Officer Report

Application No.: 16/00445/D Applicant: Heron & Brearley Ltd Proposal: Installation of signage to outside seating area barriers Site Address: Vino 1 Quines Corner Douglas Isle Of Man IM1 4LF Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is part of the highway area to the front of 1 Quine's Corner (vino) along North Quay, which is within ownership of the Department of Infrastructure. - 1.2 Vino is currently operating on the ground floor as a mixed use wine bar and shop restaurant. The property is an end of block corner building in a prominent location which faces South on the corner of North Quay and Quine's Corner. - 1.3 The site is within the Douglas (North Quay) Conservation Area.

2.0 THE PROPOSAL - 2.1 Advert consent is sought for addition of adverts, explicitly the name of the wine/bar shop 'vino', who is the applicant, to fabric panels proposed to surround an outdoor seating area. Drawing 203 is submitted for illustrated purposes only. - 2.2 Amended plans were submitted clarifying the size of the panels. - 2.3 The creation of an outdoor seating area and related barriers and posts are the subject of a separate application 16/00353.

3.0 PLANNING HISTORY - 3.1 The application site and surrounding area has been the subject of a number of planning applications, the following of which are considered to have material relevance to the determination of the current planning application: At application site

• o 15/00223/D - Erection of non-illuminated signage - APPROVED
• o 14/01275/B - Change of use from retail to mixed use shop and wine bar with associated external changes - APPROVED
• o 06/00655/B - Highway improvement works from junction of Quines Corner to Parade Street Roundabout - APPROVED Others along North Quay:
• o 10/00680/B - Extension of existing outside seating area [14 North Quay] - APPROVED

• o 16/00458/C - Extension of existing outside area [at 32 North Quay] - PCO
• o 16/00353/b - Creation of outside area [at 1 Quine's Corner] - PCO
• o 15/00610/B - Creation of an outside seating area (retrospective) [Former The Clarendon, Farmers Retail & Douglas Hotel Site] - APPROVED
• o 15/00611/D - Adverts on panels of seating area [Former The Clarendon, Farmers Retail & Douglas Hotel Site] - APPROVED
• o 13/00346/B - Creation of an outside seating area [at 32 North Quay] - APPROVED
• o 08/00793/B - Creation of an outside seating area [at The British Hotel] - APPROVED
• o 09/00303/B - Creation of an outside seating area [at 35 North Quay] - APPROVED

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area designated as predominantly shopping under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). As previously mentioned the application site is within the Douglas North Quay Conservation Area. The application side is also within the Douglas flood zone which has a return period of 200 years. - 4.2 The following policies and material in the Isle of Man Strategic Plan 2007 are considered relevant. - 4.3 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:

• (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; (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.

4.4 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."

4.5 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." - 4.6 Environment Policy 37 states: "As a general policy, advertisements within Conservation Areas will be permitted 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".

4.7 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.'

- 5.0 REPRESENTATIONS

5.1 DOI Highways Division have no objection to the proposal. 09.05.2016. - 5.2 No other representations were received at the time of writing.

6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this application are the impacts of the signage on the existing appearance and character of the building itself and the Douglas North Quay Conservation Area. - 6.2 The signage is elegant in appearance and compliments the existing building and locality well. - 6.3 Environment 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area in the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development. It is considered that the signage would not harm the character and appearance of the application building and Conservation Area and is therefore deemed an acceptable form of development. - 6.4 The signage is considered to be simple in form and layout and of a high quality in terms of materials and finish. As a result, it is considered to have a neutral impact upon the character of the Conservation Area in this location. - 6.5 The proposed signage is considered to have a neutral impact upon the character of the Conservation Area and is therefore considered to comply with Strategic Policy 4, General Policies 1,2,6 and 7, Environmental Policy 35 and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is considered acceptable.

7.0 RECOMMENDATION - 7.1 It is recommended that the application is approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013, 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) Persons to whom notice has been given under regulation 10(3)(a)(i)
• (d) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (e) The Highways Division of the Department;
• (f) The Ports Division of the Department;
• (g) The operator of the railway or tramway; and
• (h) The local authority in whose district the land the subject of the application is situated.

"With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order"

Recommendation Recommended Decision: Permitted

Date of Recommendation: 23.05.2016 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.

This approval relates to Location Plan 1609-QC-100 date stamped received 19 April 2016 and drawing nos 1609-QC-200 Rev E and 201 Rev A and Panel Details all date stamped received 13 May 2016.

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: 25.05.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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