Officer Report

Application No.: 25/00798/D Applicant: Capital Select Limited Proposal: Installation of illuminated signage to front elevation Site Address: Capital House 16 - 18 Circular Road Douglas Isle Of Man IM1 1AG Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.10.2025 _________________________________________________________________

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.
• C 3. The signs hereby granted consent shall not be lit by an intermittent source. Reason: In the interests of amenity and public safety.

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

The installation of the illuminated signage on the site complies with The Control of Advertisements Regulations 2013 and is also in accordance with General Policy 6 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, dated received on 19th August 2025; o Drawing No. PA_S_01

_________________________________________________________________ Interested Person Status None

_________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of "Capital House," Circular Road, Douglas, which is a 6 storey building (including basement) situated to the Western side of Circular Road. The site's most recent application PA24/00142/C was for the alteration of the ground floor into offices, which is currently in progress. THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a sign on the front Eastern elevation, which is to measure 2.550m by 0.91m with a width of 0.04m. The sign is to read Capital International (colour 105.104.105) with the company logo (colour RGB 189.139.65) to the left hand side, with the sign consisting of pan formed white frame with the wording backlit. PLANNING HISTORY - 3.1 The site has been subject to several previous applications of which the most recent is the most relevant which is PA24/00142/C which was for, "Change of use of ground floor restaurant and café spaces from Class 1.3 (Food and Drink) and 1.4 (Hot Food Takeaway) to Class 2.1 (Office)," and was Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as "Mixed Use, Area 4" under the Area Plan for the East. The site is not situated within a Conservation Area nor a Flood Risk Zone.

4.2 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.

4.3 Further to the above it is relevant to assess the application under General Policy 2 which sets out general development standards, General Policy 6 which sets out what is expected for the display of external advertisements and General policy 7 which sets out that the display of adverts must be in relation to the site they are situated upon. REPRESENTATIONS - 5.1 The following representations were consulted on the 20th August 2025 of which no response has been received at the time of writing this report;

• - Highway Services
• - Manx Utilities Authority - Electricity
• - Douglas City Council

ASSESSMENT

6.1 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.

6.2 Further to this paragraph 6.6.2 of the IOM 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". - 6.3 The signage proposed is situated to the front of the building, which is situated within a high public vantage point. Whilst this is the case the proposed signage is acceptable for the site, with the signage being considered acceptable in size and scale so as to be readable by passing public without causing a distraction or any highway safety issues. - 6.4 It's noted that the signage is to be illuminated with the proposed sign being approximately

• 5.48m above ground floor level, which will have the sign at approximately first floor level to the properties across the road, of which some are apartments. Overall the proposal is relatively modest in its sizing of what is to be illuminated, with the proposed drawing stating it's only to be the lettering which is backlit. Noting this and noting that the site is within a Mixed Use area and that the apartments are more than 20m away, the proposal will have a minimal impact on the living conditions of the neighbouring properties and as such is deemed acceptable from this point of view.
• 6.5 Overall the signage is considered acceptable in size and scale, with the signage not containing any illumination and as such it is considered the design and siting of the sign is acceptable and would comply with General Policies 6 and 7 and would meets the general standards set out in The Control of Advertisements Regulations 2013. CONCLUSION
• 7.1 Overall it is considered that the size, scale, siting and design of the sign is deemed acceptable and relates to the use of the site, would have no adverse visual or amenity harm to the public or public safety. 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 IOM Strategic Plan 2016. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
• 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I can confirm that this decision has been made by a Principal Planner 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: 01.10.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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