17 November 2015 · Planning Committee
24, Ridgeway Street, Douglas, Isle Of Man, IM1 1el
The site is Falcon House at 22-24 Ridgeway Street, Douglas, a corner office building on the junction with Lord Street, within a designated Predominantly Offices area and the Athol Street/Victoria Street Conservation Area.
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The officer determined that the proposed billboard does not relate to the office use of the site, as none of the advertisements would advertise the site's business, directly conflicting with General P…
General Policy 6
Requires advertisements within towns/villages to relate to the site/building, be high standard design/materials relating well to the building/site, in keeping/not detracting from the area, and not cause highway hazards. Officer found proposal failed (a) due to materials not high enough standard and not relating well to conservation area building, and (b) by introducing clutter and impacting visual amenities; (c) satisfied as no highway issues.
General Policy 7
Prohibits advertisements on sites/buildings other than those to which they relate within towns/villages. Officer applied strictly as proposed ads for unrelated businesses, not site offices, with no justification to deviate despite previous unproven billboard for former occupier.
Environment Policy 37
Permits ads in conservation areas only if preserving/enhancing the area, appropriate style, traditional materials/no glossy/reflective, and no illuminated box signs. Officer found illuminated general billboard with proposed materials would not preserve/enhance, introduce clutter, and fail to respect building features in prominent sensitive location.
do not oppose subject to the following comment 'The position of the billboard does not interfere with the sightline of drivers'.
DOI Highways provided a consultation response with no objection subject to a condition ensuring the billboard does not interfere with drivers' sightlines.
DOI Highways
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 29/9/15
Conditions requested: The position of the billboard does not interfere with the sightline of drivers
The original application for a static billboard (2.8m x 1.8m) on the rear elevation to display third-party advertisements was refused by the Planning Committee on 17 November 2015 for conflicting with General Policy 7 (not relating to on-site business) and General Policy 6(a)(b) plus Environment Policy 37 (failing to respect building form in prominent conservation area location). Appellant Carrera Digital Ltd argued established use rights from a previous larger billboard (1990s-2013), superior materials, economic benefits, comparable sites, and that signage was on rear elevation. The appeal proceeded as a hearing on 8 March 2016. Outcome was appeal allowed with fee refund confirmed post-hearing.
Precedent Value
Demonstrates that hearings can succeed where committees split on 'generally' policy wording; future applicants should provide robust evidence of historical signage/use rights, material samples, and comparable sites to challenge strict policy application in conservation areas.
