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23/00944/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00944/B Applicant : The Salvation Army Proposal : Erection of a 6m high flagpole Site Address : The Salvation Army Douglas Corps Ballacottier Crescent Isle Of Man Business Park Braddan IM2 2QZ
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.09.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. For the avoidance of doubt, approval is granted to the flagpole only. No approval is granted to the flag as shown on the submitted plans.
Reason: The flag as shown on the plans would require advertisement consent via separate application.
N . For the sake of clarity, an application for advertisement consent will be required in order to display the flag, as demonstrated in the plans provided.
This application has been recommended for approval for the following reason. The flagpole is considered to have an acceptable visual, amenity and highway safety impact in accordance with General Policy 2 (b, c, g, h and i) of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawing numbers 001 Rev A and 005 both date received 16/08/2023.
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23/00944/B Page 2 of 3
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Interested Person Status - Additional Persons
None __
Officer’s Report
APPLICATION SITE 1.1 The site relates to an existing building within the Isle of Man Business Park.
THE PROPOSAL 2.1 Proposed is the erection of a 6m flag pole near the main entrance.
PLANNING HISTORY 3.1 A concurrent application is being submitted for signage under PA 23/00941/D. Change of use of the building from office to Salvation Army headquarters was approved under 20/01217/C.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is located within an area designated as being Industrial Use in the Area Plan for the East 2020. The site is not within a Conservation Area. Given the nature of the proposed flagpole structure, the general standards towards development listed in General Policy 2 are most relevant in the assessment particularly parts b, c, g, h and I in respect of visual, amenity and highway safety impact.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Braddan Commissioners - no objection (04/09/2023).
5.2 Department of Infrastructure Highway Services - No highways interest (18/08/2023)
ASSESSMENT 6.1 Flag poles are a fairly common feature across the Island, the Permitted Development Order allows for the erection of such within residential curtilages subject to conditions, although there is no PD for anything outside of a residential curtilage, hence the need for this application.
6.2 The proposed pole if of typical height and diameter and would not result in any adverse visual impacts on the existing site, streetscene or general character and appearance of the business park area and will not result in any amenity impacts on neighbours. Its siting within the site will not result in any highway safety issues. Overall the proposed flag pole is considered to be acceptable in all respects.
6.3 Hanging a national flag is deemed consent under the Advertisement Regulations without the need for submitting an application. The submitted detail for this application indicates on plan that the flag flown would be specific to the Salvation Army, and not a national flag.
6.4 This application is assessing the flag pole only and not assessing the flag. The applicant is to be reminded that the flag would require advertisement consent by way of a separate application, and Information to this effect will be added to any decision notice.
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23/00944/B Page 3 of 3
CONCLUSION 7.1 The proposed flag pole is considered to have acceptable visual, amenity and highway safety impact and to accord with General Policy 2 of the IOM Strategic Plan 2016. No approval is granted to the flag as shown in the submitted plans and a condition will be added in this respect.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) 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 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.
Decision Made : Permitted
Date: 02.10.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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