Canterbury City Council Military Road Canterbury Kent CT1 1YW. Title: CA/16/02745/ADV. Author: Planning and Regeneration.
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1 O Crown copyright and database rights 2017 Ordnance Survey Title: CA/16/02745/ADV Author: Planning and Regeneration Scale 1:1,250 Map Dated: 23/01/2017 Canterbury City Council Military Road Canterbury Kent CT1 1YW
2 AGENDA ITEM NO 19 PLANNING COMMITTEE APPLICATION NUMBER: SITE LOCATION: PROPOSAL: APPLICATION TYPE: CA//16/02745/ADV 2 St George's Street, Canterbury, CT1 2SR Erection and display of 4 illuminated fascia signs. ADVERTISMENT CONSENT DATE REGISTERED: 1 December 2016 TARGET DATE: 20 January 2017 LISTED BUILDING: CONSERVATION AREA: WARD: APPLICANT: AGENT: CASE OFFICER: WEB LINK: RECOMMENDATION: NOT LISTED CANTERBURY CITY No.1 - AMENDED Westgate Metro Bank PLC Deloitte LLP Miss Nicola Kingsford ents&keyval=_cante_dcapr_ Grant, subject to conditions. SITE LOCATION AND DESCRIPTION 1. The site is currently a retail unit occupied by C&H Fabrics, located within a post-war building on the corner of Rose Lane and St George s Street. 2. The site is within the Canterbury City Conservation Area. RELEVANT PLANNING HISTORY 3. CA/16/00892/FUL External alterations to shopfront, façade, installation of two automated telling machines (ATMs) to shopfront- Granted. 4. CA/16/00893/ADV Display of internally illuminated advertisements to the shopfront to include fascia signs and 4 no. Metro Bank logo fascia signs, 2 no. projecting signs, 2 logo door handles and 2 sets of two signs per each ATM- Split decision.
3 5. CAA/05/00057 High level, wall-mounted, non-illuminated lettering. Granted 6. CA/04/01026 Alterations to shopfront. Granted 7. CAA/04/00035 Three internally illuminated sets of fascia lettering and three nonilluminated projecting signs. - Granted PROPOSED DEVELOPMENT 8. The application is for the erection and display of four illuminated fascia signs. 9. The fascia signs consist of red and white internally illuminated lettering on a blue nonilluminated background. 10. Permission has been granted under CA/16/00892/FUL for alterations to the shopfront, façade and the installation of ATMs associated with the change of use of the unit to a bank. 11. Permission was granted under CA/16/00893/ADV for the installation of 12 no. nonilluminated fascia signs, 2 no. internally illuminated projecting signs, logo door handles and adverts on the proposed ATMs. Permission was refused for 4 no. internally illuminated logo fascia signs as part of the same application. CONSULTATIONS The following responses have been received in respect of this application: Canterbury City Council Heritage & Design Officer The proposal is for fascia signs and internally illuminated lettering. The proposed fascia is to be constructed in a blue aluminium with a polished stainless steel frame, and lettering in plexiglas and acrylic. The proposed works are considered unacceptable and unsympathetic in Conservation terms, due to the bulky thickness of the fascia signs (stated as 100mm on the application form), and the high level of illuminance of the lettering. In addition, the application lacks information on the thickness of the proposed internally illuminated letters, leading to concerns that this would be bulky too and sit even further out from the proposed fascia when mounted to it. All this when taken together, is considered to create a thick, undesirable bulky shopfront fascia along the shop elevations. This is important to note, as the shop occupies an important, highly visible corner position, in a busy wide square used mainly by pedestrians, in the heart of Canterbury. The shop has two shop frontages, one in St George s Street and turning the corner another exceedingly long frontage running down Rose Lane. Consequently, the fascias proposed with bulky dimensions in a bright blue colour with highly lit lettering are considered to be particularly harmful to the character and appearance of this part of the Conservation Area. Consequently the scheme is not considered to preserve or enhance the character or appearance of this part of the Conservation Area. Recommend : Refuse
4 KCC Highways - I refer to the above planning application and confirm that provided the following requirements are secured by condition, then I would raise no objection on behalf of the local highway authority:- 1. The illumination of any sign which is visible from the carriageway not to be of a flashing type 2. The maximum luminance not to exceed the values given in the Institution of Lighting Engineers Technical Report Number 5 Brightness of Illuminated Advertisements'. REPRESENTATIONS 12. A site notice was posted within the vicinity of the site and neighbouring occupiers adjoining the site were notified in writing. 13. One letter of representation was received making the following comments: Canterbury Heritage Design Forum - This new proposal is for the Illumination of the lettering only to the blue fascia panels and projecting blade signs. CHDF have commented previously. Despite this CCC have granted the damaging alterations to the shopfront. We hadn t appreciated that the approved works involved completely destroying the existing shopfront and renewing it as a taller design. (A disappointing failure by CCC planning.) The shopfront proposals as a whole are cheap and nasty and will degrade the character of the town centre. CHDF repeat their previous comments: The proposal for illumination is contrary to CCC s signage policies and must be resisted. If allowed it would have a cheapening effect on the historic link to the City. It is a prominent corner here. DEVELOPMENT PLAN POLICIES Canterbury District Local Plan 2006 BE1 - High quality designs, sustainable developments and specific design, amenity and landscape criteria to which the Council will have regard: cross-refers to SPGs BE7 - Conservation Areas and their settings to be preserved or enhanced: specific criteria for consideration. BE11 Shopfronts BE12 - Advertisements Canterbury District Local Plan Publication Draft 2014 DBE3 - Development proposals to be of high quality, to be assessed against specific amenity, visual, landscape, accessibility and highways criteria DBE10 - Alterations and extensions to buildings to respect character of the original building, to not result in overshadowing and overlooking and to avoid detriment to the amenity and character of the locality. Particular care to be given to works to heritage assets. HE1 - Proposals which protect, conserve and/or enhance the historic environment will be supported. Heritage Statements to accompany applications affecting heritage assets HE6 - Conservation areas and their settings to be preserved and enhanced. HE9 Advertisements affecting heritage assets HE10 - Shopfronts
5 Supplementary Planning Guidance/Guidance Heritage, Archaeology & Conservation SPD, adopted October Shopfront Design SPD, adopted September 2003 Outdoor Lighting SPD ASSESSMENT 14. The application is brought before the Planning Committee as the Canterbury Heritage Design Forum have objected and have stated that they will speak against the application. The main considerations in determination of this application are the impact upon amenity of the area and public safety, Amenity 15. Section 72(1) of The Planning (Listed Building and Conservation Areas) Act 1990 requires that in relation to conservation areas, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of the area. 16. Policy BE7 of the Canterbury District Local Plan sets out that in considering applications affecting conservation areas, special attention should be given to the desirability of preserving or enhancing the conservation area and its character and appearance. Special attention should also be paid when considering applications affecting heritage assets and their setting to preserving and enhancing the heritage assets and any features of historic and architectural interest they possess. 17. Policy BE12 of the adopted plan state that advertisements should demonstrate high quality design, and should maximise visual amenity and public safety. Policy HE9 of the emerging plan states that the size, design, materials and colouring must not detract from the character and appearance of the area. 18. The NPPF states that advertisements should be subject to control only in the interests of amenity and public safety, taking account of cumulative impacts. Paragraph 67 of the NPPF states that poorly placed advertisements can have a negative impact on the appearance of the built and natural environment. Control over outdoor advertisements should be efficient, effective and simple in concept and operation. Only those advertisements which will clearly have an appreciable impact on a building or on their surroundings should be subject to the local planning authority s detailed assessment. 19. The site is a mid-c20th building which is not considered of particular value to the conservation area. There are a number of listed buildings North of the site, although it is not considered that the development would affect the setting of any of these listed buildings. 20. However the site is highly prominent in the Conservation Area due to its corner site location and long frontage. 21. The existing C&H shopfront is not of any historic value although it has a traditional design, with an unobtrusive white fascia sign. There is a mix of signage in the area, with modern signage predominant South of Rose Lane. Illumination of signage tends to be limited to individually illuminated letters. 22. The proposed advertisements consist of non-illuminated blue powder coated aluminium fascia board backgrounds, with internally illuminated lettering in red Plexiglas and white acrylic. The alterations to the shopfront, including the blue fascia, arrangement of
6 columns and fenestration were approved in October 2016, under application CA//16/ The internally illuminated fascia boards and lettering, proposed under CA/16/00893/ADV, were refused due to the extent and type of illumination. It was considered the signage would be unduly prominent in views through this part of the conservation area, causing less than substantial harm to the conservation area. 24. The current proposal removes the internal illumination from the fascia and reduces the extent of the internally illuminated lettering on the front elevation. The proposal is considered to be less visually intrusive than the previous application. 25. It is considered that the non-illuminated fascias and 4 no. illuminated lettering advertisements are less intrusive in terms scale and extent, and overcome the previous reason for refusal. 26. A maximum illuminance level of 540 candelas/ square metre is proposed which is considered bright, but given the small scale of the letters and the fact that the approved projecting signs are of the same level of illuminance this is considered acceptable. 27. Although the site is located within the Canterbury City Conservation area, the immediate area around the application site contains mainly post-second World War buildings. There are also a number of retail units opposite the site which have internally illuminated lettering as signage. For these reasons, as well as the scale of the proposals, it is considered that the character and appearance of the conservation area would be preserved and no harm to amenity will result. Public Safety 28. Given the scale of the proposals and the existing illuminated signage within the immediate area, it is not considered that the proposed signs would significantly affect visibility for vehicular users or pedestrians. 29. As such it is considered that the proposals would not be detrimental to public safety. 30. It is not considered that the proposed advertisements have any implications regarding highway safety. KCC Highways and Transportation Team have raised no objection. Conclusion 31. It is considered that the proposed fascia signs are acceptable with regard to safety and amenity, and would preserve the character and appearance of the conservation area in compliance with the aims and objectives of the National Planning Policy Framework (2012); policies BE1, BE7, & BE11 of the Canterbury District Local Plan; and policies DBE3, DBE10, HE1, HE6, & HE10 of the Canterbury District Local Plan Publication Draft It is therefore recommended that express consent be granted, subject to safeguarding conditions.
7 DRAFT CONDITIONS/REASONS FOR DECISION NOTICE Application No: CA/16/02745/ADV Proposal: Erection and display of 4 illuminated fascia signs. Location: 2 St George's Street, Canterbury, CT1 2SR CONDITIONS/REASONS: 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: In pursuance of Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act The development hereby approved shall be carried out in accordance with the submitted drawings: A3.0.1 (Received 25th November 2016) A3.1.1 (Received 25th November 2016) REASON: To secure the proper development of the area. 3 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 Local Planning Authority. 4 Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition. 5 Where an advertisement is required under these Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority. 6 No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant permission.
8 7 No advertisement shall be sited or displayed so as to obscure or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air, or so as otherwise to render hazardous the use of any highway, railway, waterway (including any coastal waters) or aerodrome (civil or military). 8 The maximum luminance from the sign(s) or advertisements shall not exceed the value of 540 cd/m² and once approved the sign or advertisement shall not be illuminated other than in accordance with those details. REASON: In the interests of highway safety.
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