DEC Officers Report

Officer's Report

Application No.:	14/00281/D
Applicant:	Mannin Retail Ltd
Proposal:	Erection of advertising signage with lighting
Site Address:	70-72 Bucks Road Douglas Isle Of Man IM1 3AE
Case Officer:	Mr Edward Baker
Photo Taken:
Site Visit:	01.04.2014
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is Nos. 70 and 72 Bucks Road, Douglas. It comprises a small neighbourhood shop and forms part of the retail frontage to the east side of Bucks Road. The shop was formerly Whilo's but is now operated by Spar.

The Proposal

1. Advertisement consent is sought for illuminated signage on the shop front including a trough down lighter.

Planning History

1. The site has the following relevant history:

13/00882/D - approval granted in 2013 for illuminated signage.

12/00329/D - application refused at appeal for continued display of externally illuminated fascia sign and the display of illuminated display panels showing services offered and opening hours.

12/01603/B - approval granted in 2013 to retain existing shop front in a modified form.

12/00329/D - application refused at appeal in 2012 for continued display of externally illuminated fascia sign and the display of illuminated display panels showing services offered and opening hours.

09/00505/B - approval granted in 2009 for Shop front amendments and revised rear section.

08/01909/B - application refused in 2008 for installation of replacement shop fronts.

08/00794/B - approval granted in 2008 for alterations, erection of extension and conversion of existing living accommodation into an apartment.

98/02059/B - approval granted in 1998 for Installation of new shop front and creation of flat over.

1. There are a number of later decisions relating to a change of use of the building, none of which are considered directly relevant to the current application.

Planning Policy

1. The site and adjacent land are identified as being predominantly residential by the Douglas Local Plan 1998.

1. General Policy 6 of the Isle of Man Strategic Plan 2007 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.

Representations

1. Douglas Borough Council - no response to date.

1. Highways Service - no objection.

Assessment

Background

1. Nos. 70 and 72 were originally two shops but have been converted into a small single general store. The shop front was originally altered without planning approval, but this has now been authorised following the grant of retrospective planning approval. The shop has changed hands and was originally Whilo's but is now occupied by Spar.

The effect of the proposal on the amenity of the area

1. The proposed signage is considered acceptable in terms of its impact on visual amenity. The layout of the signage acknowledges that the premises were originally two shops which is welcomed. The main sign above the right hand side of the shop will have trough lighting. It would probably be preferably to have down lighters or spot lights, however, on balance the design of the trough light is considered acceptable. It is considered that the character and appearance of the area would be preserved. A condition is recommended to require that the lighting is only kept on during opening hours (and up to half an hour either side) in the interests of avoiding unnecessary light pollution.

The effect of the proposal on public safety

1. The Highways Service offers no objection to the application and it is considered that the signage would not have any adverse impacts on highway or public safety generally.

Recommendation

1. It is recommended that approval is granted.

Party Status

1. The following parties should be afforded interested person status:

The local authority, Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highway Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.07.2014

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 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.

C 2. The signage shall not be illuminated unless during the opening hours of the shop or before 30 minutes of opening or within 30 minutes after closing.

Reason: In the interests of the amenity of the locality.

This approval relates to Site location plan (Drawing Number 1404-WO-100) and unnumbered main drawing showing proposed signage received on 07 March 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made: Permitted Date: 17-7-14

Determining officer (delete as appropriate)

Signed: _________________________ Signed: _________________________

Chris Balmer Senior Planning Officer Sarah Corlett Senior Planning Officer Signed : ... Michael Gallagher Director of Planning and Building Control

Chris Balmer Senior Planning Officer Sarah Corlett Senior Planning Officer Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Head of Development Management

11 July 2014

Signed : ... Jennifer Chance Head of Development Management

11 July 2014