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Application No.: 15/00611/D Applicant: Andaz Limited Proposal: Installation of both illuminated and non-illuminated signage to premises, canopies and barriers (retrospective) Site Address: Former Clarendon / Douglas Hotels Site North Quay Douglas Isle Of Man Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is part of the highway area to the front of Douglas Hotel/Farmers Building / The Clarendon Public House along North Quay, which is within ownership of the Department of Infrastructure. - 1.2 Farmers Building / The Clarendon Public House is currently operated on the ground floor as a restaurant, known as "Barbary Coast". The property is an end of block corner building in a prominent location which faces South on the corner of North Quay and Harris Lane, adjacent to a surface car park. - 1.3 The site is within the Douglas (North Quay) Conservation Area and is adjacent to the Douglas Hotel which is a Registered Building.
2.0 THE PROPOSAL - 2.1 This application is for a number of advertisements including the following;
2.3 Following consultation with Highways, in respect of 15/00610/B the scheme was amended (plans received 13 November 2015) so that the proposed seating area is 1800mm away from the road. - 2.4 This work has already been carried out. - 2.5 A Registered Building application was not considered necessary as the application was not for an alteration or extension to the Registered Building and given the context it was considered that the
proposals would not affect its setting or character as a building of special architectural and historic interest.
3.0 PLANNING HISTORY - 3.1 The application site and surrounding area has been the subject of a number of planning applications, the following is considered to have material relevance to the determination of the current planning application: 14/00973/D - Installation of illuminated signage - APPROVED
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically relevant to the assessment of this current planning application:
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area designated as predominantly shopping under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). As previously mentioned the application site is within the Douglas North Quay Conservation Area. The application side is also within the Douglas flood zone which has a return period of 200 years. - 4.2 The following policies and material in the Isle of Man Strategic Plan 2007 are considered relevant. - 4.3 General Policy 2 states: "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:
landscaping of buildings and the spaces around them;
4.4 General Policy 6 states: "Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:
4.5 General Policy 7 states: "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." - 4.6 Environment Policy 37 states: "As a general policy, advertisements within Conservation Areas will be permitted if:
4.7 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.'
5.0 REPRESENTATIONS - 5.1 DOI Highways Division - have no objection. 19.11.15. - 5.2 No other representations were received at the time of writing.
6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this application are the impacts of the signage on the existing appearance and character of the building itself and the Douglas North Quay Conservation Area. - 6.2 The signage is elegant in appearance and compliments the existing building and locality well. The projecting sign is of a high quality and relates well to the building in its entirety and provides a vintage yet vibrant appearance to the overall building along with the recently approved window and door alterations approved under PA 12/00223/B. - 6.3 Environment 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area in the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development. It is considered that the signage would not harm the character and appearance of the application building and Conservation Area and is therefore deemed an acceptable form of development. - 6.4 The signage is considered to be simple in form and layout and of a high quality in terms of materials and finish. As a result, it is considered to have a neutral impact upon the character of the Conservation Area in this location. - 6.5 Regarding the potential impact upon the Registered Building Environment Policy 32 indicates any 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. As indicated within paragraph 2.5 of this report, the proposed signage and associated structures were not considered to require a Registered Building application, are rather modest in street scene terms and the wider context of North Quay and would contribute to the future of North Quay and alfresco nature of dining in the area. Overall, it is considered the works would not have an adverse impact upon its character or setting as a building of special architectural or historic interest.
6.5 In conclusion, the proposed signage is considered to have a neutral impact upon the character of the Conservation Area and is therefore considered to comply with Strategic Policy 4, General Policies 1,2,6 and 7, Environmental Policies 35 and 37 and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is considered acceptable. - 7.0 RECOMMENDATION
7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. - 8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013, the following persons are automatically interested persons:
"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: 13.07.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
This approval relates to Location Plan date stamped as recieved on 11th June 2015 and Side Elevational Plan and Illustrative Image date stamped as received on 1st June 2015 and Front Elevation and Layout Plan both date stamped as received 13 November 2015.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 11.12.2015 Determining officer
Signed : M GALLAGHER Michael Gallagher Director of Planning and Building Control
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