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1.1 The application site is a parcel of land within the curtilage of Unit 16 and 16a Snugborough Trading Estate. The parcel of land is located to the north west of the units, on the eastern side of the access into the main estate in Braddan.
2.1 The application seeks approval for the erection of a metal sign measuring 1.2 metres in height and 1.2 metres wide. The sign forms a 'V' shape and thus there are two signs in total. The sign is less than 2 metres in height in its entirety.
2.2 The sign is green with white writing and black directional arrows.
3.1 Lifestyle Furniture was granted consent in 2007 under PA 07/00662/D for the retention of two signs, 1 within the site and one opposite the warehouse. Previously, in 2006 under PA 06/00714/D Lifestyle Furniture proposed the erection of advertising signage, one at the immediate entrance and a further sign to the east of the entrance. This was refused on the grounds The erection of signage at the junction of the estate with the A1, would lead to the distraction of drivers on the adjacent highway, contrary to the interest of road safety and they would have a detrimental visual impact when viewed from the adjacent Highways and would establish a precedent for further applications from traders within the estate. Prior to this, consent was granted in 2004 under PA 04/01778/D for the erection of signage on the front elevation of the building.
3.2 In 2006, consent was sought under PA 06/00469/D for the erection of signage at the entrance to Snugborough Trading Estate. Both of the proposed signs would have the same dimensions would be either side of the entrance to the Trading Estate. This application was refused The potential proliferation of advertising signage at this busy junction would be a distraction to highway users and reduce road safety and the proposed signage would have a detrimental visual impact when viewed from the adjacent Highway and would establish a precedent for further applications from traders within the Estate.
3.3 Previous to the above, and application was submitted in 2006 under PA 06/00385/D for the erection of three advertising signs at the entrance to the trading estate. This planning application was refused on the grounds the potential proliferation of advertising signage at this busy junction would be a distraction to highway users and reduce road safety and the proposed signage would have a detrimental visual impact when viewed from the adjacent Highway and would establish a precedent for further applications from traders within the Estate.
3.4 Prior to PA 06/00385/D, consent was sought under PA 06/00363/D in 2006 for the erection of two signs that would have the same dimensions, and would be either side of the entrance to the Trading Estate. This application was refused on the grounds the potential proliferation of advertising signage at this busy junction would be a distraction to highway users and reduce road safety and the proposed signage would have a detrimental visual impact when viewed from the adjacent Highway and would establish a precedent for further applications from traders within the Estate.
4.1 The application site is in an area zoned as Predominantly Industrial under the Braddan Local Plan 1991.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are relevant to the assessment of this planning application:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
"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."
5.1 Braddan Parish Commissioners object to the planning application on the grounds that there is adequate signage at the Snugborough Trading Estate and there is a need for a uniform approach as opposed to random, ad hoc signs on the entrance road to the estate.
5.2 The Department of Infrastructure Highway Services do not oppose the current planning application.
6.1 The fundamental issue to consider in the assessment of this current planning application is the impact of the signage on the appearance of the locality and impact upon highway safety.
6.2 There is currently one directional sign to the site that sits directly opposite the access to Snugborough Trading Estate which is immediately noticeable as one enters the estate. This existing sign relating to the application site sits adjacent to an official sign outlining the units within the estate. In relation to the application site, this sign is 20+ metres from 16 and 16a Snugborough Trading Estate.
6.3 There are currently three freestanding signs relating to the application site in addition to one sign on the main building. Two of the three existing freestanding signs are located within a car park opposite the application site. The existing directional sign and car park signs are considered to be located in a more ideal location than the sign that seeks consent under this application. The existing sign located next to the official Snugborough Trading Estate is considered to be in an ideal position and provides adequate identification and direction to the site within the estate.
6.4 The sign that seeks consent under this application is considered to introduce unwarranted clutter in this location, and to add to the existing signage would intensify the proliferation of signage to the detriment of the visual amenity. There are already numerous signs relating to the application, one large sign outside of the site, which are considered acceptable and suitable to provide direction to the site.
7.1 For the reasons set out above, the proposal is inappropriate in the location and is concluded that the planning application is contrary to the conditions set out in General Policy 2, 6 and 7 of the Isle of Man Strategic Plan 2007 and is recommended for refusal.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Refused
Date of Recommendation:
13.06.2014
C : Conditions for approval
N : Notes attached to conditions R : Reasons for refusal
R 1.
By reason of the siting and presence of existing signage relating to the application site and Snugborough Trading Estate, the signage would have a detrimental impact on the visual amenity of the locality on the grounds of introducing additional clutter and intensity of proliferation of signage within the area.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Head of Development Management/ Senior Planning Officer.
Decision Made : Refused Date : 16/6/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer
Senior Planning Officer
Signed : _________________________ Michael Gallagher
Director of Planning and Building Control
Signed : _________________________ Jennifer Chance
Head of Development Management
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