Officer Report

Application No.: 17/01030/D Applicant: Axle Investments Group Holdings Limited Proposal: Erection of signage Site Address: 45 - 46 Derby Square Douglas Isle Of Man IM1 3LP Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.04.2018 _________________________________________________________________

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. Plans/Drawings/Information;

This approval relates to drawing submitted on the 16th March 2018 referenced; 35524.03. _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report APPLICATION SITE

1.1 The application site is the curtilage of National Tyre Service Ltd located on the western side of Derby Square in Douglas, including the car parking area to the south of the workshop. The car park adjoins the site to the south of the main buildings which are single storey. The car park has an area of around 775 sq m with space for up to 15 cars. - 1.2 The existing building is unique to the area and is a long standing commercial operation sitting within a residential area. The building is a gable fronted metal frame construction with brick/stone walls and a roller shutter door centrally located and timber windows either side in a

• 3 over 3 glazing pattern. The building measures 12m wide and 18.8m long (area 225 sq m) which is set back from the highway by 5m. The height of the building to the ridge is 7.3m.

1.3 The workshop building is strikingly different to the immediate surrounding area, which is characterised by tall Victorian terraced dwellings with a centrally placed Victorian garden. The properties have a rendered finish and a bounded by low rise rendered walls to the front. The application site is within the Windsor Road Conservation Area. - 1.4 Within the Conservation area Appraisal, It is noted that many buildings still retain a high level of their original features to the front elevations. The majority of the buildings are stone built with stucco facades and vertical sliding sash windows. They were embellished with mouldings, columns and cast/wrought iron balconies. (Para 5.2 page 18) The west side of Derby Square; No's 47-58 are noted for their characteristic traits with the terrace being at a higher level of the site with all properties featuring steps up to the front door; the inclusion of ironwork balconies to the front is noted and with erosion of these over the years would be a welcomed reinstatement along its length and some of the mouldings have been lost from above the window heads. There is no mention of the application site. THE PROPOSAL

2.1 Proposed is the erection of a new sign on the front elevation, above the roller shutter doors. The proposed sign would be smaller in length and height than the existing and only feature the name of the company, National Tyres and their logo with a yellow background and red lettering. Across the front of the building would be the individual worded letters denoting the types of works undertaken with the wording in black above the string course moulding and equally positioned. - 2.2 This application should be read in conjunction with PA 17/01029/B - Alterations and extension to tyre fitting workshop, which seeks to rebuild the front façade in a similar fashion to the existing. PLANNING HISTORY

3.1 16/00872/B - Erection of an extension - Approved. This application gained consent to construct a single storey lean to extension on the south elevation within the car park. This provided ancillary accommodation; (reception, office and paper storage) outside of the garage working area, creating an accessible public toilet facility and public waiting area. The proposed extension would measure 5.5m wide and 16m long (88 sq m floor area) with a mono pitched roof tying into the underside of the existing roof. - 3.2 13/00780/B - Rebuilding of perimeter wall (retrospective) - Approved. This application gained approval for the existing car park wall to be demolished and replaced with a rendered concrete wall. - 3.3 11/00988/B - Re- roofing workshop building. Approved. This application sought to reroof the building. The existing roofing was profile asbestos. It was replaced with platsicol sheeting in a colour called "Merlin Grey". DEVELOPMENT PLAN POLICIES

4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Douglas Local Plan Order 1998 Map (South). - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered specifically relevant to the assessment of this planning application: - 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."

4.4 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." - 4.5 Environment Policy 37 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. REPRESENTATIONS

5.1 Douglas Borough Council does not object (18/10/17) - 5.2 Highway Services have commented there is no Highways Interest (22.03.18) ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are the impact of the proposed signage on the character of the conservation area, the existing building and the street scene. - 6.2 It is considered that the proposed signage would complement the proposed use and fit in with the appearance of the refurbished façade. The proposed non-illuminated signage is not considered to cause a detrimental impact on public or private amenity given the existing level signage at the property. It is noted the proposed signage is a replacement and smaller in scale. - 6.3 For the reasons mentioned above, the proposed signage is considered to be of a high standard of design and materials and relate well to the building and site on which they are to be displayed and are in keeping with and do not detract from the surrounding area - 6.4 It is considered the proposal would not detract from those notable features as previously mentioned in the areas character appraisal and would not harm the character of the property or that of the street scene. CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 10.04.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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