Officer Report

Application No.: 17/00059/D Applicant: Ballavartyn Developments Ltd Proposal: Installation of non-illuminated signage (retrospective) Site Address: Ballavartyn Equestrian Centre Ballavartyn Road Santon Isle Of Man IM4 1HT Case Officer : Miss S E Corlett Photo Taken: 23.02.2017 Site Visit: 23.02.2017 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is a small parcel of land which lies at the entrance to Ballavartyn Equestrian Centre in Newtown. The site lies to the south of the main entrance to the site which accommodates a range of equestrian facilities, a cafe, kennels, tourist accommodation and a dwelling. The entrance is a new one, created in association with the formation of the equestrian facilities (see Planning History). - 1.2 There has begun to emerge a small area of signage at the entrance to the site including one advertising ice cream, a banner advertising the cafe and a large sign on the hedge advertising the various facilities operational on the site. Also, there is a timber sign which draws attention to events on in the facility and to the cafe. - 1.3 The sign which is the subject of this application is within this group. The highway edge of carriageway markings stops at the widest part of the application site and the stop sign for the exit is set back slightly from the position of what would be the edge of carriageway marking if it continued across the entrance. THE PROPOSAL

2.1 Proposed is the retention of a single sign, the timber one currently on site, with interchangeable boards advertising the cafe, events and the dog kennels. - 2.2 This sign is no higher than 1.5m from ground level and 1350mm wide, 250mm thick with two newell caps on top of the posts. The frame and posts are painted white. - 2.3 The sign is positioned 2.4m back from the edge of the highway, less far back from the stop sign. PLANNING POLICY

3.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as not for any particular purpose but as of High Landscape Value and Scenic Significance. As such, there is a presumption against development as set out in General Policy 3 and Environment Policies 1 and 2. There is specific guidance on advertisements in the Strategic Plan as follows:

6.6.3 Within rural areas, advertisements can be disruptive features which affect adversely the appearance of the landscape and the countryside, Lighting can pollute the night sky and may be contrary to nature conservation interests.

General Policy 8 states: "Within rural areas the display of external advertisements will be permitted only where:

• a) They are located on or directly next to the premises to which they relate:
• b) They do not detract from the appearance of either the immediate area or the landscape;
• c) They are normally constructed of traditional materials unless the nature of the display or location would render such materials inappropriate;
• d) Any illumination, which will be permitted only where it is essential, is kept to a minimum and is so hooded as to prevent undesirable escape of light;
• e) They are located so as not to cause a highway safety hazard and
• f) Any illumination will not have an adverse effect on areas of ecological value."

PLANNING HISTORY

4.1 The equestrian facilities were approved under 10/01672/B with the tourist accommodation approved under 16/00940/B, 12/00805/B, 12/00027/B, 13/00795/B, 16/00941/B, 12/00028/B, with a replacement dwelling approved under 12/00030/B. The cafe was added under 13/00474/B and the kennels 16/00297/C. REPRESENTATIONS - 5.1 Highway Services indicate that the sign is acceptable and not detrimental to highway safety (13.02.17).

5.2 Santon Parish Commissioners do not object to the application but raise concern about the large sign mounted on the hedge (14.02.17). ASSESSMENT - 6.1 The issues in this case are whether the proposed signage has any adverse impact on the character or appearance of the countryside and also whether there is any adverse impact on highway safety.

6.2 The sign is neat and appropriate in size to its location and has no adverse visual impact. The other signs present a cluttered appearance at the entrance and if this timber sign is approved these other signs should be removed. None has authorisation.

6.3 Whilst the plans indicate that the sign does not impede visibility, a site visit suggests that it does in fact obscure visibility to the left due to the position of the stop sign relative to the edge of carriageway marking. The applicant has indicated that they can re-paint the stop sign further forward. This should be required as part of any approval. - 6.4 The proposal will result in a tidying up of the existing situation and the application is recommended for approval subject to a condition reflecting the issue raised in 6.3 above.

INTERESTED PERSON STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 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) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word

‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 10.04.2017 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.
• C 2. Before 31st May, 2017 all signs other than that which is the subject of the current application must be removed and the stop sign within the site entrance must be repainted such that it is consistent with the edge of the carriageway markings on each side of the entrance, such that the sign is 2.4m back from the stop sign, which it currently is not. Reason: in the interests of the amenity of the area and highway safety. This decision relates to drawings P10-01 and P10-02 both received on 19th January, 2017.

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: 12.04.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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