SHOPFRONTS MAY Introduction. 2. Definitions. 3. The Design of shopfronts. 4. General principles. 5. Retention of existing shopfronts

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1 SHOPFRONTS MAY Introduction 2. Definitions 3. The Design of shopfronts 4. General principles 5. Retention of existing shopfronts 6. The Replacement of shopfronts 7. Design of details 8. Fascias 9. Lettering 10. Illumination 11. Canopies and blinds 12. Windows 13. Doors 14. Projecting and hanging signs 15. Forecourts 16. Security shutters 17. The need for a development permit and advertisment consent Appendix 1 - Structure Plan Policy BEN 6

2 1. INTRODUCTION 1.1 The display of outdoor advertisements is becoming an increasingly common feature of modern commercial activity, particularly retailing. Outdoor advertising can take many forms including billboards, posters, placards and fascia signs and projecting signs on shops. All these various forms of advertising demand attention and seek to stand out from their surroundings. A balance needs to be struck between the advertiser s commercial interest to publicise his products and activities, and legitimate concerns to protect the environment and to seek to assimilate new development into its surroundings. 1.2 All outdoor advertisements affect the appearance of the building, structure or place where they are displayed. They are designed to communicate information or a message to passers-by and modern advertisements often seek to attract attention and to catch the eye by the use of bright colours and materials, large scale and illumination. Frequently they are sited in highly visible, prominent locations. These features may create a visual conflict with the environment in which advertisements are displayed, particularly in urban environments of architectural or historic importance, residential areas and the open countryside. Advertisements can add colour and vitality to an uninteresting scene, or screen an unsightly view. In general, however, they can only enhance a street scene or the environment in which they are situated if they are sympathetically designed and do not dominate their surroundings. Particular difficulties arise when advertisements are sited on or close to buildings. The appearance of a building can easily be spoiled by a choice of advertisement materials, colour, proportion or illumination which is alien to the building's design or fabric, so that the advertisement appears brash, over-dominant or incongruous. Poorly-sited advertisements may also have an adverse impact on road safety by distracting drivers, interrupting visibility or giving confusing messages. 1.3 Interim guidance on Advertisements is contained in Structure Plan policy BEN 6 (Appendix 1). These guidelines develop and extend that policy so architects and developers may know what approach the Planning Authority will adopt towards proposals for the display of advertisements. 2. DEFINITIONS 2.1 Advertisement is defined In Part 1 of the Development Planning Act 1992 as: any word, letter, model, sign, placard, board, notice, device or representation, whether illuminated or not, in the nature of and employed wholly or in part for the purposes of advertisement, announcement or direction, including any boarding or similar structure used or adapted for use for the display of advertisements. 2.2 Shopfronts comprise a special form of advertisement, and incorporate fascia signs, projecting signs, window displays etc. These may be designed to give publicity not only to the business of the shop itself but also to its principal products. For the purposes of this guidance reference to a "shop includes all ground floor premises with a fascia sign and/or display window, including non-retail uses such as banks, estate agents, travel agents and restaurants. The design of shopfronts requires consideration not only of signage but also of a number of other matters including the scale and design of apertures, choice of materials and finishes, and the treatment of any architectural features on the facade.

3 3. THE DESIGN OF SHOPFRONTS 3.1 Shopping areas contribute much to the overall vitality and interest of our cities, towns and villages and help to make them attractive to residents and visitors alike. An attractive shopping environment helps ensure the commercial success of retail areas. There is a close relationship between environmental quality and the success of retail areas. An attractive shopfront can convey an impression of good taste and quality whereas a poorly-designed one may communicate a negative message. Discriminating shoppers appreciate a good-quality environment and this is reflected in retail turnovers. Poor-quality shopping environments experience a downward spiral of lack of confidence and investment and, ultimately, a lack of trade. Shopping areas also tend to be situated in or close to the historic core of settlements. Their conservation can be an important means of ensuring the continued use of buildings of architectural and historic importance and of maintaining the visual quality of the historic-built environment. 3.2 The Planning Authority is therefore concerned to encourage good-quality design of shopfronts, which do much to determine the overall image of shopping areas. Goodquality design aims to ensure that shopfronts are sympathetic to the building in which they are situated and to the character of the streetscape in general. Size, scale, appropriate design and detailing, and the use of traditional materials and colour schemes are all important in achieving high-quality shopfronts. Conversely, poorquality design can result in serious damage to the streetscape, particularly at ground floor level. Brash modern designs, large lettering, bright colours and illumination can result in a disturbing array of shopfronts which relate neither to the buildings which house them nor to each other. 3.3 This guide is intended to encourage good-quality design. It is not intended to prescribe standard solutions nor to discourage imaginative new design. Thoughtfullydesigned contemporary shopfronts are acceptable as long as they respect the architecture and materials of the surrounding buildings and streetscape. Intending developers should always enlist the help of a qualified architect or designer. Prior discussions should be held with the Planning Authority and the Valletta Rehabilitation Project (where applicable), in particularly difficult cases. Reference should also be made to the Shopfront Design Guidelines produced by the Valletta Rehabilitation Project, for developments in Valletta. 4. GENERAL PRINCIPLES 4.1 Within Urban Conservation Areas as defined in the Structure Plan there is an obligation on the Planning Authority to preserve and enhance the character and appearance of these areas; so advertisement control will be exercised with particular vigour. Likewise, particular care will be exercised in respect of Listed Buildings and a higher standard of design, detailing and materials will be required to ensure the maintenance and enhancement of the architectural tradition. 4.2 A number of general design principles apply to most forms of shopfront proposals: Approval will not normally be given where original architectural features worthy of preservation are to be removed or concealed; New openings will not normally be allowed in Grade 1 and 2 Listed Buildings. Exceptions may be made in Valletta provided a very high standard of design is achieved; The character, scale, proportions and detailing of the building above and of adjacent properties must be respected;

4 Where a retail unit is proposed, which includes more than one individual building or facade, shopfronts should be individually designed for each facade with some form of separation between fascia boards etc; The use of traditional building materials will be preferred; Imaginative high-quality contemporary design will be acceptable as long as it respects the style and architectural characteristics of the building and area in which it is to be situated. 5. RETENTION OF EXISTING SHOPFRONTS 5.1 Traditionally, most shopfronts are small, each frontage being separate with its own individual style, yet respecting the form of the building above and frontages to either side. This gives the shopping street rhythm and harmony without monotony. Where the existing shopfront contributes to the character of the building or the area, it should normally be kept rather than replaced, particularly in Urban Conservation Areas. Within Village cores shopfronts have often consisted of a simple arched opening, with little in the way of signage or window display. Creating larger openings in these situations will often destroy much of the character of these traditional buildings. The retention of traditional shopfronts on Grade 1 or 2 Listed Buildings will usually be a requirement, even if the shopfront is not contemporary with the original building. 5.2 Many shopfronts from the 19th and early 20th century periods remain, and these contribute charm and character to the areas in which they are situated. The materials used in original traditional shopfronts were usually wood (painted) and iron work. The window surround often contains architectural detailing and ornamentation, perhaps in the form of a pilaster or cornice. The window itself may be sub-divided by mullions and transoms, which help break up the large expanse of glass and to relate it to the human scale. Features such as these should be retained wherever possible or restored or reproduced in sympathetic materials. 6. THE REPLACEMENT OF SHOPFRONTS 6.1 If the original shopfront has deteriorated to such an extent that it cannot be retained then it must be replaced. In the case of many unsympathetic post-war shopfronts this can present an opportunity to improve upon the present situation. Sometimes the original shopfront may still survive hidden under later additions and this may be capable of restoration. New shopfronts must respect the design and materials of the building into which they are to be fitted. Building widths and vertical subdivisions in the form of fenestration, columns and pilasters should be reflected in new designs to maintain the vertical emphasis. The horizontal emphasis provided by a consistent fascia line, transoms and glazing heights should also be respected. The shopfront should not attempt to divorce the ground floor from the rest of the building or over emphasise the fascia. Designs must also reflect the style and characteristics of adjoining shopfronts in the street. In the case of a single building which has been subdivided into a number of smaller units - e.g. an arcade of shops - design must be highly sensitive to its neighbours. 7. DESIGN OF DETAILS 7.1 The detailing of shopfronts largely determines the success or otherwise of the overall design. These details comprise the fascia, lettering, illumination, windows, doors, projecting and hanging signs, forecourts and security shutters. These details will be considered in turn.

5 8. FASCIAS 8.1 The fascia is probably the most noticeable element of the shopfront. For this reason special care should be taken over its treatment and it should be designed as an integral part of the shopfront. The height of fascia boards should be kept to a minimum and respect the proportions of the building and original facade. Most traditional fascia boards do not exceed 50cm in depth. The fascia must not conceal any corbels supporting a balcony above or conceal a window or any architectural features or ornamentation on the facade, such as arches, pilasters or columns. Signs or advertisements should not normally be placed above fascia level (excluding projecting signs). New fascia boards should not project forward of the face of any original. The existence of a former unsuitable fascia should not be allowed to influence the design of any replacement. The opportunity must be taken to remove the existing fascia and to reinstate the original fascia size. The materials and colours selected should be compatible with the building. Glossy or highly reflective materials are not generally suitable, particularly in the Urban Conservation Areas. Matt finish fascia boards, particularly painted wood are preferred. Traditional primary colours such as dark green, navy blue, dark red and black are most suitable and should be used wherever possible. No new or extended fascia boards will be allowed on Grade 1 or 2 Listed Buildings, except replacement of existing fascias. A high standard of design and detailing will be required and particular attention must be paid to the use of traditional materials and workmanship. 9. LETTERING 9.1 Simple lettering styles should be used because they are more easily read Hand painted or individually-fixed lettering (e.g. brass or other metal) will be encouraged, particularly in Urban Conservation Areas and on Listed Buildings. Lettering should be in proper proportion to the size of the fascia and should state only the name or trade and street number of the premises. 10. ILLUMINATION 10.1 The illumination of fascias requires careful consideration because it can give undue prominence to one element of the facade and extend visual impact over a wider area. Shopfronts do not need illumination if the level of street lighting and the light from shop windows is adequate In Urban Conservation Areas illuminated signs will only be allowed in the main commercial streets where the architectural or historic interest has been compromised

6 by unsympathetic modern development. Internally-illuminated box signs produce a crude visual effect and are inappropriate in historic areas More subtle and acceptable solutions can be provided in appropriate locations, by externally illuminated fascias with carefully-directed light beams or back-lit or halo-lit letters. The illumination of fascias will not normally be permitted in Urban Conservation Areas and on Listed Buildings. In exceptional circumstances illumination may be allowed on premises which are open at night - e.g. bars and restaurants - but only during hours of business. Illumination must always be used with great care and restraint and down lighting is generally preferred to internally illuminated box signs. If there is no alternative to up-lighting then the intelligent use of shields and baffles can help reduce light spill to a minimum. External spotlights should not be obtrusive but discreetly hidden on suitable parts of the building. 11. CANOPIES AND BLINDS 11.1 Canopies and blinds must be selected with care. Traditionally, roller blinds retracted into a blind box which was fitted flush with the fascia. Several of these are still in existence but they are not generally in use. Existing original/traditional blinds and blind boxes should be retained and refurbished. Blinds above ground floor level are not acceptable. Advertising or lettering will generally not be acceptable on blinds in Urban Conservation Areas or on Grade 1 or 2 Listed Buildings, particularly if it duplicates information contained on the fascia. Dutch blinds with rounded edges, particularly in a bright colour or glossy material, are difficult to incorporate into the design of an historic building and will not be allowed in Urban Conservation Areas or on Grade 1 or 2 Listed Buildings. 12. WINDOWS 12.1 The proportions and detailing of a shop window have an immediate impact on the street scene and must be given careful consideration. Traditional or original shop windows of character must be retained and renovated in Grade 1 or 2 Listed Buildings and will normally be required to be retained in Urban Conservation Areas. New openings or widening of existing openings will not normally be allowed on Grade 1 and 2 Listed Buildings and will be resisted in Urban Conservation Areas. Arched openings are generally preferred to rectangular openings. New shop windows must reflect the vertical emphasis of the building and timber mullions or transoms will be required to break up large expanses of glass where appropriate.

7 Traditional materials of wood (painted) and stone will be required to be used on Grade 1 or 2 Listed Buildings and are generally preferred in Urban Conservation Areas. 13. DOORS 13.1 The entrance is important in creating a welcoming impression to the shop. Recessed doorways are a traditional feature of late 19th and early 20th century shopfronts and these have the effect of inviting shoppers in. Visually, a recessed doorway creates interest and relief in the frontage and helps breaks down the scale of the facade. Existing original doors must be retained and renovated in Grade 1 or 2 Listed Buildings and must normally be retained in Urban Conservation Areas. The design of the door should reflect the design of the shopfront and windows. The entrance to the shop must allow easy access by the disabled. Aluminium door furniture is not appropriate for timber doors. 14. PROJECTING AND HANGING SIGNS 14.1 Too many signs create visual clutter. Projecting signs will not generally be allowed in Urban Conservation Areas and on Listed Buildings. Only one sign should be fixed to each shop, and must be positioned so as not to obscure or damage architectural features, or cause obstruction, annoyance or danger to passers-by or the adjoining shop. 15. FORECOURTS 15.1 The display of goods or signs on forecourts gives the street a cluttered appearance and may also cause problems with pedestrian movements where the pavement width is narrow. The use of forecourts for signs or displays will not normally be allowed in Urban Conservation Areas or where pedestrian movements would be restricted. 16. SECURITY SHUTTERS 16.1 Heavy metallic security shutters create an unattractive dead appearance which detracts from both the building and shopping area. Traditionally wooden shutters or roller blinds were used and these have a much more welcoming effect. The use of laminated glass or internal lattice grills is preferred to external shutters. Shutter boxes must not be conspicuous on the facade of the shop.

8 17. THE NEED FOR A DEVELOPMENT PERMIT AND ADVERTISEMENT CONSENT 17.1 The definition of advertisement is given in paragraph 2.1. In general the display of all forms of advertisement requires the consent of the Planning Authority, although certain forms of minor or temporary advertisement are exempted. Full details are provided in the Advertisements (Regulation) Order (L.N. 171 of 1993). Moreover, any alterations to the external appearance of a building require a Development Permit. The following is a summary of those forms of advertisement and other alterations to shopfronts which require the approval of the Planning Authority The following alterations to a shopfront require development permission: Replacing the shop door with one of a different design or in different materials Moving the position or altering the size of the shop door Enlarging or reducing the size of the shop window or replacing original window frames or glazing bars with modern aluminium or plastic equivalents Installing a blind or security shutters Altering the materials on the facade by, for example, applying marble, timber, aluminium or tiles Altering the frontage line, by for example, installing or removing a bay window, closing or creating a recessed entrance (NB Change of use from a non-shop use to a shop use also requires a development permit, even if no alterations are involved) The following works do not need a development permit: Replacing a window frame or door with one of a similar design and materials 17.4 The following advertisements require Advertisement Consent: The erection of a new fascia sign or a projecting sign (whether illuminated or not) Any alterations to the size or position of a fascia sign or a projecting sign The illumination of an existing non-illuminated sign 17.5 The following advertisements do not normally need Advertisements Consent The display of advertisements inside a building or on enclosed land The display of up to two non-illuminated advertisements on the fascia or facade of a shop provided they are no more than 0.5 sq.m. in area Minor alterations (such as possibly a change in name or brand) to advertisements which have consent, provided the size or position is not altered

9 APPENDIX 1 STRUCTURE PLAN POLICY ADVERTISEMENTS The definition of development includes advertisements of all kinds. The control of advertisements, including those on shop and other business frontages, is necessary to prevent buildings, streets, vacant sites, and open land being disfigured with unsightly displays. Advertisements can enhance a street scene only if they are sympathetically designed and generally do not dominate their surroundings. Within conservation areas there is an obligation on the Planning Authority to preserve and enhance visual amenities, and advertisement control will accordingly be followed with particular vigour. POLICY BEN 6: Advertisement are classed as development, and applications for development permits to erect or display any type of advertisements is required. There will be a presumption against permission for any proposal which infringes the design guidelines for advertisements Issued by the Authority. In the interim period the following guidelines apply: 1. Large poster hoardings will no normally be permitted. In exceptional cases they will be permitted provided they; (a) (b) (c) (d) (e) (f) Are the only suitable means of screening an unsightly building or area of land; Are not a traffic safety hazard; Do not result in loss of amenity; Relate in scale and design to their surroundings; Are part of local environment improvement scheme, such as landscaping a site or treating a wall; and Are outside conservation areas. 2. Internally-illuminated or flashing signs will not be permitted If they would be: (a) (b) (c) (d) (e) A traffic safety hazard; In a conservation area; Likely to be a nuisance in primarily residential areas; Unsympathetic to the building or street scene; and Otherwise detrimental to amenity. 3. Temporary illuminated and other temporary signs and decorations for festive occasions will not comprise development unless they include wording of a commercial, political, or other nature not specifically concerning the celebrations. Otherwise, all temporary advertisements require a development permit which shall specify a removal date.