Royal Buildings Corner Of Main Road And 171 Royal Avenue Onchan Isle Of Man IM3 1LL
Officer's Report
Introduction
This application seeks permission for the erection of signage on a new block of apartments in an area zoned as Mixed Use, it is also in the Onchan Conservation Area. The application is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of Royal Buildings, Corner of Main Road and 171 Royal Avenue, Onchan. An apartment block has now been erected on this site and is nearing completion.
The site is situated to the south east side of the highway. To the south west of the application site is the Isle of Man Bank Building, opposite that is the Manx Arms Public House. On the opposite side of the highway from the application site is the Co-op store and a take away pizza shop.
The Proposal
The application seeks approval for the erection of signage on the side elevations, front elevation and rear elevation. The signage would measure approximately 1.2m x 2.4m, the signage would have a glossy finish which would be black with a white strip below. The sign would advertise the new apartments and would have the Hartford Homes logo. The signs would be temporary, the approval is requested for a period of 18 months.
Planning History
The most recent application was in 2010 which was for the erection of a building to provide 29 apartments and office accommodation and associated parking. The application was approved.
Development Plan Policies
The application site is in an area zoned as "Mixed Use" identified on the Onchan Local Plan 2000. It is also in the Onchan Conservation Area. It is appropriate to consider General Policy 6 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
General Policy 6
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;
Case Officer :
Miss Laura Davy
Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
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.
8. 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.
Consultations
Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.
Onchan Commissioners recommend that the application be approved.
Assessment
The signs would be of a temporary nature in order to advertise the apartments for rent and for sale.
The proposed signage is considered to be of a high standard of design and the materials proposed appear to be of a high quality.
The proposed signage would be sited so as not to cause a highways safety hazard and so that it would not detract from the surrounding area.
Whilst the proposed signage would not enhance the character and appearance of the Conservation Area it is considered that the proposal would not detract from the special features which contribute to the character and appearance of the Conservation Area.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Part Status
The local authority, Onchan Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 03.02.2012
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
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The temporary signage shall be removed from the application site on or before the 1st December 2013.
C 3. This permission relates to the erection of temporary signage as shown in drawings AT-01, AT-02, AT-03 and AT-04 received 6th January 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 6-2-12
Determining officer (delete as appropriate)
Signed : Soo houu Anthony Holmes Senior Planning Officer
Signed : Soo houu Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer
Signed : Jennifer Chance Development Control Manager
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