Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/91053/D Applicant: Mr Peter Lockett Proposal: Installation of non-illuminated signage and window graphics Site Address: 8 Marina Road Douglas Isle Of Man IM1 2HE : Richard Wilshaw Photo Taken: 05.02.2026 Site Visit: 05.02.2026 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.02.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

• C 1. The advertisement(s) hereby granted consent shall be begun before the expiration of four years from the date of this notice. Reason: To avoid the accumulation of unimplemented advertisement consents.
• C 2. In the event that the signage hereby approved is no longer required, the signage shall be removed within 6 months. Reason: To avoid the accumulation of unwarranted signage in the interest of visual amenity.

This application has been recommended for approval for the following reason.

It is considered that the size, scale, siting and design of the sign is acceptable, would have no adverse visual or amenity harm to the public or public safety. Nor would it cause any harm to the significance of the Douglas Promenades Conservation Area. As such the application would accord with The Control of Advertisements Regulations 2013, as well as meeting with the principles of General Policies 6, 7 and 8 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

The development hereby permitted shall be carried out in accordance with the following approved plans received 07.11.2025:

Location Plan

And the following approved plans received 01.12.2025: Site Plan Proposed Elevation Interested Person Status It is recommended that the following organisations SHOULD NOT be given the Right to Appeal: Local Authority: No Objection

Officer’s Report

- 1. APPLICATION SITE

1.1 The application site comprises 8 Marina Road in Douglas. The ground floor unit is currently vacant. The building is a 3-storey property with a timber glazed ground floor shop front.

1.2 The application site is within the Douglas Promenades Conservation Area. There are no Registered Buildings within the vicinity.

- 2. PROPOSAL

2.1 The application seeks consent for the display of the following advertisements - 3no sections of black vinyl with gold lettering showing business name and services offered and window vinyl / frosting incorporating business name and logo in gold and white. No illumination is proposed.

- 3. PLANNING HISTORY

3.1 There is no planning history at the application site that is considered to be of any material significance to the determination of this application.

- 4. PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area designated as 'Mixed Use Area 1 - Villa Marina Gateway'. This area is characterised by cultural entertainment and visitor attractions, notably the Villa Marina, the Manx Museum and the Villa Gaiety.

4.2 The site is within the Douglas Promenades Conservation Area

4.3 The Control of Advertisements Regulations 2013 make it clear that the only considerations which can be applied to applications made under them are in the interests of amenity and public safety. In the case of amenity, such things as the general characteristics of the area need to be taken into account along with the presence of any features of historic, architectural, cultural or similar interest and the public safety should consider the safety of any person using a road, railway, tramway, harbour or aerodrome including the obscuration of any traffic sign or similar.

4.4 General Policy 2 of the Strategic Plan is considered applicable, which states: '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.'

4.5 General Policy 6 of the Isle of Man Strategic Plan states that "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."

4.6 General Policy 7 states that "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."

• 5. REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 5.1 Douglas City Council - No objection (02.02.2026)
• 6.

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are:

• - principle of the signage / use class of the site
• - character and appearance
• - highway safety

Principle of the signage / use class of the site

• 6.2. The Isle of Man Strategic Plan is explicitly clear through its policies (General Policy 6 &

7) in how it expects applications for advertisements to be considered. Those adverts should relate to the specific uses of the building, which they are to be attached. Advertisements that are not related to the land or building to which they are generally attached are considered not acceptable. The rationale is to prevent an unwarranted proliferation of adverts that could compromise the appearance and attractiveness of the town and villages. However, these policies can only be applied within the parameters of the legislation as noted above and so are limited to impacts in terms of amenity and public safety.

6.3 With regards to the above policies 8 Marina Road is currently vacant but is undergoing internal works to allow a new tenant, the Applicant, to occupy the unit. This application proposes new signage to facilitate the occupancy of this new tenant. This is considered appropriate and it is judged that the application does comply with General Policy 7. It is evident that if the Applicant chooses not to occupy 8 Marina Road, for whatever reason, then they will not go to the expense of installing signage to this unit. Character, appearance and impact on the significance of heritage assets

6.4 Paragraph 6.6.2 of the Isle of Man Strategic Plan 2016 makes it clear that "within our towns and villages, well designed and sensitively sited advertisements can contribute positively to the character of a building or area, and can be of help to the general public. However, advertisements which are too bright, overlarge or poorly sited may endanger safety by distracting or confusing highway users and may, both individually and cumulatively, detract from amenity by being intrusive, by introducing clutter and visual confusion or by masking features of interest or attraction". Paragraph 6.6.3 furthers on this stating that "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".

6.5 The application site is located within Marina Road which is near Strand Street and Castle Street which together are the Island's primary retail area. Along Strand Street, Castle Street and Marina Road most units have signage, akin to that which is proposed. It is judged that the proposed signage is not too bright, overly large or poorly sited. It is located in a pedestrianised area and will help customers to locate the business. The adverts are not illuminated and they are muted in their colours and design. As such the proposed signage is deemed to be in keeping with the surrounding area and will not cause any harm to the significance of the Douglas Promenades Conservation Area. Highway safety

6.6 At the time of writing this report Highways Services have not provided a consultation response to this application. Regardless, given the adverts are not illuminated, they are in a pedestrianised area and they are not projecting it is considered the proposal would comply with General Policy 6(c) and would not cause a highway safety hazard.

• 7.

CONCLUSION

7.1 Overall it is considered that the size, scale, siting and design of the sign is acceptable, would have no adverse visual or amenity harm to the public or public safety. Nor would it cause any harm to the significance of the Douglas Promenades Conservation Area. As such the application would accord with The Control of Advertisements Regulations 2013, as well as meeting with the principles of General Policies 6, 7 and 8 of the Isle of Man Strategic Plan 2016.

• 8.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013 (As Amended), the following persons are automatically interested persons:

• The applicant, or if there is one, the applicant's agent;
• Any Government Department that has made written submissions relating to planning

considerations with respect to the application that the Department considers material;

• The local authority in whose district the land the subject of the application is situated.
• the Highways, Ports and Railways divisions of the Department of Infrastructure. 8.2 The decision maker must determine:
• whether any other comments from Government Departments (other than those explicitly listed above) are material; and
• whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.

Decision Made : Permitted Date : 05.03.2026 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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