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| Application No.: | 13/00364/D |
| Applicant: | Lloyds Banking Group |
| Proposal: | Erection of illuminated signage |
| Site Address: | 7 - 11 Douglas Street Peel Isle Of Man IM5 1BA |
| Case Officer: | Miss Laura Davy |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the curtilage of 7 - 11 Douglas Street, Peel which is an end of terrace two storey property. The appearance of the building is fairly unusual for this part of Peel and is a distinct building within the Peel Conservation Area. This part of the Conservation Area is made up of two or three storey terraced properties, these are mainly retail premises, cafes and restaurants. Some have traditional shop fronts, others have a more modern character.
2.1 The original plans proposed internally illuminated signage. After discussion with the Conservation Officer the applicant was advised that that this would not be appropriate for the Conservation Area. Having discussed this with the Agent they have now proposed an alternative scheme and submitted amended plans.
2.2 The application seeks approval for the installation of signage on the front elevation of the property which would be above the existing windows. The letters would be attached individually and would be constructed of aluminium; they would have lighting to the rear which would provide a "Halo" effect. There would also be a projecting sign which would be externally lit.
3.1 The previous planning applications are considered to be specifically material in the assessment of the current application: PA 89/00654/D Erection of illuminated signs – permitted PA 97/01262/D Erection of illuminated advertising signage – permitted PA 00/00713/B Installation of cash machine and sign – permitted PA 04/02141/D Erection of advertising sign – refused
4.1 The application site is within an area zoned as "Mixed Use – Town Centre" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 and Environment Policy 37 of the Isle of Man Strategic Plan (20th June 2007).
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.
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.
5.1 Highways Division does not oppose as the application has no traffic management, parking or road safety implications. 5.2 Peel Commissioners originally recommended refusal. Since the signage has been amended they now recommend approval.
6.1 The application seeks approval for the installation of signage. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the Peel Conservation Area. 6.2 The proposed signage would be of aluminium construction and would be installed as individual letters. The lettering would be illuminated using a "Halo" effect which provides light from the rear of the letters which would result in a softer effect than that of internally illuminated lettering. It is considered that this style of lettering would be more sympathetic to the character and appearance of the Conservation Area than that which was originally proposed. 6.3 Given that there are a mixture of signs within the Conservation 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 The signage would be of a high standard of design and would have a fairly modern appearance but at the same time would respect the Conservation Area.
7.1 As the application site is a located within the Peel Conservation Area, designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Environment Policies 35 and 37 and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) is also considered to be relevant to determining this application. 7.2 The Planning Officer has covered Policies 35 and 37 in their report: 7.3 Policy CA/2 - Special Planning Considerations states;
"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected." 7.4 After some negotiation by the Planning Officer, the application for externally lit individual letters and a 'gallows' style sign is considered to be appropriate for the setting of the Conservation Area within which it sits and therefore complies with General Policy 2, Environmental Policies 35 and 37 of the Strategic Plan and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) and is therefore recommended for approval. 7.5 For the above reasons the application is considered to be acceptable and is recommended for approval.
8.1 The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 8.2 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 21.06.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Reason: To ensure that the permission is time-limited and to accord with the general principles of planning control as set out in Section 13(1) of the Town and Country Planning (Development Procedure) Order 2005 as it applies to planning applications.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: Location Plan and Site Plan date stamped on 25th March 2013 and Amended Details date stamped 22nd May 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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