Officer Planning Report

Planning Report And Recommendations {{table:475033}} ### Considerations {{table:475031}} ### Written Representations ### Consultations {{table:475032}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a property located on Main Road, Onchan. The application seeks approval for the erection of illuminated signage on the front elevation of the property. PLANNING HISTORY

Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

REPRESENTATIONS Onchan District Commissioners recommend that the planning application be approved subject to the signage being switched off at 10:00pm. The Department of Transport Highways Division do not oppose the planning application. PLANNING POLICY

In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (residential/office/retail) under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:

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."

Assessment

The application seeks approval for the erection of illuminated signage on the front elevation of the property. Given that the property is located within an area of mixed use development, which already includes offices, the provision of signage is not considered to be unusual or generally unreasonable. As the proposed signage is for an established insurance business that has several offices around the Island it is concluded that the design is acceptable. The signage is appropriate to the property, does not unduly detract from the surrounding area and does not cause issues of highway safety. As such, it is concluded that the proposal accords with the land use designation and the provisions of the relevant planning policies contained within the Isle of Man Strategic Plan 2007.

It is recommended that the application be approved. As stated earlier, Onchan District Commissioners have requested that any approval be subject to the signage being switched off at 10:00pm. In the interests of general amenity it is considered not to be unreasonable to impose a condition relating to the hours of illumination. Based on reasonable expectations of opening hours it is considered that illumination should be restricted to 8:00am and 9:00pm in any one day.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 08.04.2009