22 December 2021 · Delegated
Co Op, Retail Unit Crosby Meadow Estate, Peel Road, Crosby, Isle Of Man, IM4 2ee
Permission was granted for the installation of a mix of illuminated, non-illuminated, and digital signage at the Costa Coffee retail unit on Peel Road, Crosby, Isle of Man. The unit forms part of a retail development at the south-west corner of the junction of the A1 Main Road and Eyreton Road. The officer's report identified two main planning considerations: the effect of the signage on the character and appearance of the building and the surrounding street scene, and highway safety given the prominent junction location. The application was decided by delegated authority and permitted on 22 December 2021. The site sits within a mixed setting, with residential terraces and semi-detached houses on the opposite side of the main road, and recreational facilities including a bowling club and sports pitch to the south-east.
The application was permitted on 22 December 2021 under delegated authority. The officer assessed the proposal against its impact on the character and appearance of the property and street scene, and highway safety, and recommended approval.
General Policy 2
This application is considered to comply with General Policy 2
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
General Policy 6
General Policy 6: Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they: (a) are of a high standard of design and materials and relate well to the building and site on which they are to be displayed; (b) are in keeping with and do not detract from the surrounding area; and (c) are located so as not to cause a highway safety hazard.
Environment Policy 36
Environment Policy 36: Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area. 7.31 Advertisements in Conservation Areas 7.31.1 Some advertisements found and proposed in Conservation Areas are inappropriate and do not reflect the special character and designation of the area. The design of advertisements should respect the physical appearance of the premises in order to integrate re adily with its surroundings. Traditional details, hanging signs and hand painted signage are most appropriate and will be encouraged.
General Policy 7
it is concluded that the planning application is in accordance with General Policy 2, 6 & 7
General Policy 7: 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. 6.6.3 Within rural areas, advertisements can be disruptive features which affect adversely the appearance of the landscape and the countryside. Lighting can pollute the night sky, and may be contrary to nature conservation interests.
erection of 28 residential units and retail unit with associated parking and landscaping
site lies southeast of new residential dwellings which were approved with the application building under PA 17/00852/B
Minor changes application to PA 17/00852/B involving alterations to retail unit, car parking, cladding, and retaining walls
specifically material in the assessment of the current application
Variation of conditions 2 and 3 of PA 20/01024/C, Change of use from retail (class 1.1) to a combined use as food and drink (class 1.3) with related hot food takeaway (class 1.4)
specifically material in the assessment of the current application
change of use from retail (class 1.1) to food and drink (class 1.3), Small Retail Unit Adjacent to Main Retail Unit, Crosby Meadow Estate, Peel Road, Crosby
specifically material in the assessment of the current application