Officer Report

Application No.: 24/00961/D Applicant: ZipAddress Limited Proposal: Replace two existing non-illuminated entrance signs with illuminated signage Site Address: Mountain View Innovation Centre Jurby Road Ramsey Isle Of Man IM7 2DZ Planning Officer: Graham Northern Recommended Decision: Permitted Date of Recommendation: 02.12.2024 _________________________________________________________________

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. The signage illumination hereby approved can only be illuminated during the hours of operation of the premises and will be turned off when the building is not in use.

Reason: to reflect the need for the illumnination and illumination outside of the buildings opening hours would be unwarranted, and in the interest of protecting rural character and dark skies.

• C 3. The sign(s) hereby granted consent shall not be lit by an intermittent source. Reason: In the interests of amenity and/or public safety.

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

By reason of their size, scale, siting and design both signs are considered to have no adverse visual or amenity harm to the public or public safety nor to adversely affect the existing building or the wider streetscene. The application is considered to accord with The Control of Advertisements Regulations 2013, as well as meeting with the principles of General Policies 6 and 7 of the IOM Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following drawings and documents received 11 September 2024:

• 1.mvic-entrance-signage-ref-01.jpeg : Aerial photograph of entrance with existing signage
• 2.mvic-entrance-signage-ref-02.jpeg : Aerial photograph of entrance with existing signage

• 3.MVIC-Site-Plan-1-100.pdf : To scale site plan of existing signage and proposed replacement signage
• 4.MVIC-Location-Plan-1-2500 : Overall Location Plan
• 5.MVIC-Entrance-Signage-front-and-side-projection-1-20.pdf : scaled drawings of front & side projection of proposed signage
• 6.MVIC-Entrance-Signage-Proposed-Current-Comparison-1-20.pdf : scaled comparison drawings of new proposed & existing signage
• 7.MVIC-Entrance-Signage-rear-projection-1-20.pdf : scaled drawing of rear projection of proposed signage
• 8.Ecolux Mini Product Specification.pdf : Lighting Specification
• 9.Ecolux Mini Bracket Product Specification.pdf : Specification of lighting bracket
• 10.Ecolux Mini Bracket Projection Guide.pdf : Bracket projections of lighting
• 11.Ecolux Mini Installation and wiring instruction V4.pdf : Lighting installation and wiring instructions

_________________________________________________________________ Interested Person Status None

_________________________________________________________________ Officer’s Report

- 1. THE APPLICATION SITE

• 1.1. The application site relates to an office building within a group of buildings known as / associated as the Mountain View Innovation Centre; the application business address is given as is ZipAddress Ltd. The site is approximately 515m east of the built form of Ramsey. The building is a large metal finish building in the style associated with business units and large agricultural units.
• 1.2. The site is accessed via a long private lane approximately 260m south from the junction with Jurby Road (A13). Approximately 192m south of the site and on a lower land level is Sulby River, the land then rises to Lezayre Road (A3).
• 1.3 The site is open from 07.00 - 19.00 but there are also ad hoc events in the evening.

2. THE PROPOSAL

• 2.1. This application seeks to replace two existing non-illuminated entrance signs with illuminated signage.
• 2.2 The proposed signs would be situated to each side of the entrance and would measure 2.99 metres by 0.75 metres and be situated 0.31 metres above the ground. They would be illuminated by top lighting shinning down onto the signage.

- 4. PLANNING HISTORY

• 4.1. There have been a number of previous planning applications on this site and associated applications relating to the wider site. The application considered relevant in the assessment and determination of this application is listed below.

• 4.1.1. 18/00854/B - Installation of three windows (retrospective). Permitted.
• 4.1.2 24/00150/B - Installation of 13 windows in an office building (retrospective). Permitted.

- 5. PLANNING POLICY

• 5.1. Under the Isle of Man Development Plan Order 1982 the site has no specific designation; The designation is carried forward to the proposed Area Plan for the North and

West; Draft Proposals Map 4 which is in the process of adoption. The site is not a Registered Building or within a Conservation Area, nor within the setting of either.

• 5.2. Policies within the Isle of Man Strategic Plan 2016 and Design Guide are used to assess the proposal.
• 5.3. General Policy 2 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."

5.3 General Policy 6 states: "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."

5.4 General Policy 7 states: "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." - 5.5 General Policy 8 states: "Within rural areas the display of external advertisements will be permitted only where:

• (a) they are located on or directly next to the premises to which they relate;
• (b) they do not detract from the appearance of either the immediate area or the landscape;
• (c) they are normally constructed of traditional materials unless the nature of the display or location would render such materials inappropriate;
• (d) any illumination, which will be permitted only where it is essential, is kept to a minimum and is so hooded as to prevent undesirable escape of light;
• (e) they are located so as not to cause a highway safety hazard; and
• (f) any illumination will not have an adverse effect on areas of ecological value."

5.6 Town and Country Planning (Control of Advertisements) Regulations 2013

- 6. REPRESENTATIONS

• 6.1. The following representations had been received at the time of this report and can be found in full online, below is a short summary;

• 6.2. Highway: (13.09.2024) finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing the edge of the proposed sign is no closer to the main road as the existing signs - this should be confirmed by the Applicant. The signs should be conditioned to have no strobe lighting or flashing type effects on permission. (26.02.2024)
• 6.3 Lezayre Parish Commissioners (08.11.2024) No objections

- 7. ASSESSMENT

• 7.1. The Control of Advertisements Regulations 2013 make 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. Further to this paragraph 6.6.2 of the IOM Strategic Plan 2016 makes 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 might, 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". Signage

7.2 The proposed signage within this application relates to the users of the application building, and seeks to replace the existing signage at the site access to inform of the business location for visitors, staff and customers. - 7.3 The signage replaces two existing signs and is located in the same position as the existing. The main changes are the proposals seek a wider but narrower sign in terms of height when compared to the existing signs in place. The existing signs are 1.55 metres wide by 1.04 metres in height and as such cover an area of 2.17 sq metres. - 7.4 The proposed signs are 2.99 metres wide by 0.75 metres in height and as such result in a signage area each of 2.23 sq metres. As such the size of signage is not significantly different and the, size and finish are not considered overbearing or dominant. The signage would be prominent enough to be recognised without being a distraction to passing motorists. - 7.5 All areas of signage are considered to be visually acceptable for this building and within this location. Illumination - 7.6 The proposed signage are set in the same location as existing signage and will not be any closer to the highway. There are no hours of illumination stated within the application, although the lighting specifications show that a top tube will shine down onto the sign which is purely to illuminate the sign and minimise light spill. As such the illumination is not expected to be so bright as to cause any visual distractions to passing vehicles, nor to harm any amenity or living conditions of nearby neighbours.

7.7 Minded of the rural location, where illuminated signage is not a common feature a condition shall be placed that ensures the illumination is turned off when the building is not in use to control hours of illumination in this case and avoid late night unnatural lighting. A condition preventing any intermittent light source is appropriate to prevent flickering or distractions to motorists si also considered justified.

- 8.0 CONCLUSION

8.1 Overall it is considered that the size, scale, siting and design of the signage would have no adverse visual or amenity harm to the existing building of any neighbouring properties or public safety. By reason of its size, internal lighting type and position on the front elevation, the proposed illumination is considered acceptable and not to result in any visual or amenity harm to any neighbouring properties or public safety. The application is considered to 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.

8.2 It is considered necessary in this instance to add a condition restricting the hours of illumination so that no illumination is on when the building is not in use given the rural location, the signs are not expected to impact highways or the amenity of adjacent business premises or surrounding environment. A condition to prevent any illumination by intermittent source is to be applied as standard. - 9.0 INTERESTED PERSON STATUS

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

• o The applicant, or if there is one, the applicant's agent;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• o The local authority in whose district the land the subject of the application is situated.
• o the Highways, Ports and Railways divisions of the Department of Infrastructure.

9.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than those explicitly listed above) are material; and
• o 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 Acting 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: 02.12.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.