22-0310-AD west end advert -GMC DL
Renfrewshire Council · 28 May 2024
Back to Planning and Climate Change Policy Board — 28 May 2024 and its agenda
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 28 May 2024 Reference No 22/0310/AD Application Type Advertisement consent Proposal Display of two internally illuminated box signs (in retrospect) Location 2 West Brae, Paisley, PA1 2EB Ward 4 - Paisley Northwest Community Council Paisley West And Central Community Council Applicant Mr Abubakr Malik Recommendation Refuse All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=RAVU4FMWGLV00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, the application would normally fall within the Council's scheme of delegation to be determined by an appointed officer. However, a request was submitted by Cllr MacFarlane, Cllr Kenny MacLaren and Cllr Mags MacLaren, within 21 days of the application appearing on the weekly list, that the matter be removed from the scheme of delegation for determination by the Board due to concern regarding the size of the signs from the community council. Proposal This application seeks advertisement consent in retrospect for the display of two internally illuminated box signs at 2 West Brae, Paisley. The first advert comprises of a vertically orientated box sign measuring 4m in height by 0.6m in depth by 0.1m in width. This advert is positioned at first floor level, and fronts Wellmeadow Street. It features a white background with black lettering. The white background is illuminated. The second advert comprises of a horizontally orientated box sign measuring 2.4m in length by 0.3m in height by 66mm in width. This advert is positioned at first floor level, and fronts West Brae. It features a black background with white lettering. The white lettering is illuminated. Both adverts are internally illuminated, and advertise the upper floors as guesthouse accommodation. The adverts are being displayed without advertisement consent, and this retrospective application was sought following an investigation of an enforcement case. The retrospective application was sought in line with the procedures set out in the Councils Planning Enforcement Charter. The retrospective application allows the development to be formally considered before determining if it is acceptable or if further enforcement action would be required should the application be refused. Site Description
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The application site is located on the corner of West Brae and Wellmeadow Street within the Paisley Town Centre Conservation Area. It comprises of a three storey, stone tenement building with retail use on the ground floor and the guest house accommodation and residential use on the upper floors. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. No pre-application discussions have taken place. Negotiated Improvements No changes have been negotiated. Site History None Consultations Paisley West and Central Community Council - Object to the advertisements. The projecting sign is regarded as totally unsuited to the surrounding architecture and disproportionate to the business it seeks to advertise. Chief Executive's Service (Roads Development) - No objection subject to condition regarding luminance of the adverts. Representations In line with the respective legislation, it is not necessary to publicise advertisement applications. No representations were received: Policy Context Applications for advertisement consent shall be determined in accordance with The Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. National Planning Framework 4 Policy 7 - Historic assets and places Policy 27 - City, town, local and commercial centres Policy 14 - Design, quality, and place Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy C1 - Renfrewshire's Network of Centres Policy ENV3 - Built and Cultural Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Renfrewshire Council's Display of Advertisements Guidance 2022 Submitted Reports and Assessments
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In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, para 4(c) (i) to (iv) of the Development Management Regulations No reports or assessments were submitted in support of the application. Planning Assessment The display of advertisements is controlled by The Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. In considering proposals for advertisements, determination by a planning authority can only be made on two criteria, namely public safety, and amenity. Renfrewshire Council's Display of Advertisements Guidance 2022 reflects and expands upon the 1984 regulations and is used by the Council as the basis for assessing advertisement proposals. Public safety refers to the potential impact of the adverts on traffic and transport. Roads Development have offered no objection to the adverts subject to a condition relating to their luminance. Should the application be considered acceptable control of luminance could be controlled via a suitably worded condition which would ensure the adverts are acceptable with regard to public safety. With regard to amenity, the Council’s Display of Advertisements Guidance 2022 states that advertising for upper floor uses should generally be restricted to a plaque at the ground floor entrance. The guidance goes on to state that it will be generally unacceptable for such uses to advertise by using a fascia board, and that illuminated signs (regardless of the form of illumination) will be unacceptable above ground floor level. In this instance the two adverts being displayed contravene the Council’s guidance as they constitute illuminated fascia boards positioned above ground level. The position, size, design and method of illumination of the vertical box sign is out of keeping with the character and appearance of the area and is inconsistent with the streetscene given its prominent position on the front elevation of the building. The impact of the horizontal box sign is less significant given its position to the rear of the building, its smaller size and method of illumination which is restricted to the lettering only. However, the advertisement scheme must be assessed as a whole and on balance is considered to be contrary to the Councils guidance. The adverts are therefore also considered to be contrary to the above noted development plan policies as they do not safeguard or enhance the character and appearance of the Paisley Town Centre Conservation Area as required by Policy 7 of NPF4 and ENV3 of the LDP, and they do not enhance the quality of the built environment within the Paisley West End Local Service Centre as required by Policy 14 and 27 of NPF4 and C1 of the LDP. Conclusion The adverts do not comply with the relevant policies within the development plan and the Council's Display of Advertisements Guidance 2022 and are considered to have a detrimental impact on the visual amenity of the conservation area and the local service centre. The application is therefore recommended for refusal. Recommendation Refuse Reason(s) for Recommendation
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1.The position, size and illumination of the adverts has a detrimental impact on the character of Paisley Town Centre Conservation Area and the visual amenity of the surrounding area. They are therefore contrary to Policies 7,14 and 27 of National Planning Framework 4, Policy C1 and ENV3 of the Renfrewshire Local Development Plan, and Renfrewshire Council's Display of Advertisements Guidance 2022. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title Guesthouse Location Plan Illuminated Sign to Shop Front and Indoor Light Box Photo A of Guesthouse Sign Photo B of Illuminated Sign to Shop Front and Indoor Light Box For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk.