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| Application No.: | 14/00367/D |
| Applicant: | Little Cherubs Kindergarten |
| Proposal: | Erection of illuminated signage |
| Site Address: | Old Chapel |
| Main Road | |
| Union Mills | |
| Isle Of Man | |
| IM4 4AD |
1.1 The application site is the curtilage of The Old Chapel which is located on the northern side of Maitland Terrace, Main Road in Union Mills. The application site is single storey with accommodation within the roof.
1.2 The Old Chapel is prominent within the street scene given its siting and form. The building finished in a traditional stone work and has the traditional arched windows throughout. There have been a number of modern alterations which include the installation of roof lights to the roof pitches providing light to the first floor conversion. The building has current planning permission for use as a children's nursery.
1.3 The site is bounded by stone walling on the northern, eastern and southern side and is open on the western side. To the eastern and southern part of the application site are parking provisions for seven vehicles with an additional three parking spaces available 27 metres north of the application site within an existing builders yard.
1.4 The immediate surrounding area has a mix of uses ranging from retail, residential and industry.
2.1 Approval is sought for the erection of a single advertisement sign that would be erected 300mm from the front boundary wall and be centrally located at the front of the site.
2.2 The proposed sign would be 1.2 metres in length and would have a height of 0.6 metres. The sign would be erected 1.25 metres above ground level.
2.3 The sign would be pre-printed on a blue plywood backing with the timber legs painted. The letters would be 75mm high. There would be clouds in white with orange cherubs. The smaller lettering would be 50mm high and 35 mm high.
2.4 The signage would be illuminated with a down lighter which would be erected above the signage. If approval is granted the applicant is happy to have the illumination conditioned to only be illuminated between 07.00 and 19.00 Monday to Friday to reflect the opening hours of the nursery.
| Case Officer: | Miss Melissa McKnight |
| Photo Taken: | 29.04.2014 |
| Site Visit: | 29.04.2014 |
| Expected Decision Level: | Officer Delegation |
3.1 The application site has been the subject of seven previous planning applications which were all granted planning permission unless otherwise stated and have been listed below:
PA 14/00405/B: Erection of a log cabin to be used in conjunction with the pre-school nursery. PA 13/91391/C: Change of use from office to a pre-school nursery. PA 13/00528/B: Alterations to existing front wall to create additional onsite parking PA 11/01266/B: Alterations and two storey extension to provide additional office accommodation. PA 07/01623/B: Installation of roof lights PA 90/01303/B: Conversion of 1st floor of chapel to form office accommodation. This previous planning application was refused. PA 88/00154/B: Conversion of former chapel to office accommodation.
4.1 In terms of local plan policy, the application site is an area designated as Predominantly Residential under the Braddan Local Plan 1991. The site has an extant use as office accommodation and is located to the south of a builders yard, 45+ metres north from a petrol station and 75+ metres north west from a retail unit.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically relevant to the assessment of this current 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 felt that the application was at conflict with General Policy 2 in that it would adversely affect the amenity of local residents and the character of the locality. On receipt of amended plans which has now minimised the size of the signage and agreement to add a lighting condition to the approval, Braddan Commissioners have no objection to the proposal on the grounds that a lighting condition is added to the approval, should it be granted.
6.1 The fundamental issues to consider in the assessment of this application are the impacts of the proposed signage on the appearance on the surrounding area.
6.2 The signage would be fairly prominent within the street scene given the position it will be sited. However, it is important that the sign is seen by the passing public and the details of the sign proposed under this scheme are not considered to detract from the area. The sign would reflect the purpose of the use of the building and as such is deemed acceptable in this instance.
6.3 With regards to the street scene and impact upon the locality, the sign would be placed back from the highway, behind a wall and between tress. On assessment, given that there is a mixture of signs within the area it is considered that the proposed signage would not have an adverse impact upon the character and appearance of the building or the area in general.
6.4 There are within the locality existing illuminated features, including lighting on the Railway Pub, adjacent petrol station and the nearby Spar shop. There is also public lighting within the locality. The applicant is happy for a condition to be added that ensures the lights are only illuminated between 07.00 and 19.00 hours Monday to Friday. This is mainly for the winter months where drop and pick would be in the darker hours.
6.5 The other illumination within the area is lit longer into the evening but this reflects their opening times. Should the illumination proposed under this scheme be illuminated for longer it would inevitably add clutter and appear obtrusive within the street scene. The lighting proposed and times of illumination are considered acceptable and are not judged to harm the area in general.
6.6 As the signage would be set back from the edge of the highway which would not fall within the visibility splay and therefore would not have an unacceptable impact upon highways safety.
7.1 Overall it is concluded that the application accord with the provisions of General Policy 2, 6 and 7 of the Isle of Man Strategic Plan 2007.
7.2 It is recommended that the planning application be permitted.
9.1 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: Permitted
Date of Recommendation: 25.07.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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. The signage shall not be illuminated except between 07:00am and 19:00 Monday to Friday.
Reason: In the interests of the character and appearance of the site and surrounding area and public amenity.
This approval relates to drg.no 181/4/1 and 181/4/2 date stamped as received on 20th May 2014, drg.no 181/4/4 A date stamped as received on 20th May 2014 and REF: 181/4/Sketch. Rev. A. date stamped as received on 11th June 2014.
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: Permitted Date: 29-7-14
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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