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The application site represents the cartilage of Clinches Celtic Tavern, 2 & 3 North Quay in Douglas. The property is a Registered Building (78) situated at the bottom of Bank Hill where North Quay and Bank Hill meet.
The application site is located within an area of "Mixed Use – Town Centre" it's identified as Registered Building (78) and within a Conservation Area on the Douglas Central Local Plan, 1998. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - Environment Policy 37:
"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 following applications should be considered in the assessment and determination of this application:
Case – PA 86/01074/A Approval in principle to part demolish, construct and conversion into restaurant, shops, offices and car park – Permitted
Case – PA 86/01395/B Alteration to convert ground and first floors into restaurant and associated facilities – Permitted
Case - PA 86/01417/B Construction of Office building, shops and showroom development and 4 flats – Permitted
Case - PA 87/00251/B Provision of two additional residential units, one in top level of tower and one over service archway – Permitted
Case - PA 87/00959/C Change of use of 3 flats over shop units to office units – Refused
Case - PA 87/00251/B Exterior lighting over signage and floodlighting of tower – Permitted
Case – PA 08/01785/GB Main entrance alterations (In association with 08/01787/CON) – Pending
Case – PA 08/01787/CON Registered Building consent for main entrance alterations (In association with 08/01785/GB) Registered Building Nos.078 – Pending
This application seeks approval for three advertisement signs to the west elevation and one to the south elevation which is the main entrance to the restaurant. Sign 1 has red lettering on 10mm thick Perspex and be 3067mm x 530mm. Sign 3 has red lettering and measure 1967mm x 355mm. The sign at the entrance is of similar style to the others and measures 1631mm x 355mm.
Sign 2 is a poster advertisement covering the window on the side elevation.
Douglas Corporation has no objection to the proposed application.
The Department of Transport Highways Division have not commented on the proposal.
The application site is located within a Conservation Area and in an area of Mixed Use on the Douglas Central Local Plan, 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. Environment Policy 37 of Isle of Man Strategic Plan 2007).
Signs 1, 3 and 4 have minimal impact on the visual amenities of the area and are in-keeping with the character of the registered building and not affect adversely the locality. In regard to Sign 2 on the western elevation of the building, it does not respect the site and surroundings in terms of the size, colour and design. The size of the proposal is inappropriate for the elevation and the building in
general; the design and colours used are too vibrant and out of character for this building. It does not preserve or enhance the character of this Conservation Area or the Registered Building, which no traditional style and colours used.
As the property is located within the Douglas North Quay Conservation Area (designated in 1990) the content of this application has been considered with particular regard to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
When considering such a scheme within a Conservation Area, it is necessary to ascertain whether the proposals preserve or enhance the Conservation Area. These proposals seek approval for three signs to the West elevation and one on the South elevation of a building located on the corner of Bank Hill and North Quay. The building is therefore prominently located and immediately adjacent to the Clinch's Brewery Building which is a Registered Building (RB78) and directly opposite The Railway Station, also a Registered Building (RB74), across Bank's Hill.
Signs 1, 3 and 4 are considered acceptable as they are simple and sympathetic to the Conservation Area however, Sign 2 is considered to be detrimental to the character of the Conservation Area by reason of its scale and design.
For these reasons the proposal is considered unacceptable and it is recommended that the application be refused.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Douglas Corporation
The Department of Transport Highways Division
Recommended Decision: Refused
Date of Recommendation: 19.03.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed application would be contrary Environment Policy 37 of the Isle of Man Strategic Plan 2007 by reason of its scale and design in that sign 2 is a unduly prominent and incongruous feature
to the street scene, which does not preserve or enhance the character and appearance of the Conservation Area and is detrimental to the visual amenities of the locality.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Refused Date: 19/3/09
Signed: [Handwritten signature] Acting Senior Planning Officer
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