Officer Report 12/00337/D

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks approval for the erection of advertising signage at a property which is currently used as a showroom. The application is considered to be unacceptable and is not in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Motors & Mowers, Station Road, Kirk Michael which is situated to the western side of Station Road. To the south of the application site is a residential property "Garey Veg" and to the west is a residential property "Sea Crest".

1. The building on the application site is single storey and is used as a showroom for Motors & Mowers. There is also a two storey building farthest from the junction which is attached to the single storey building. There are advertisement banners on this building and also the single storey show room.

The Proposal

1. The application seeks approval for the erection of advertising signage. One sign would be attached to the side elevation the other would be a totem design which would be erected to the front of the property.

1. The signage which would be attached to the property would be approximately 5m in length and would be approximately 0.5m in height.

1. The totem style signage would be approximately 1m in length and 3.4m in height.

1. The signage would be constructed of aluminium and would be mounted on steel framework; the fascia of the sign would be constructed of acrylic. The signage would be non-illuminated.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "works" identified on the Kirk Michael 1994. The application site has an established use as commercial premises; it is also in the Kirk Michael

Application No.:	12/00337/D
Applicant:	Countrywide Maintenance
Proposal:	Erection of advertising signage
Site Address:	Motors & Mowers
	Station Road
	Kirk Michael
	Isle Of Man
	IM6 1AE

Conservation Area. It is appropriate to consider General Policy 6, Environment Policy 35 and Environment Policy 37 of the Isle of Man Strategic Plan (20th June 2007).

10. 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; 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.

11. 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.

12. 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.

Consultations

1. Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.
2. Michael Commissioners object as the freestanding board would be too large and obtrusive and would not be in keeping with the Conservation Area.

Assessment

1. There are elements of the proposed signage which are considered to be an improvement from the temporary banner signage. However it is considered that the boxy appearance of the signs would not contribute to the character and appearance of the site and Conservation Area in general.

Conservation Officer'S Supplementary Report:

1. As the application site is located within the Kirk Michael Conservation Area, designated in 23rd June 2006, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Environment Policies 35 and 37 and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) is also considered to be relevant to determining this application.
2. 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."

1. That proposed is the erection of advertising signage in the form of non-illuminating signage to the gable end of the building on to Main Road and a ‘totem’ style non illuminated sign on the corner of Main Road and Station Road.

1. It is clear that the business has been in place since before the designation of the Conservation Area and that there has been associated signage in place since at least July 2005 when Conservation carried out a photographic survey of Kirk Michael as part of the Conservation Area designation process. At the same time, there was a flag pole in roughly the same location as the proposed ‘totem’ sign. The existing signage would appear to be formed in plastic and affixed to the gable wall.

1. It should be considered, that there is also existing signage in place to the gable end of the two storey section, furthest away from the junction which is similarly visible from Main Road when approaching the building from Ramsey. This is not part of this application, but is obviously a part of the advertisement for the business.

1. The question therefore, is whether the proposed complies with the policy and in doing so, preserve, or enhances the character of the Conservation Area.

1. It is considered that whilst the simpler graphics of the new gable end signage are an improvement on the existing sign the use of materials and ‘boxlike’ nature of the sign are not appropriate and are considered to be contrary to Environmental Policy 37. The addition of the ‘totem’ style sign on the junction, is also considered to be detrimental to the character of the Conservation Area as it adds to the visual clutter of the streetscape and is formed in materials that are considered to be contrary to Environmental Policy 37 and in doing so, are unacceptable.

1. For the above reasons the application is considered to be unacceptable and is recommended for refusal.

Party Status

1. The local authority, Michael 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.

1. 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: Refused

Date of Recommendation: 16.04.2012

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

R 1.

By reason of the signs style, finish, design and use of materials it is considered that the proposed development would not preserve or enhance the Conservation Area and would therefore be contrary to Environment Policy 35 and Environment Policy 37 of the Isle of Man Strategic Plan.

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 : Refused Date : 18/4/12

Determining officer (delete as appropriate)

Signed : A. H. O. M. Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager