not especially large and is relatively discreet by virtue of its sleekness. It will be illuminated but by lighting that is already present and previously in use. It is therefore highly unlikely to cause undue distraction for drivers on what is a fairly low-speed, and one-way, highway.
6.3 The commercial premises in the area are characterised by a small variety of signage types and design, the most successful of which are pole-mounted lettering. While the use of synthetic material is not ideal - metallic fixtures are rather more traditional - there are a number of attractive and well-proportioned signs constructed from plastic on North Quay and, as such, no objection is raised on this point.
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6.4 The small adverts proposed for the picture windows are similarly discreet.
6.5 In view of the above, it is concluded that the advertisements proposed are well- considered and proportionate to the building, and would comply with the provisions of General Policy 6 and Environment Policy 36.
6.6 A statement submitted with the application provides the information on the lettering material; this is not indicated on any of the submitted plans. As such, conditions stipulating this material, and the lettering proposed to sit 20mm proud of the timber fascia, are recommended to be attached to any consent that may be forthcoming.
7.0 RECOMMENDATION
7.1 In view of the above, it is recommended that planning approval be granted.
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 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: 11.08.2015
Conditions and Notes for Approval: 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.
C 2. The lettering hereby approved for installation shall be constructed of acrylic unless otherwise agreed in advance with the Department.
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Reason: In the interests of the character and appearance of the site and Conservation Area in which it sits.
C 3. The pole-mounts on which the lettering hereby approved will sit shall be no more than 20mm in length unless otherwise agreed in advance 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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The signage hereby granted express consent relates to the following plans and information, all date-stamped as having been received 7th July 2015: the Location Plan, the Site Plan and 1523-CJ-100-A.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer.
Decision Made : Permitted Date; 11.08.2015
Determining officer
Signed :...
Chris Balmer
Senior Planning Officer
Signed :...S CORLETT... Sarah Corlett
Senior Planning Officer
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