**Document:** Planning Officer Report 06/01078/D **Application:** 06/01078/D — Erection of site sales signage, at proposed residential development **Decision:** Refused **Decision Date:** 2006-12-12 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80934-braddan-st-ninians-church-hall-st-signage/documents/1221772 --- # Planning Officer Report 06/01078/D [Table omitted in markdown export] - Erection of an MEA sub-station for approved Sheltered Housing Development (06/00141/B) – approved. - Erection of a detached MEA sub station for approved Sheltered Housing Development (05/92164/B), Withdrawn, due to concerns from the DoT. - Revised car parking to previously approved Sheltered Housing Scheme to separate car parking for church and residential housing scheme (05/01302/B), Approved. - Erection of a sheltered housing complex to replace existing church hall with associated car parking, new access road, landscaping and the creation of a car park for sole use of church members (Resubmission 05/00038/B), Approved. - Erection of a sheltered housing complex to replace existing church hall with associated car parking, new access road, landscaping and the creation of a car park for sole use of church members (04/01079/B), was refused on the grounds that: - The proposed sheltered housing complex would be of a height, form, and style which would be inappropriate so close to St Ninian's Church, and would thus affect adversely the setting and landmark quality of the Church. - The development would result in the undesirable and unwarranted loss, or eventual loss, of trees which are attractive and of public amenity value. - It is not at this time possible to provide a supply of potable water to serve the development. - Approval in principle for demolition of church hall, erection of dwellings and replacement hall (01/02426/A), Approved. - Approval in principle for demolition of existing hall & erection of new hall, community housing, access and car parking (00/00595/A), Refused. - St Ninian's Church is a building of architectural and historic interest; new building on the land to the south of the nave or to the east of the east window would affect adversely the setting of the church and also views of it from Ballaquayle Road, and would thus be detrimental to this interest. NOTE: It is recommended that the applicant consult with the Department's Conservation Officer with regard to the preparation of a revised application in respect of the land to the east of the path and south of the church. ### Proposal The application proposes the erection of 3 temporary signs, one at each corner of the site (SE, SW and NW). There are two types of signage; the first sign 1 has a total height of 4.6 metres and a width of 2.4 metres and the second has a height of 2.4 metres and a width of 2.4 metres. ### Representations The Douglas Corporation has considered the application and has no objections. The Department of Transport have objected:- The signage is too close to the pedestrian crossing used to access the school and away from the site entrance. This has the potential to distract motorists outside a school. Chief Fire Officer:- Applicant to consult with Fire Safety Department as part of this scheme falls within the scope of the Fire Precautions Flats Regulations 1996. We have received no privately written representations objecting to the application. ### Assessment / Recommendation Material Planning matters which need to be considered regarding this application include:- 1. Impact upon the street scene and upon the Registered Building; and 2. Highway Safety #### Impact upon the street scene and upon the Registered Building As St Ninian’s Church is a Registered Building, consideration needs to be taken to ensure the appearance, design and size of the temporary signs do not detract setting from the Registered Building. Whilst the signs do detract slightly from the Registered Building, as they are temporary I consider the detraction is not sufficient enough to warrant a refusal on these grounds. Regarding the impact the signs have upon the street scene, I do not consider they have an adverse visual impact to the detriment of the surrounding area, again as they are only temporary. #### Highway Safety The two signs located northeast and northwest of the site are smaller but do not create possible road safety issues, therefore these signs would be acceptable in the indicated locations. The largest of the three signs is located in a prominent corner position within the street scene and therefore very visible, particularly from Ballaquayle Road. The signage is also in close proximity of a zebra crossing which serves members of the public but also the pupils of St Ninian’s High School which is adjacent to the site. Therefore the objection from the Highway Division that; the signage is too close to the pedestrian crossing used to access the school is a valid objection and one which raises concern to road safety due to the potential of motorists being distracted whilst driving along Ballaquayle Road towards the crossing. For this reason the sign located on the corner of Ballaquayle Road and St Ninian’s Road would be inappropriate in this location and therefore my recommendation is for a refusal. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Douglas Corporation The Department of Transport I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: Chief Fire Officer ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 29.11.2006 ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The signage located at the southwest corner of the site is close to the pedestrian crossing used to access the school. The signage in this location has the potential to distract motorists; as such it would be detrimental to road safety. - 1. As the signage has been erected and the retrospective application been refused, within 28 days of the date of this notice as it becomes final, the signage must be removed and the site made good. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Refused Date: 8/12/06 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/80934-braddan-st-ninians-church-hall-st-signage/documents/1221772*