Officer Planning Report

Application No.: 09/01714/D Applicant: Mr Philip Joynes Proposal: Installation of illuminated signage Site Address: The Beachcomber Shore Road Port Erin Isle Of Man IM9 6HL ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Port Erin Commissioners Notes: defer till after 24th November 2009. 26.11.09 - Approve

Officer's Report

The Site

The site represents the curtilage of the Beachcomber cafe with associated flats and entertainment facilities, located on the southern side of Shore Road between the Bay Hotel and the Herdman Institute. The building is a long, flat roofed structure of limited character and relatively poor appearance compared with the adjacent buildings and its prominent location. Planning permission was granted for the principle of the redevelopment of the site for residential purposes (see below) but unfortunately this has not been taken up.

Planning Status

The site lies within an area of Tourism/Residential on the Port Erin Local Plan of 1990. On the draft Southern Area Plan published on 23rd October, 2009 the site lies within an area of Mixed Use, stretching from the Herdman Institute to the centre of the village. The site also lies within a proposed Conservation Area on the draft plan although this will be pursued through a process separate from the area plan.

Planning History

PA 84/00421/B - Erection of perspex sign letters, Beachcomber Amusements Ltd., Shore Road, Port Erin. Status - Pending Consideration 30 November 2009

PA 90/01270/B - Extension to increase living accommodation, Beachcomber, South Parade, Port Erin. Status - Approved at Appeal 1st January 1994

PA 00/01828/B - Creation of first floor flat Status - permitted

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This approval relates to the submitted plans dates 16th of May 2001.

PA 05/00150/A - Approval in Principle for demolition of the Beachcomber and redevelopment for residential purposes Status - Permitted on Review 20th July 2005 Conditions

1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.

1. This permission relates to the principle of the redevelopment of the existing property as shown in drawings 1068-01 and the photograph both received on 28th January, 2005 to create new residential accommodation.

1. The application for reserved matters must include a method statement detailing how the proposed development will be undertaken, having regard to:

i) the narrow nature of the road network serving the site; ii) the restricted depth of the site; and iii) the stability of the rear of the site and possibility of land slip and/on destabilising the slope.

1. The new building must be designed as a distinctive structure which will sit comfortably between its neighbours in this prominent position.

1. The application for reserved matters must include provision of at least two parking spaces on site for each residential unit (each space measuring minimum dimensions of 4.8m by 2.4m).

PA 06/01949/B - Alterations, erection of a extension to side elevation with roof balcony above Status - Permitted 23rd January 2007 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to the alterations and extensions shown in drawings reference 1142-01 and -02 both received on 10th November, 2006.

1. The external finishes of the extension must match those of the existing building in all respects.

PA 07/00394/R - Retention of brass lights over signage Status - Permitted 19th April 2007 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

30 November 2009

1. This permission relates to the retention of the four lights as shown in drawing number 1279-01 and the photographs received with the application on 1st March, 2007.

PA 08/01395/B - Alterations and conversion from two to three apartments Status - Permitted 5th September 2008 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to the conversion of the upper floor from two flats to three single bedroom apartments as shown in drawing reference 1396-01 received on 17th July, 2008.

Also, PA 09/1713 proposes alterations to the approved scheme of extension and provision of a first floor terraced eating area and is pending consideration.

THE PROPOSAL Proposed is the installation of signage in the form of two signs - one saying "Arcade" and lit by a lap box above the sign, and the other saying "Beachcomber Cafe" and lit by brass down lights above the sign. Both signs are to be plastic coated timber boards.

REPRESENTATIONS Department of Transport Highways and Traffic Division indicate that they do not object to the application

Port Erin Commissioners recommend that the application be permitted

ASSESSMENT The Strategic Plan sets out policies regarding signage at General Policy 6 and Environment Policy 37 which respectively state:

"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 material 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 to not cause a highway safety hazard" (General Policy 6)" and

"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.

In this case the signage is modest and not intrusive and is considered acceptable.

PARTY STATUS The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

Recommendation

30 November 2009

Recommended Decision: Permitted

Date of Recommendation: 30.11.2009

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 development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the installation of signage and lighting as shown and described in the plan reference 1142-04 received on 21st October, 2009.

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I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made: Permitted

Date: ................................................................................................................................................................

Signed: ................................................................................................................................................................

Senior Planning Officer