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21/00287/D Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00287/D Applicant : Mr Ian & Mrs Kay Dennett Proposal : Installation of illuminated signage to front elevation Site Address : Ye Old Royal Oak 14 - 16 Market Place East Ramsey Isle Of Man IM8 1JY
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 12.04.2021 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The design, style & finish of the signage proposed would not preserve or enhance the character and appearance of the individual property or the Conservation Area and therefore the proposal would be contrary to General Policy 2 and Environment Policy 35 & 37 of the Isle of Man Strategic Plan 2016. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site represents the curtilage of the premises of Ye Old Royal Oak, Market Place East, Ramsey. The existing property is two storey attached property located on a corner plot, with Market Place to the west of the site.
2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of two illuminated signage to front elevation. The two signs are made up of a box frame with illumination within and the signage (advertisement) fronting.
3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is Mixed Use under the Ramsey Local Plan Order 1998. The application site falls within a Conservation Area.
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3.2 The Strategic Plan contains the following policies which are relevant in the determination of this application:
3.3 General Policy 2 states: "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.4 Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
3.5 Environment Policy 37 states: "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."
4.0 PLANNING HISTORY 4.1 The previous planning applications which are considered relevant in the determination of this application.
4.2 Provision of advertising sign, Blackford & Company, Royal Oak, Market Square, Ramsey
4.3 Provision of advertising, Royal Oak, Market Square, Ramsey - 93/00532/D - APPROVED
5.0 REPRESENTATIONS 5.1 Highway Services comment; "19.03.2021 - After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking. The Applicant is
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advised that a licence may be necessary for the positioning of equipment and materials in the highway."
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.
6.2 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 & 37 of the Isle of Man Strategic Plan (adopted June 2016). Environment Policy 35 indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. Environment Policy 37 again seeks to ensure any signage preserves or enhances the Conservation Area, but also that the signage is in a style appropriate to the character of the area; traditional materials and finishes are used and glossy and highly reflective materials are excluded from proposals; and internally illuminated box fascia and projecting box signs are excluded from the proposals.
6.3 The proposed internally illuminated box fascia which would project forward of the front elevation of the building and the use of a glossy and highly reflective materials would fail to meet the requirements of the policy; nor would they be of a style appropriate to the character of the area and the individual traditional building. Overall, it is consider the proposals would not preserve or enhance the Conservation Area as a whole, rather have an adverse visual impact, detrimental to the individual building and the Conservation Area.
7.0 CONCLUSION 7.1 Overall, it is considered the proposed works would not preserve the character and appearance of the individual property or the character and appearance of the Conservation Area and therefore the proposal would be contrary to General Policy 2 and Environment Policy 35 & 37 of the Isle of Man Strategic Plan 2016. The application is recommend for a refusal.
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; (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.
8.2 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 instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person. __
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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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Refused Date : 15.04.2021
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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