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                                                 15/01060/D
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01060/D Applicant : Zuber Patel Proposal : Installation of illuminated and non-illuminated signage Site Address : 56 - 58 Duke Street Douglas Isle of Man IM1 2AR

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 APPLICATION SITE

1.1 The application site is the curtilage of 56-58 Duke Street, Douglas. The property is a four storey, mid terrace building on the eastern side of Duke Street within Douglas town centre. Currently the building is empty but was previously a fast food outlet.

1.2 The building is located along the main shopping street in Douglas, which leads from Stand Street (to the north) to Victoria (to the south) with the building fronting onto Marks and Spencers and backing onto Villiers Square.

1.3 The building has a glazed frontage at ground level with a single central access door into the main floor space and equally spaced and proportionate windows on the floors above. There is an existing fascia sign above the window that extends the full width of the property and a height of 750mm.

2.0 THE PROPOSAL

2.1 The proposal is for new advertisements for the new occupier consisting of the following;

o New internally illuminated fascia sign - 1100mm high x 7900mm wide, Letters and logo to be illuminated only, aluminium casing and face powder coated black with cast acrylic logo applied in vinyl red white and black o Projecting sign - located on right hand side of the fascia, traditional hanging design sign to be 700mm x 500mm, non-illuminated, aluminium casing powder coated black with aluminium panels with applied vinyl logo in red, white and black. o Front elevation monochrome/black/white window vinyl's (to match painted black timber shop front) to the top part of the window and the left and side of the window o Recesses where the ramp will be whilst the plans show them as colour they will be monochrome/black/white window vinyl's to match the proposed front elevation vinyl's and can be conditioned to be as such.

3.1 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.

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3.2 There are currently two other applications pending in relation to this proposal; o 15/01059/B - Replacement Shop Front o 15/01112/C - Change of use to retail

4.0 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 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 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."

5.0 REPRESENTATIONS

5.1 There were no representations received at the time of writing.

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 replace the existing signs for a new occupier 'Computer Exchange (CEX)', with the monochrome/black/white window vinyl's and fascia sign with a corporate brand logo sign of red/white/black and a projecting sign. The usual corporate colour is red, however these was considered to be out of place here and they have proposed their 'Conservation Scheme' which was considered to match better within the street scene and on the building itself. It is considered that this would not look out of place on a shop frontage in this area. This would be seen to improve the legibility for the public and would be considered an acceptable proposal.

6.3 The fascia sign is proposed to be internally illuminated letters and logos only to be illuminated. This is not considered to be an issue as there are others that are illuminated in this area.

6.4 While window vinyl's of this extent/scale are not commonplace along Duke Street, this application is accompanied by a proposal for a new shop front which predominantly maintains the large window/glazed shop front and these vinyl's have the effect of visibly reducing the window display area whilst retaining the actual glazed area, whilst maintaining the corporate image for the new occupier, therefore they are considered to relate well to the building and do not detract from the surrounding area.

6.5 The size and proportions of the signage match those of Duke Street and 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 this location.

RECOMMENDATION

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7.1 Overall, it is concluded that the planning application is in accordance with General Policy 6 of the Isle of Man Strategic Plan 2007, therefor it is recommended that the planning application be approved.

8.0 PARTY 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; (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.

2. In addition to those above, the Regulation 11(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. In this case there are none.

In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.11.2015

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. Notwithstanding the information provided the proposed entrance window vinyls as shown on drawing no. CEX-DOU-15 shall be monochrome/black/white to match the main front window vinyls.

Reason: In the interests of visual amenity and the character of the area.

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This approval relates to Location Plan and drawing numbers CEX-DOU-01, 02, 03, 06, 09, 14 and 15 Projecting Sign Details all date stamped as received 21 September 2015 and drawing number CEX-DOU-15 Proposed Shop Front Elevation date stamped as received 12 October 2015.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 04.11.2015 Determining officer

Signed : J CHANCE

Jennifer Chance

Head of Development Management

Customer note

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