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| Application No.: | 11/01639/D |
| Applicant: | Callows Yard Ltd |
| Proposal: | Installation of illuminated and non illuminated signage |
| Site Address: | Callows Yard 17 / 19 Malew Street Castletown Isle Of Man IM9 1AB |
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE LOCAL AUTHORITY HAVE OBJECTED TO THE PROPOSAL WHICH IS RECOMMENDED FOR APPROVAL.
1.0 THE SITE 1.1 The site represents the curtilage of Callows Yard, 17 / 19 Malew Street, Castletown, located to the western side of Malew Street and adjacent to the junction with Malew Street and Bank Street.
2.0 PROPOSAL 2.1 The application seeks approval of the installation of illuminated and non illuminated signage.
3.0 PLANNING STATUS 3.1 The application site is within an area recognised as being an area of 'mixed use' under the Castletown Local Plan Order 1990. The site is within a Conservation Area.
3.2 Under the Modified Draft Area Plan for the South the site is also recognised as being an area of 'mixed use', and the Landscape Assessment indicates the site as being within an area is characterised as being "Urban Area".
3.3 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
"General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 22.12.2011 |
| Site Visit: | 22.12.2011 |
| Expected Decision Level: | Planning Committee |
"Environment Policy 35: 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."
"Policy CA/2 - Special Planning Considerations states; When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
4.1 There have been a number of planning applications in relation to this site, however only the following are considered are considered relevant in the assessment and determination of this application:
Internal and external alterations (to approved layout) 21 Malew Street, rear of 9-15 Malew Street, land in front of Arbory Court, 10-14 Arbory Street, and land between Arbory and Malew Street - 09/01536/B – APPROVED
Erection of new building at 14 Arbory Street and creation of new retail space behind 8 - 12 Arbory Street with link across to retail buildings as approved under 07/00045/B. Removal of existing derelict lean to structures behind 8 - 12 Arbory Street and rearrangement of existing residential apartments in 12 / 14 Arbory Street - 07/01490/B – APPROVED
Development in the centre of Castletown to include 14 Houses, 10 Apartments, 3 Maisonettes, 9 Retail Units, a public thoroughfare linking Arbory and Malew Streets to include public amenities in the form of a Coffee Shop, Town Square, Public Garden and Stone Arch Bridge - 05/01539/B – APPROVED
5.1 Highways Division do not oppose, has no adverse traffic management, parking or road safety implications.
5.2 Castletown Commissioners have objected to the proposal on the grounds that it will not be in keeping with the historic character of Malew Street in a conservation area.
5.3 Castletown Heritage have objected to the application (initial scheme, no comment on amended proposal) which can be summarised as; box facia and the projecting sign would be inappropriate in the Conservation Area in which the building is situated; There is a good precedent for the rejection of such signs; A good number of years ago Barclays Bank wished to put up a sign in their house-style in the square, where no illuminated it was of a very obtrusive blue colour and was removed by mutual agreement, the result is a tactful and yet
striking sign which does not clash with the idea of the conservation area and none of the Castletown banks have projecting signs which are normally found in less tender areas.
6.1 As the application site is located within the Castletown Conservation Area, designated in 2003, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Environment Policy 35 and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) is also considered to be relevant.
6.2 Proposed, is the alteration to the existing entrance doors to afford signage over and the installation of signage to the front of this building, particular to its use as a Tescos.
6.3 The amendments to the entrance doors are not considered to be detrimental to the character of the conservation area as the entrance was itself was formed within the recent development of Callow's Yard and have no particular historic or aesthetic interest. Certainly the proposals to amend these doors will have no more or less impact upon the character of the Conservation Area and are therefore considered acceptable.
6.4 The original application proposed internally illuminated box signs which were considered to be contrary to Policy and to adversely impact upon the character of the Castletown Conservation Area. Through negotiation, the signage has been amended to be externally lit and is now considered to be acceptable.
7.1 The starting point for any development within a Conservation Area is Environment Policy 35. This policy indicates that only development which would preserve or enhance the character or appearance of the Area will be permitted and such development will ensure that the special features contributing to the character and quality are protected against inappropriate development.
7.2 As indicated within the Conservation Officers report the existing frontage and doorway entrance are recently constructed following the redevelopment of Callows Yard. Consequently, the existing frontage differs from the original.
7.3 It is considered whilst not the original frontage, it is in keeping and beneficial to the visual amenities of the street scene.
7.4 Due to this and as the frontage is in a prominent position, being on the junction with Bank Street, it is especially important that any signage is of an acceptable standard.
7.5 As indicated within paragraph 6.4 of the Conservation Officers report, there was initial concerns with the proposed illuminated box signs, which through amended plans overcome these concerns.
7.6 The main aspects which would change the existing frontage is the loss of the arched doorway which is due to the installation of the main sign and the installation of 10mm acrylic lettering pinned off the front wall stating "Tesco Express" and "Open every day xam-xpm". Also a projecting sign (lettering internally illuminated only) is also proposed which would have a projection from the front wall of 0.8 metres, a height of 0.65 metres and a width of 0.12 metres.
7.7 The main 'Tesco Express' lettering will be externally illuminated only, whilst the opening hours sign will be non-illuminated.
7.8 It is considered the design, size and finish of the proposed signage as proposed would be in keeping with the existing frontage and would preserve the street scene and the conservation area and therefore would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
8.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved.
9.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
9.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 12.03.2012
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the installation of illuminated and non illuminated signage as proposed in the submitted documents and drawing 2081/10 02, 2001/10300/EX and 6627ELE1B received on 28th November 2011 and 10th February 2012.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ... ... Committee Meeting Date :
Signed : ... Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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