**Document:** Planning Report and Recommendations **Application:** 09/00485/D — Erection of roadside advertising signage **Decision:** Refused **Decision Date:** 2009-06-02 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62600-braddan-nook-quarterbridge-road-signage/documents/1373248 --- # Planning Report and Recommendations **Application No.:** ** 09/00485/D ** **Applicant:** ** Mr Stuart Campbell Hampson ** **Proposal:** ** Erection of roadside advertising signage ** **Site Address:** ** The Nook Quarterbridge Road Douglas Isle Of Man IM1 5EG --- ### Considerations **Case Officer:** Mr Gary Barr ** **Photo Taken:** ** 11.05.2009 ** **Site Visit:** ** 11.05.2009 ** **Expected Decision Level:** ** Senior Planning Officer --- ### Written Representations - **Glebe Cottage Church Road Maughold Isle Of Man** - **Interest expressed** - **11 Hillberry Close Douglas Isle Of Man IM2 6HP** - **Objects to the proposal** --- ### Consultations - **Consultee:** Highways Division - **Notes:** Objection - See file - **Consultee:** Douglas Corporation - **Notes:** - **Consultee:** Douglas Development Partnership - **Notes:** Comments received - **Consultee:** Manx Electricity Authority - **Notes:** Comments received --- ### Officer's Report #### The Site The application site represents the curtilage of "The Nook" which is a Registered Building (137) located at the southern end of Quarterbridge Road at the junction of the Quarterbridge roundabouts in Douglas. ## The Proposal This retrospective planning application seeks approval for a display area 1m x 20m to erect advertising signs. The area in question is located a long the western boundary of the site, at ground level. ## Planning Status The application site is within an area zoned as "Predominantly Residential Use" under the Douglas South Local Plan, adopted by Tynwald 1998. The Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application - 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." ## 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. ## 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". ## Planning History The following previous planning applications should be considered relevant in the assessment and determination of this application: 2 June 2009 PA 87/00379/D - Erection of an advertisement display hoarding, land adjoining The Nook Stores - Refused PA 90/01975/B - a) alterations and extension and b) erection of a free standing sign - Permitted PA 97/02242/F - Erection of advertising sign, land at the Quarterbridge - Refused PA 97/01474/GB - Erection of advertising sign, The Nooks Store, Quarterbridge Road - Refused PA 01/02286/GB - Erection of two advertising signs - Refused PA 02/01162/GB - Erection of advertising signage - Permitted REPRESENTATIONS Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division have objected to the proposal as the proposed hoardings and banners will project over the highway and the DOT have no powers or policy to allow advertising on the highway. Signs at this location may distract drivers attention away from the road, contrary to the intentions of highway safety. The Douglas Development Partnership has written in opposition to this application. The Development Partnership submitted a complaint to the Department in January this year with regard to the unauthorised advertisements displayed on this site which is considered to be very detrimental to the appearance of this important and prominent road junction at the entrance into Douglas. The proposal is in contradiction to General Policy 7 of the Strategic Plan which 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." The owner and / or occupier of 11 Hillberry Close, Douglas (Mr K.M. Holker) has objected to the proposed development. The roundabout is the major highway both into Douglas, Peel and Castletown and feels that the signs would be eyesore and detrimental to the area. It would also be a hazard to drivers who might read the signs while driving. The owner and / or occupier of Glebe Cottage, Church Road, Maughold (Mr Ian Bleasdale) has objected to the proposed application. Though there is an attempt to limit the application to the low retaining wall, many of the signs are throughout the slope in an unattractive manner. This is one of many areas in Douglas (around Quarterbridge, Peel Road and in front of Port-e-Shee Sports ground) and the Isle of Man which seem to get by without reference to the Display of Advertisement Regulations. Some of these disfigurations spoil the Islands appearance. Manx Electricity Authority have commented that as there are underground cables/overhead lines present in the area the applicant needs to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site. ## ASSESSMENT Given the history of the application site and the provisions set out in General Policy 2, 6 & 7 of the Isle of Man Strategic Plan 2007, it is appropriate to access the impact of the advertising display area has on the amenity and public safety of the locality. By reason of its siting, the sign display area at the Quarterbridge, which is one of the most prominent junctions within Isle of Man detracts from the visual amenities of the surrounding area. The signs would adversely affect the appearance of the residential curtilage of the Nook (Registered Building 137) and introduces of an overabundance of signs at this junction. At present there are a variety of 2 June 2009 different sizes and styles from different businesses which unduly harms the appearance of the surrounding landscape and townscape. The design and use of materials are not of a sufficient quality and in any uniformed appearance to be considered acceptable. The various signs represent incongruous features to the green landscape which is the backdrop to the advertisements. The advertising signage area (1m H x 20m L) is substantial in size and displays numerous signs which do not relate to the site or building in which they are situated, which is contrary to the provisions set out by General Policy 7. If this application was approved, in theory, the signs could be alternated each week or month similar to a 'billboard' type advertisement, which would be detrimental to the locality. As such, the combination of size, numbers and location act to amplify the prominence of the signage area to an unacceptable level. The objection from The Highways Division of the Department of Transport regarding the signage projecting over the highway and that the signs may distract drivers attention away from the road are contrary to the intentions of highway safety, as such it is considered a refusal on highway safety grounds would be appropriate. **RECOMMENDATION** For the reasons stated it is considered that the display signs are unacceptable and it is recommended that the planning application be refused. ## **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of Transport Highways Division - Douglas Corporation Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: - The Douglas Development Partnership - Manx Electricity Authority The owner and / or occupier of Glebe Cottage, Church Road, Maughold (Mr Ian Bleasdale) The owner and / or occupier of 11 Hillberry Close, Douglas (Mr K.M. Holker) **Recommendation** **Recommended Decision:** Refused **Date of Recommendation:** 26.05.2009 **Conditions and Notes for Approval / Reasons and Notes for Refusal** **C : Conditions for approval** **N : Notes attached to conditions** 2 June 2009 ## R : Reasons for refusal ## O : Notes attached to refusals R 1. By reason of their design, scale, siting and number, the advertising signage unduly harms the appearance of the surrounding landscape at this prominent junction to the detriment of the visual amenities of the locality. The proposal is therefore contrary to General Policies 2, 6 and 7 of the Isle of Man Strategic Plan 2007. R 2. The signage area would be contrary to the relevant policies as it would create a highway hazard due to the signage projecting over the highway and as the signs may distract drivers attention away from the road. I confirm that this decision accords with Government Circular No 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 : Refused Date : 2 June 2009 Signed : ______________________________ Senior Planning Officer 2 June 2009 09/00485/D Page 5 of 5 --- *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/62600-braddan-nook-quarterbridge-road-signage/documents/1373248*