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Application No.: 09/00316/D Applicant: J R Riley Ltd Proposal: Erection of signage Site Address: Eden Park Garden Centre Cooil Road Douglas Isle Of Man IM4 2AF --- ### Considerations Case Officer : Mr Gary Barr Photo Taken: 06.04.2009 Site Visit: 06.04.2009 Expected Decision Level: Senior Planning Officer --- ### Written Representations 33 Ballaquark Douglas Isle Of Man IM2 2EY Interest expressed --- ### Consultations Consultee : Highways Division Notes : Do not oppose Consultee : Braddan Parish Commissioners Notes : No objection Consultee : Manx Electricity Authority Notes :** Comments received ---
The application site comprises the curtilage of Eden Park Garden Centre on the Cooil Road in Braddan. The site lies to the north of the A24 off the Cooil Road, to the south of the Spring Valley Industrial Estate.
This planning application seeks approval for two advertising signs on the sod bank a long the northern boundary of the site. Each sign would measure 2400mm x 1200mm (in a V shape) and advertise the Eden Park Garden Centre.
2 June 2009 09/00316/D Page 1 of 4
The application site is located within a wider area of land that is designated as being predominantly industrial use under the Braddan Parish District Local Plan Order 1991. The Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application - 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:
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:
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".
The following previous planning applications should be considered relevant in the assessment and determination of this application:
2 June 2009
09/00316/D
Braddan Parish Commissioners has no objection with the proposal. The Department of Transport Highways Division do not oppose the development. Manx Electricity Authority has stated that as there is underground cables/overhead lines present the applicant needs to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site.
The owner and / or occupier of 33 Ballaquark, Douglas has expressed an interest in the application. The objector questions whether the existing signs have planning permission and if this application is in addition to the eyesore there at present then the application should be refused or approved subject to the existing sign being removed. There is enough of wayside advertising along this road. Environmental Policy 1 if the IoM Stratgic Plan 2007 states: "The countryside and its ecology will be protected for its own sake". This proposal does not comply with that requirement.
Given the nature of the application site and the provisions set out in General Policy 2, 6 \& 7 of the Isle of Man Strategic Plan 2007, it is appropriate to access the impact of the advertising display area has on the amenity and public safety of the locality.
The proposed signs would be moderate in size and located 3500 mm from the road which is regarded as sufficient as not to detract from the visual amenities of the surrounding area. As such, the proposed V shaped signs would not be too intrusive on the locality and would have a limited impact on the surrounding landscape. The proposed signage relates to the application site in which they are located and would be an improvement on what is there at present.
The proposed signs would be sited to ensure that the visibility of vehicles who exit the Garden Centre would not be obscured and with the lack of opposition from the Department of Transport Highways Division is taken as further evidence that the proposal should not cause undue harm to highway safety.
For the reasons stated it is considered that the display signs are acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Braddan Parish Commissioners Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Manx Electricity Authority The owner and / or occupier of 33 Ballaquark, Douglas
Date of Recommendation: 27.05.2009
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
a) The development hereby permitted shall be commenced before the expiration of four years from the date of this notice.
b) Any advertisements displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Department.
c) Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.
d) Where an advertisement is required under these Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Department.
e) No advertisement is to be displayed without permission of the owner of the site or any other person with an interest in the site entitled to grant permission.
f) No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of any traffic sign, railway or tramway signal or aid to navigation by water or air, or so as to render hazardous the use of any highway, railway, tramway, harbour or aerodrome.
This approval relates to the submitted Location Plan (No. 00316/1) and Photograph received on 25th February, 2009 and amended Site Plan and Drawing 01 received on 16th April, 2009.
The advertisement hereby granted consent shall not be erected until the existing sign located on the sod bank is has been removed.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer.
Decision Made: Permitted Date: 2 June 2009 Signed: __________________________ Senior Planning Officer
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