Loading document...
==== PAGE 1 ====
19/01365/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01365/B Applicant : SES Satellite Leasing Limited Proposal : Permanent installation of existing mobile satellite antenna unit at ground level Site Address : Greenlight House Ballafletcher Road Cronkbourne Douglas Isle Of Man IM4 4QJ
Head of Development Management: Mr S Butler Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.02.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. Unless otherwise approved in writing by the Department, any above ground equipment or structure hereby approved shall be removed from the site on which it is situated, within 12 months of it no longer being required for telecommunications purposes, and the land restored to its condition before the development took place, so far as is practicable.
Reason: To ensure that the equipment is removed from the site if no longer needed and the ground restored, in the interests of visual amenity.
Plans/Drawings/Information;
This approval relates to the following plans and information (date stamped as having been received 03.12.19):
Interested Person Status - Additional Persons
None
==== PAGE 2 ====
19/01365/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Green Light House, Ballafletcher Farm Road, Cronkbourne, Braddan. The site is adjacent to the Vehicle Examination Centre which fronts on to Ballafletcher Road. The building is an industrial-type building used for telecommunications and surrounded by buildings used for industrial/light industrial purposes.
2.0 THE PROPOSAL 2.1 The application seeks approval for the permanent installation of a mobile Satellite Antenna unit, with a width of 2.6 metres, a height of 3 metres and an operational length (with boom) of 3.3 metres. Foundations are underground and a manhole cover is used to prptect them and make safe if the antenna is not installed.
2.2 When in use (e.g. during TT) there are temporary safety barriers around the antenna with appropriate signage. The unit has been in place for approximately 6 months prior to the application and mounting/demounting is causing difficulties for the applicant. It is needed at a minimum for the next 3 years. The siting of the unit relates to operational requirements.
2.3 It is noted that the Town and Country Planning (Telecommunications) Development Order 2019 grants planning approval for various telecommunications development. Schedule 1 sets out general conditions (which this proposal may meet). Schedule 2 sets out developments which can be undertaken without prior approval . Schedule 3 sets out developments which can be undertaken with prior approval.
2.4 However, the above ground mounting for the dish is 1.1 metres wide and so would exceed the width restrictions within the Order in relation to Telecommunications Structures within Schedules 2 and 3. The diameter of the dish is 2.56 metres and so exceeds the restrictions in Schedule 2 (but may be possible with Prior Approval as schedule 3 development). The below grounds works are arguably excluded from Schedule 1 (Part 1) as the condition is that the surface must be reinstated to is condition before the commencement of operations, and the replacement of a grassed area with a man-hole cover would conflict with this. The application therefore requires a specific planning application.
3.0 PLANNING HISTORY 3.1 The following previous application is considered to be material in the assessment of the current application:
3.2 Planning approval 14/00474/B relates to the adjacent unit - Champion House and is for Installation of a 4G wireless transmitter and receiver (retrospective).
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Industrial" identified on the Braddan Local Plan 1991. Given the nature of the application it is appropriate to consider General Policy 2 and Infrastructure Policy 3 of the Isle of Man Strategic Plan (20th June 2007).
4.2 General Policy 2 states (in part):
"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:
==== PAGE 3 ====
19/01365/B Page 3 of 4
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them".
4.3 Business Policy 1 states, "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan".
4.4 Infrastructure Policy 3 states,
"A balance must be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon the environment. Measures which may help to achieve a satisfactory balance will include a presumption against visually intrusive masts in sensitive landscapes, the encouragement of mast sharing by different operators, and the removal of redundant infrastructure. Exceptions to this policy would need to demonstrate a strategic national need, which cannot be otherwise secured by mast sharing or alternative locations".
4.5 The National Telecommunications Strategy was approved by Tynwald in 2018 and sets out a vision that,
"The Isle of Man will be recognised as being at the forefront of telecoms innovation. A fully connected Island with access to choice, value and sustainable telecommunications infrastructure delivered in a partnership approach".
5.0 CONSULTATIONS 5.1 DOI Highway Services have indicated they do not oppose (23.12.19).
5.2 Braddan Commissioners have indicated they have no objection (21.01.20).
6.0 ASSESSMENT 6.1 The application seeks approval for the installation of a mobile unit. The development would help support a business need in relation to telecommunications infrastructure. Therefore, the main issue to consider in the assessment of the application is the impact upon the environment.
6.2 The application site is within an area zoned as "Predominantly Industrial" and therefore residential properties are not within the vicinity of the building. The buildings are all fairly industrial or commercial in appearance. The development would be stand-alone and visible form the public highway, however given the nature of the area they are not considered to be out of place.
6.3 Given the temporary nature of the equipment it would be appropriate to attach conditions in relation to its removal if no longer required.
7.0 CONCLUSION 7.1 Given the limited visual impact and the benefit from such evolving communications it is considered that the proposed development is acceptable and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
==== PAGE 4 ====
19/01365/B Page 4 of 4
(d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) 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.
Decision Made : Permitted
Date: 04.02.2020
Determining officer
Signed : A MORGAN Abigail Morgan
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal