Officer Report

Application No.: 14/00816/D Applicant: Hartford Homes Ltd Proposal: Erection of advertising signage Site Address: Corner Of Derby Road & Derby Square Douglas Isle Of Man Case Officer : Mr S Moore Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is No. 1 and 1A Derby Road, Douglas. The site is situated on the corner of the junction of Derby Road with Derby Square with a frontage to both roads. The site was formally occupied by a traditional period two and a half storey detached dwelling. The site has been cleared and is currently being used to facilitate the development of the adjacent site, Nos. 2 - 4 Derby Square, for the erection of two town houses (09//01624/B). Both the application site and adjacent site are owned by the same developer. - 1.2 The site is bounded by highway on its north (Derby Road) and west (Derby Square) sides. Immediately to the other side of the road to the north is an area of open space. To the opposite side of the road to the west is the end of the Victorian terrace on the north side of Derby Square. To the south of the site is No. 2 - 4 Derby Square which has been cleared and where construction is taking place for the erection of the two town houses. The east (rear) of the site backs onto Derby Square Lane from which the site enjoys rear vehicular access. Beyond this further to the east and behind a substantial stone wall is the bowling green and grounds of the Villa Marina. At the rear of the site, on the corner of Derby Road with Derby Square Lane is a single storey shop. This is in separate ownership to the application site and adjacent land. - 1.3 The site is located within the Windsor Road Conservation Area designated in 2003.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the erection of advertising signage. - 2.2 The signage will be 4.267m (14ft) high by 2.438m (8ft) wide. - 2.3 The signage will be mounted on a timber frame. - 2.4 The signage is a glossy finished and illustrates the proposed development with details of the properties and contact information for the development company. - 2.5 The applicant informs that the graphics are to be printed onto exterior grade white vinyl (dri-bond) with a protective overlaminate, it is not to be illuminated and is intended to be temporary, i.e. to be in place for 18 months, or until completion of the property, whichever comes first.

3.0 PLANNING HISTORY - 3.1 The following applications are considered noteworthy in relation to the consideration of the current application:

14/00362/B - Erection of a dwelling to replace former dwelling and shop - Application Permitted

14/00386/CON - retrospective Registered Building Consent for demolition of the original dwelling - Application Permitted

4.0 PLANNING POLICY - 4.1 The site is identified as being within a "predominantly residential" within the Douglas Local Plan 1998. - 4.2 As the property is located within the Windsor Road Conservation Area designated in 2003, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, General Policies 1, 2, 6 and 7, Environmental Policies 35 and 37 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) are also considered to be relevant to the determination of this application. Strategic Policy 4 states: 'Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance.'

• General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

• 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.'

• 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.

• 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.

Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains Policy CA/2, which is considered specifically material to the assessment of this planning application.

Environment Policy 35 states:

'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.'

Environment Policy 37 states: 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. 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 Douglas Borough Council has considered the application and 'have no objection to the proposals'.

6.0 ASSESSMENT - 6.1 The signage is located on the corner of Derby Square and Derby Road and is in place to advertise the development previously approved in application 14/00362/B - for the erection of a dwelling to replace former dwelling and shop, during its construction. - 6.2 Whilst larger than a standard 'For Sale' sign, it is nevertheless of similar design and will be in place "for 18 months, or until completion of the property, whichever comes first." - 6.3 Whilst the signage is perhaps glossy, being printed onto exterior grade white vinyl (dri-bond) with a protective over-laminate, the actual colours used (Trafalgar Blue and red) and the graphics as a whole are of relatively good quality. - 6.4 The signage is not illuminated. - 6.5 The signage is considered to have a neutral impact upon the character of the Conservation Area in this location. - 6.6 In conclusion, the proposed signage is considered to have a neutral impact upon the character of the Conservation Area particularly given its temporary nature, and is therefore considered to comply with Strategic Policy 4, General Policies 1,2,6 and 7, Environmental Policies 35 and 37 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 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS: - 8.1 The local authority Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

04.08.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : 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 advertisement(s) hereby granted consent shall be removed from the site within 18 months of the date of this notice or until completion of the buildings on the application site, whichever comes first. Reason: In the interests of the character and appearance of the Conservation Area.

This approval relates to drawing Number DSS-01 'Site Location Plan', Drawing Number DSS-02 'Sign A Detail' and Drawing Number DSS-03 'Photo Montages' all date stamped as received 10th July 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 : ……13/8/14….. Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :………S Corlett….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management