Officer Report

Application No.: 25/91159/D Applicant: Mr David Andrews Proposal: Erection of permanent non-illuminated sign to nature reserve entrance Site Address: Langness Road Derbyhaven Isle Of Man IM9 1UA Planning Officer: Vanessa Porter Photo Taken: 30.01.2026 Site Visit: 30.01.2026 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.02.2026 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. The proposal meets the tests of General Policy 7 and 8 and the general standards set out in The Control of Advertisements Regulations 2013.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 9th January 2026;

• Drawing 01 - Site Plan
• Drawing 02 - Location Plan
• Drawing 03 - Sign Dimensions
• Drawing 04 - Photo Mockup

Interested Person Status None Officer’s Report THE SITE

1.1 The application site is within the Langness Nature Reserve, which is approximately 60 acres of the peninsula which includes grassland, coastal heath and saltmarsh. The specific part of the Langness Nature Reserve is situated upon the Langness Road which ends at Langness lighthouse to the south of the site, and is approximately 406m from the junction with the main Fort Island Road. To the West of the site is a walking path which leads around the Langness Golf Course and leads back to the main Fort Island Road and the beach situated to the West of the application site.

1.2 It's noted that in 2025 Manx Birdlife acquired the 60 acre site. THE PROPOSAL

2.1 The current planning application seeks approval for the installation of a printed metal signage board measuring 1.5m by 0.5m to 0.7m where the wing tips finish. The sign is to have a scene with two birds with a beach. To the left hand side is the wording Manx Birdlife Nature For Generations. To the right hand side of the sign is the wording Langness Nature Reserve.

2.2 The application form states the following regarding the proposed signage, "This is an entry/welcome sign to the Manx Birdlife nature reserve at Langness. It will be placed alongside the road to make people aware that they are now entering the nature reserve. The sign will measure 1500mm across and 500mm high. The top will be no more than 1200mm above ground level. The edge of the sign will be more than 750mm from the edge of the road. It will be a printed metal sign and will not be illuminated."

PLANNING HISTORY

3.1 There are no applications upon the site which are relevant to the assessment of this application. PLANNING POLICY

4.1 The site is classed as an "Areas of Ecological Importance - Draft," "Confirmed ASSI's" and "Bird Sanctuaries," On the Area Plan for the South. The site is not situated within a Conservation Area nor a Flood Risk Zone.

4.2 AREA PLAN FOR THE SOUTH

• 4.2.1 The following are relevant parts from the Written Statement for the Area Plan for the South
• 4.2.2 Langness (E11) - The overall strategy is to conserve the character, quality and distinctiveness of the coastal area with its rich ecological habitats, open and expansive panoramic views, and to conserve the tranquil and rugged character of the area with its numerous sites of archaeological importance, such as the former mines and former smelt mines. Key Views - Panoramic, open views across surrounding, ever-changing seascape, from several points along the peninsula, in particular from Dreswick Point (at the southernmost tip). Dramatic views northwards from St. Michael's Island, along the north eastern shore. Open views across Castletown Bay to the west
• 4.2.3 5.3.2 The Calf, and Kitterland host the main haul-out areas for grey seals and the occasional common seal, the Calf being an important seal pupping site. There is a colony of speckled bush crickets at Glen Chass/Perwick and the lesser mottled grasshopper is found at Langness, the only known site in the British Isles. Langness is a 'tombolo' 29, a unique feature on the Island, and has a number of rare habitats above and below the water. There, the most important roost of wading birds on the Isle of Man can be found and possibly the best area of saltmarsh. Waterfowl are relatively abundant around the southeast coast and inland there are

• small areas of reedbeds, which are a rare habitat on the Isle of Man. The upland moorland and plantations have nesting hen harriers and shorteared owls and there is a winter hen harrier roost.
• 4.2.4 5.4 in part which states, "Areas of Special Scientific Interest (ASSI)

5.4.1 There are, within the Plan Area, four Areas of Special Scientific Interest (ASSI) which have been designated as such under the Wildlife Act 1990:

1. Langness, Sandwick, and Derbyhaven - for protected species, salt marsh, intertidal and coastal habitats and important geological exposures;"

• 4.2.5 5.8 Important Bird Areas and Ramsar Sites

• 5.8.1 There are three identified Important Bird Areas in the South, these being the Isle of Man Sea Cliffs, The Calf of Man, and the Isle of Man Hills. There are also 2 Bird Sanctuaries; at Langness, Derbyhaven and Fort Island, and at Ballamodha. The Southern Coasts and Calf of Man have been recommended for designation as a Ramsar Site of International Importance.

4.3 THE CONTROL OF ADVERTISEMENTS REGULATIONS 2013

• 4.3.1 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.

4.4 ISLE OF MAN STRATEGIC PLAN 2016

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 8 which sets out the display of signage in rural areas 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 can be found in full online, below is a short summery;

5.2 Malew Parish Commissioners have considered the application and state, "no objections." (05.02.26)

5.3 DEFA Ecology have considered the application and state, "No objection, Detailed comments

• The proposed signs are to be erected within the legally protected Langness, Sandwick and Derbyhaven Area of Special Scientific Interest (ASSI) and the Parish of Malew (Derbyhaven, Langness and Fort Island and the foreshores adjoining) Bird Sanctuary.
• Pre-application consultation has already taken place between the applicants and the Ecosystem Policy Team and ASSI consent for the installation of the signs has been issued, subject to the applicants receiving Planning permission. As such we have no objection to this application." (09.02.26)

ASSESSMENT

6.1 When looking at the proposal, the main considerations are that the proposal would not impact the surrounding streetscene and that the proposal would meet General Policy 8 and The Control of Advertisement Regulations 2013.

6.2 The proposed sign is in connection with the site is it being situated upon, with the proposed signage informing members of the public about the fact they are entering the Nature Reserve, the proposed signage is modest in size and height and constructed of a suitable material for its seaward position.

6.3 The proposed sign does not contain any illumination and is set back a sufficient distance from the edge of the highway so as to limit any highway visibility or safety issues and not to create a distractions to road users.

6.4 When noting the above, the proposal meets the tests of General Policy 7 and 8 and the general standards set out in The Control of Advertisements Regulations 2013.

- CONCLUSION

7.1 The proposed signage is considered to be acceptable from a design and visual impact perspective, without posing a highway safety hazard or impact upon the local wildlife. The proposal is considered to comply with General Policies General Policy 2, General Policy 3, General Policy 7 and General Policy 8 and would meet the general standards set out in The Control of Advertisements Regulations 2013. The application is therefore recommended for approval. 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:

• applicant (in all cases);
• 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):

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

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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: 17.02.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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