Officer Report

Application No.: 17/01313/D Applicant: Gareth Capper Proposal: Installation of signage Site Address: Palace Hotel And Casino Palace Buildings Central Promenade Douglas Isle Of Man IM2 4NA Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.01.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions 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.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 21st December and email dated 28th November 2017. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the Palace Hotel, Central Promenade, Douglas. The Palace Hotel is a mid 20th century hotel building with its architecture very much of its time. The building has five storeys and is a concrete structure with flat roof. It has large areas of glazing at the front which has a two storey projecting section. As well as a hotel, the building also comprises a nightclub ("Tahiko") and casino.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of signage (total 5). Four of the signs would be located to the front/side of the hotel, while a single sign would be located to the rear elevation of the building. The signs would be made up mainly of individually stuck aluminium letter/logos advertising the "Best Western Palace Hotel & Casino". Only Sign 2 would be illuminated and this is internally illuminated.

3.0 PLANNING HISTORY - 3.1 There are a number of previous planning applications; however, only the following is considered relevant in the assessment and determination of this application: - 3.2 Installation of replacement advertising signage for Gala Group Ltd (Conservation Area) 05/00996/D - APPROVED - 3.3 Alterations to hotel frontage including new signage - 97/01187/B - APPROVED - 3.4 Erection of advertising signs - 96/01948/D - APPROVED - 3.5 Provision of advertising sign - 96/00422/D - APPROVED - 3.6 Installation of advertising signs - 95/00812/D - REFUSED - 3.7 Erection of advertising hoardings and fencing - 95/00811/B - REFUSED

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The site is designated as The area is zoned as "Tourism" under the Douglas Local Plan

1. The site is within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains a number of policies that are considered specifically material to the assessment of this current planning application: - 4.3 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."

4.4 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." - 4.5 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." - 4.6 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."

5.0 CONSULTATIONS - 5.1 Douglas Borough Council has no objection (on 18.01.2018). - 5.2 DOI Highway Services do not oppose (12.01.2018).

6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. Further Environment Policy 37 follows the same lines in terms of any proposal preserves or enhances the Conservation Area, but also requires the signage is in a style appropriate to the character of the area, uses traditional materials and finishes but not glossy and highly reflective materials and internally illuminated box fascia and projecting box signs are excluded. - 6.3 This site and building is somewhat different to the appearance and style of the majority of the Promenaded buildings, being of a 1960s/70's styled building which has a totally different approach and finish to the traditional Victorian seafront properties. Accordingly, having traditional signage as normally sought, would appear at odds with the building. That is not indicating that any more modern signage would be acceptable. In this case the use of individually stuck letter/logos is considered acceptable and in keeping with the existing property, while also still acknowledging the Conservation Area. Further, the style of signage would be replacing the existing significant of similar styles, albeit it is considered the design of the new signage would be an enhancement. - 6.4 The signage and lettering are all appropriate and would be appropriate to the style of the building and would not cause any unacceptable harm to the Conservation Area, therefore comply with EP35 & 37 GP 6 & 7 of the Isle of Man Strategic Plan 2016.

7.0 CONCLUSION - 7.1 Overall, the signage and lettering are all appropriate and would be appropriate to the style of the building and would not cause any unacceptable harm to the Conservation Area, therefore comply with EP35 & 37 GP 6 & 7 of the Isle of Man Strategic Plan 2016. A recommendation of approval is made.

8.0 PARTY 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 of Infrastructure;
• (f) The Ports Division of the Department of Infrastructure;
• (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:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 29.01.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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