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The site represents the residential curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds. The site is located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site.
The application seeks approval for the erection of signage (In association with 11/00116/CON).
The signage board would be fibreglass in finish measuring 1.2m x 2.4m. The boards would have a white background, with green lettering and green mounded edging. The signs are non-illuminating. The site would be position in the northwest corner of the application site.
The application site is within an area recognised as being an area of 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is also a Registered Building (nr 168).
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
"Environment
Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
"Environment
Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
"Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are:
"RB/5: Alterations and Extensions
In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
The following previous planning applications are considered relevant in the assessment and determination of this application:
Erection of signage (In association with 11/00116/CON) - 11/00115/D - PENDING CONSIDERATION
Registered Building consent for the erection of a two storey vehicle exhibition building (In association with 10/01115/GB) Registered Building Nos. 168 - 10/01116/CON - APPROVED
Erection of a two storey vehicle exhibition building (In association with 10/01116/CON) - 10/01115/GB - APPROVED
Registered Building consent for the creation of a storage building (in association with 10/01223/GB) Registered Building Nos. 168 - 10/01224/CON - APPROVED
Creation of a storage building (in association with 10/01224/CON) - 10/01223/GB - APPROVED
Registered Building Consent for the erection of roadside signage at main entrance and rear exit (RB no 168 in association with 09/01205D) - 09/01206/CON - APPROVED
Registered Building consent for revised orchard paved area (In association with 09/00352/GB) Registered Building Nos. 168 - 09/00353/CON - APPROVED
Revised orchard paved area (In association with 09/00353/CON) - 09/00352/GB - APPROVED
Registered Building Consent for the installation of car park lighting and creation of landscaped grass mounding to car park area (Registered Building no 168 in association with 08/02047GB) - 08/02049/CON - APPROVED
Installation of car park lighting and creation of landscaped grass mounding to parking area (In association with 08/02049CON) - 08/02047/GB - APPROVED
Registered Building Consent for the construction of a meter cupboard (In association with 08/01192GB) - 08/01193/CON - APPROVED
Construction of a meter cupboard (Registered Building no 168 in association with 08/01193CON) - 08/01192/GB - APPROVED
Registered Building Consent for alterations and extensions to existing house to create a restaurant, shop, public access and parking areas, including the demolition of existing lean to conservatory and internal alterations (Registered Building no 168, in association with 07/02155GB) - 07/02156/CON - APPROVED
Alterations and extensions to existing house to create a restaurant, shop, public access and parking areas including the demolition of existing lean to conservatory (In association with 07/02156CON) - 07/02155/GB - APPROVED
Registered Building Consent for the erection of a free standing security camera and mounting of a bronze wall plaque on exterior orchard wall (In association with 05/92198GB) - 05/92198/CON - APPROVED
Erection of a free standing security camera and mounting of a bronze wall plaque on exterior orchard wall (In association with 05/92198CON) - 05/92198/GB - APPROVED
Location of commemorative plaque to elevation of Milntown House - 99/01100/GB - APPROVED
REPRESENTATIONS
Highways Division:-
"Do not oppose has no traffic management, parking or road safety implication."
The Authority has received no privately written representations objecting to the application.
As the property is a Registered Building (RB 168) the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS 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.
Proposed is the erection of roadside signage at the north western corner of the site, adjacent to the public highway.
This signage is the final part of the recent development works being carried out at Milntown House which include the addition of a restaurant and associated coach parking etc. The detail of the signage has been discussed with the applicants on site. The signage is in a format and location which is not considered to be detrimental to the character of the Registered Building. The proposals are therefore considered acceptable.
The signage board would be held in place by two metal posts giving the overall signage a maximum height of 3.25 metres. The reasoning for this height is due to the road level being set 0.65 metres above the ground level where the sign would be affixed too. Furthermore, the boundary consists of a 0.95 metre high stone Manx wall. Consequently, the sign board at its lowest point requires being 1.6 metres in height to ensure it is not block by the stone wall.
Taking the Conservation Officer's comments into account, it is considered that the proposals would be appropriate. The signage would have no impact upon the registered building given they are set on the highway, but nor would they have an impact upon the setting of the Registered Building. In conclusion, it is recommended that the planning application be approved due to complying with RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 and Environment Policy 2 of the Isle of Man Strategic Plan (June 2007).
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Lezayre Parish Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 16.02.2011
C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of signage (In association with 11/00115/D) as proposed in the submitted documents and drawings SM11/239/1, SM11/239/2, SM11/239/3 and SM11/239/4 all received on 17th January 2011.
A
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 4/3/11
Signed : Senior Planning Officer
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