DEC Officer Report

Application No.: 23/01480/D Applicant: Hartford Homes Proposal: Erection of Non Illuminated Development Sales Board Site Address: Netherby Douglas Road Castletown Isle Of Man IM9 1TN Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.01.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The two signs hereby approved shall be for a limited period of 24 months from the date of this approval or until the last dwelling approved under PA 21/01567/B has been occupied, whichever is sooner, and shall be removed from site and the landscaping as approved by condition 7 of PA 21/00278/B (Drawing 01 Planting Plan 1 of 2) be completed.

Reason: The development has only been found to be acceptable on a temporary basis because it meets a specific need of the advisement of houses for sale in relation to 21/01567/B.

• C 2. No approval is hereby given for any form of illumination of the sign hereby approved. Reason: In the interest of the visual amenities of the area/landscape.

This application has been recommended for approval for the following reason.

It is considered the proposal would not have any significant adverse impacts upon public or private amenities and would therefore comply with General Policy 2, 6, 7 & 8 of the IOM Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 19.12.2023.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site comprises Netherby, Douglas Road, Castletown which currently is a single storey detached garden in large grounds. Planning permission has recently been granted for the demolition of this dwelling and replaced with 7 dwellings.

2.0 THE PROPOSAL - 2.1 The application seeks approval for advertising signage for development site approved under PA 21/01567/B. The signage advertises the houses for sale to the northeast of the entrance of the site off along the Douglas Road. There would be a single sign which would be non-illuminated and have a height of 3.4m and a width of 2.39m. - 2.2 The signage is temporary and discussions with the applicants they have confirmed that a condition which indicates the signage should be removed after 2 years or the last dwelling of the 7 dwellings being occupied whichever is sooner.

- 3.0 PLANNING HISTORY

3.1 The previous planning application is considered relevant in association with this site: - 3.2 Replacement of existing dwelling with the erection of 7 detached dwellings with integral garages and associated access, drainage and landscaping - 21/01567/B - APPROVED

- 4.0 PLANNING POLICY

4.1 Site Designation

• 4.1.1 The site is not designated for development on the Area Plan for the South 2013 (Map 4) and it is not within a Conservation Area. The site is, however, flanked by a Strategic Reserve on the northeast and northwest boundaries, while a Predominantly Residential Area forms the southwest boundary. The site is not prone to flood risks, or within a registered tree area and there are no registered trees on site.

4.2 Strategic Plan

• 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application.

• 4.2.2 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.'

• 4.2.3 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.
• 4.2.4 General Policy 7: 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.
• 4.2.5 General Policy 8: Within rural areas the display of external advertisements will be permitted only where: (a) they are located on or directly next to the premises to which they relate; (b) they do not detract from the appearance of either the immediate area or the landscape; (c) they are normally constructed of traditional materials unless the nature of the display or location would render such materials inappropriate; (d) any illumination, which will be permitted only where it is essential, is kept to a minimum and is so hooded as to prevent undesirable escape of light; (e) they are located so as not to cause a highway safety hazard; and (f) any illumination will not have an adverse effect on areas of ecological value.

5.0 REPRESENTATIONS It should be noted that full comments made by all representations are available on the Online Services - Planning Applications.

5.1 Highway Services (22.12.2023) comment; " After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking." - 5.2 Malew Parish Commissioners have no objections (10.01.2024).

6.0 ASSESSMENT Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application-

• (a) principle of development;
• (b) the potential impact upon the visual amenities of the area; and
• (c) potential impact upon highway safety. PRINCIPLE OF DEVELOPMENT

6.1 The first and main issue relating to this application is the principle of signage on the site. It is noted that the signage is in direct association with the development of 7 dwellings. - 6.2 Works on the site have commenced and therefore the approved scheme is currently under development. Accordingly, the General Policy 6, 7 and 8 should be considered together. However, each indicate that any signage should relate to the building and site on which they are to be displayed, which this proposal would.

• THE POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA
• 6.3 The relevant policies essential ensure that the signage is in keeping with and do not detract from the surrounding area and landscape. Being signage to advertise the 7 dwellings it is considered the proposals are appropriate and not an uncommon feature when housing developments are being constructed. While signage of this size would not necessary be acceptable as permanent features, being temporary features this concern is eased. The signage is non-illuminated and is simple in form. Overall, as part of the overall development/construction phase of the development it is considered the proposal is acceptable in terms of the visual amenities of the area/landscape. POTENTIAL IMPACT UPON HIGHWAY SAFETY/PARKING PROVISION

• 6.4.1 Highway Services have considered the application in terms of the impact upon highway safety for all road users. They have raised no objection.
• 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would not have any significant adverse impacts upon public or private amenities and would therefore comply with General Policy 2, 6, 7 & 8 of the IOM Strategic Plan 2016.

7.2 It is recommended that the planning application be approved for the reasons given within this report. - 8.0 INTERESTED PERSON 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.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 24.01.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.