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THE APPLICATION SITE AND PROPOSAL The application site comprises the curtilage of Laxey Glen Mills in Laxey. The proposal comprises of the erection of advertising signage on the roadside grain silo. 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 application.
REPRESENTATIONS
Laxey Village Commissioners object to the application on the grounds that they consider the signage to be too large and unsympathetic to the surrounding area. They believe that any signage should be relevant to the use of the building rather than a commercial interest and that the proposed lighting would be unsympathetic.
The Manx Electricity Authority expresses an interest in the application.
In terms of local plan policy, the application site is located within a wider area of land that is designated as being in light industrial use under the Laxey and Lonan Area Plan Order 2005. The application site is also with a Conservation Area. The Laxey and Lonan Area Plan Order 2005 contains one policy that is considered specifically material to the assessment of the application. Policy L/CRB/PR/4 states:
"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of the application:
"Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:
"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."
"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."
The application seeks approval for the erection of advertising signage on the grain silo nearest to the adjacent road. The signage measures 6.4 metres by 3.55 metres and is curved to follow the shape of the silo. The signage is proposed to be illuminated from above by three floodlights that project 0.9 metres from the silo. The application states that the signage is to be used to display information relevant to Laxey Mills when applicable and to be let out all other times.
Given the location of the application site within a Conservation Area the assessment of the proposed signage needs to be made against Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 and General Policy 6, General Policy 7 and Environment Policy 37 of the Isle of Man Strategic Plan 2007.
By reason of its location the proposed signage will be prominent within the area. It is considered that the appearance and prominence of the signage will detract from the surrounding area and neither preserves nor enhances the Conservation Area. As such the proposal is considered to be contrary to the provisions of the relevant planning policy. In addition to this, the intention to display signage unrelated to Laxey Mills and the method of illumination is further contrary to the provisions of the relevant planning policy.
It is recommended that the application be refused.
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:
Laxey Village Commissioners.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Manx Electricity Authority.
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1.
The proposed signage is unacceptable by reason that:
a) it would be overly prominent within the area and detrimental to the character of the Conservation Area; b) it would be used to display advertisements unrelated to Laxey Mills; and c) it would be illuminated in an inappropriate manner.
As such the proposal is contrary to the provisions of Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 and General Policy 6, General Policy 7 and Environment Policy 37 of the Isle of Man Strategic Plan 2007.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made: Refused Date: 4/9/08
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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