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Application No.: 21/01307/D Applicant: First Egg Limited Trading As Bonjour Creperie Proposal: Erection of an illuminated projection sign Site Address: 3 & 3A Ridgeway Street Douglas Isle Of Man IM1 1EW Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.01.2022 _________________________________________________________________
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. This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2, General Policy 6, Environment Policy 36 and Environment Policy 38 of the Strategic Plan. Plans/Drawings/Information; This approval relates to the documents, location plan, elevation plans and signage details date stamped as having been received on 20th October 2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the commercial curtilage of 3 & 3A Ridgeway Street, Douglas, a three-storey mid-terrace building located on the west of Ridgeway Street, close its south end.
1.1 The building has a red-brick finishing. On the front elevation, the ground floor has an entrance door on each side and a three-side bay window in the middle. The first floor has a double sliding sash window with detailed casing and sidings.
2.1 The proposed is the installation of an illuminated over-the-pavement sign on between the ground floor and first floor. - 2.2 The sign is round and has a red boundary and a dark-gree background. In the middle, there is a round-corner rectangle with a brown boundary and a white background. The name of the restaurant "Bonjour Creperie" is written in red and aqua with a light aqua line separating the two. On the dark-grey background, there are the word "creperie" and "restaurant" in white. - 2.3 The round sign is encased in a black around box with two arm connecting it to the front elevation of the building. It has a diameter of approx. 0.75m and projects approx. 0.1m away from the wall.
3.1 Conversion of property from ground and basement hair dressers (Class 1) and office accommodation (Class 4) to a restaurant (Class 3) with staff accommodation above was APPROVED under PA 17/00782/B. - 4.0 PLANNING POLICY Site Specific
4.1 In terms of local policy, the site is within an area designated as Mixed Use (The Quayside) in the Area Plan for the East.
4.2 In terms of written policy of the local plan, it states that "There will be a presumption in favour of food and drink and other leisure-type uses on North Quay." - 4.3 In terms of planning constraints, the site is on the border of but not within the North Quay Conservation Area. Strategic Policy - 4.4 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.5 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations." - 4.6 Strategic Policy 1 states that development should make the best use of resources, including sites themselves as well as existing and planned infrastructures. This is seconded by Infrastructure Policy 1 by stressing that all development, unless of too small a scale, shall only take place in area which will ultimately be connected to the IRIS systems. - 4.7 Strategic Policy 2 and Spatial Policy 3 echoes each other, stating that new development should be located primarily within existing defined settlements or sustainable urban extensions. - 4.8 General Policy 2, which provides overall requirement for all development, 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: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (g) does not affect adversely the amenity of local residents or the character of the locality; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
Visual Design
4.9 General Policy 6 states: "General Policy 6: Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:
4.10 General Policy 7 states: "Within our towns and villages, the display of external advertisements on sites or buildings other than those to which they relate will not generally be permitted." - 4.11 Environment Policy 36 states: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area." - 4.12 Environment Policy 38 states: "Advertisements close to Conservation Areas must respect and preserve the character and appearance of the area to ensure that views into and out of such areas are protected." Safety and Security - 4.13 Community Policy 7 state that design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and antisocial behaviour. PPS and NPD - 4.14 There is no relevant Planning Policy Statement or National Policy Directive applies to this application.
5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
5.2 Regulation 5 of the Town and Country Planning (Control of Advertisement) Regulations 2013 states that the control of advertisement is only in the interest of amenity and public safety, in particular general characteristics of the locality, the safety of any person who my use the highway and potential obscuration of any traffic sign or signals. Strategy and Guidance - 5.3 There is no relevant strategy or guidance that directly applies to this application. Other Material Considerations - 5.4 There is no other material consideration considered relevant to this application.
6.1 Douglas Borough Council has not commented at the time of the report (16.01.2021).
6.2 DoI Highway Services states it does not oppose this application (10.11.2021). The comment states that there is "no significant negative impact upon highway safety, network functionality and/or parking".
7.1 The key consideration in the determination of the application are the impact on the terrace itself and on the character and appearance of the Conservation Area. - 7.2 Although located on the edge of a Conservation Area, the proposed illuminated signage is typically and would not negatively impact the character of the building nor the Conservation Area. The content is also directly related to the business. Therefore, the design is considered acceptable.
7.3 As Highway Services does not object to this proposal, it is considered that there is impact on highway safety. - 8.0 CONCLUSION
8.1 The proposal is considered to comply with General Policy 2, General Policy 6, Environment Policy 36 and Environment Policy 38 of the Strategic Plan. Therefore, it is recommended for an approval. - 8.2 It is not considered necessary to attach a condition regarding the level of illumination of the signs as such conditions have not been attached to previous illuminated signage on this building nor to any other signage erected on the Island and the illumination is not expected to result in excessive levels of lighting.
8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013 (As Amended), the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I can confirm that this decision has been made by a Principal Planner 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 : Permitted Date: 17.01.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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