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Director of Planning Planning and Building Control Directorate Department of Environment, Food and Agriculture Murray House Mount Havelock Douglas ISLE OF MAN IM1 2SF
05 July 2017 Dear Sir or Madam
MONO CONSULTANTS LIMITED 48 ST VINCENT STREET GLASGOW G2 5TS t: 44 (0) 141 566 6660 f: 44 (0) 141 566 6661 www.monoconsultants.com RECEIVED 04/17/17
21 JUL 2017 OPEN OF ENVIRONMENT FOR AND AGRICULTURE
MANX TELECOM APPLICATION FOR FULL PLANNING PERMISSION FOR THE REPLACEMENT OF A CHIMNEY AND INSTALLATION OF TELECOMMUNICATIONS EQUIPMENT AT THE ROYAL GEORGE, MARKET PLACE, RAMSEY, ISLE OF MAN, IM8 1JU
Please find attached an application for planning permission on behalf of Manx Telecom for the proposed replacement of an existing chimney and installation of telecommunications equipment at the Royal George, Market Place, Ramsey, Isle of Man, IM8 1JU.
The proposal involves replacing the existing chimney with a new chimney on northern edge of the roof of the Royal George, Market Place, Ramsey, IM8 1JU (NGR: 245339E, 494419N); the installation of 1No antenna onto the north face of the new chimney and the installation of 1No antenna onto the west face of another existing chimney stack.
The proposed development on the Royal George is required to replace the existing 3G and 4G coverage provided by the equipment on the roof of Nightlife, Market Place West, Ramsey, which was issued with a Notice to Quit due to a change in ownership.
The application comprises:
Checklist;
The enclosed application is identified as the most suitable site option and design that balances operational need with local planning policies and national planning policy guidance. We trust that the information contained is sufficient for you to determine the application, however please do not hesitate to contact me if you require any additional information.
Yours faithfully
Ginny Hall MRTPI SENIOR PLANNER Email: [email protected] Direct Dial: 0141 270 2733 Mobile: 07796 995 843 (For and on Behalf of Manx Telecom)
| The proposed site: |
| Manx Telecom's original telecommunications site for central Ramsey was located on the chimneys of the Nightlife Building on West Market Place and was granted planning and registered building consent in 2012 (Refs: 12/01158/GB & 12/01159/CON). The building has since been sold and the new owners have issued Manx Telecom with a Notice to Quit. On that basis, a new communications site is required to replace the 3G and 4G coverage that was provided from the equipment at Nightlife. In order to duplicate the existing and established coverage footprint and fit into the existing network of coverage in the surrounding area, the replacement site needs to be as close as possible to the original site location. |
| A review of the buildings in central Ramsey identified the Royal George as a suitable replacement option to meet |
Pre-application consultation with local planning authority {{table:425434}} Other Consultation {{table:425435}}
Civil Aviation Authority/Secretary of State for Defence/Aerodrome Operator consultation (only required for an application for prior approval)
{{table:425436}} Developer's Notice {{table:425437}}
| Copy of Developer's Notice enclosed? | Yes | No |
| Date served: | n/a |
¹ Macro or Micro
the coverage demand in the surrounding area.
The Royal George is a bar located on Market Place East in the centre of Ramsey. The bar is a 2-3 storey building with 3 frontages onto Market Place as shown in the following image:
The building is located within the Ramsey Conservation Area but is not a Registered Building. The proposed antennas would be face mounted onto the chimneys and coloured to match the background, in order to minimise visual contrast. The existing chimney at the northern edge of the rooftop is not structurally capable of accommodating the proposed antenna and is therefore being replaced as part of the proposed development. The existing chimney being replaced is shown in the following image:
The existing chimney would be replaced on a 'like for like' basis and there would be no changes to the dimensions of the existing structure. The replacement chimney would be coloured to match the existing structure.
| Type of Structure: | |
| Description: The proposal involves replacing the existing chimney with a new chimney on northern edge of the roof of the Royal George, Market Place, Ramsey, IM8 1JU (NGR: 245339E, 494419N); the installation of 1No antenna onto the north face of the new chimney and the installation of 1No antenna onto the west face of another existing chimney stack. | |
| Height of existing building: | 11.2 metres |
| Equipment Housing: | |
| Length: | n/a |
| Width: | n/a |
| Height: | n/a |
| Materials: | |
| Tower/mast etc – type of material and external colour: | The proposed antennas would be colour coated to match the background on which they are mounted. |
| Equipment housing – type of material and external colour: | n/a |
Reasons for choice of design:
In this instance, the choice of design tabled in this application has been influenced by the location and appearance of the original base station on Nightlife which needs to be replaced. The Royal George was identified as a suitable building which could accommodate the required antennas needed to meet the replacement coverage requirement in the Ramsey area. Due to the location of the building within the Ramsey Conservation Area, the proposal involves face mounting antennas onto the chimneys, thereby avoiding any significant impact on the character and appearance of the building or surrounding area. The proposed antennas would be coloured to match the chimneys on which they are mounted. Due to structural issues with the existing chimney at the north end of the building, the proposal also involves a 'like for like' replacement to create a structurally suitable location for the proposed antenna.
When comparing the design of the original installation on Nightlife and the proposed installation on the Royal George, it is considered that the change in appearance when viewed from the surrounding area would not be untoward. The overall height of the proposed antennas has been kept to its technical minimum to meet the coverage requirements of Manx Telecom. In light of the above and in choosing this design, it is considered that the scheme takes a form which is sympathetic within the context of its immediate environment.
| ICNIRP Declaration attached | Yes | No |
| ICNIRP public compliance is determined by mathematical calculation and implemented by careful location of antennas, access restrictions and/or barriers and signage as necessary. Members of the public cannot unknowingly enter areas close to the antennas where exposure may exceed the relevant guidelines. When determining compliance, the emissions from all operators on the site are taken into account. |
| Frequency: | 2G Base TX | 901 - 914.8Mhz | ||
| 3G Base TX | 901 - 914.8Mhz and/or 2110.3-2120.3Mhz | |||
| 4G Base TX | 811-821Mhz &/or 1860-1880Mhz | |||
| Modulation characteristics | 2G | GMSK (Gaussian Minimum Shift Keying) | ||
| 3G | QPSK (Quadrature Phase Shift Key) & QAM (Quadrature Amplitude Modulation) | |||
| 4G | QPSK (Quadrature Phase Shift Key) & QAM (Quadrature Amplitude Modulation) | |||
| Max Power output (EIRP dBm/carrier) | 2G | 3G | 4G | |
| Antenna A1 | 56 | 61.5 | 61.3 | |
| Antenna A2 | 56 | 61.5 | 61.3 | |
| Height to underside of antennas (metres above ground level) | 9.8 metres (North antenna) 9.4 metres (West antenna) |
The proposal that is subject of this application is for a direct replacement of the base station that was originally installed on Nightlife on West Market Place. As the Nightlife site was an established base station within an existing network of sites, its replacement needs to be located as close as possible to the original location. This ensures that the exact coverage footprint is duplicated without leaving coverage gaps in the surrounding area.
A search of the central Ramsey area identified the Royal George as a suitable building for the proposed installation of face mounted antennas, while minimising impact on the character and visual amenity of the surrounding area and having an owner who is willing to accommodate the proposed equipment.
It is considered that the proposed replacement equipment on the Royal George will have less visual impact than
| Reason(s) why site required e.g. coverage, upgrade, capacity (map attached if required): |
| As detailed above, this site is required to provide replacement mobile coverage to Manx Telecom customers in central Ramsey following the removal of the equipment from Nightlife. The enclosed coverage plots illustrate that the predicted coverage from the proposed replacement equipment on the roof of the Royal George will provide an effective replacement to the coverage that was originally provided by the installation on Nightlife. |
the original installation on Nightlife, which is a Registered Building, and is therefore considered to be an acceptable solution to the long term coverage demand in Ramsey. On the basis that the proposed development is a direct replacement to an existing communications site and that it is not technically feasible to move the site to a location outwith the immediate vicinity, there have been no alternative options considered. It should be noted that a full search of the area and assessment of the alternative sites was included with the original application ref: 12/01158/GB for the installation on Nightlife.
It is recognised by many that telecommunication networks are a core infrastructure asset for any modern economy and local authorities need to plan positively for their installation and long term use. Infrastructure Policy 3 of the Isle of Man Strategic Plan (Adopted 2016) deals specifically with communications systems and 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."
In accordance with Infrastructure Policy 3, there is a strategic requirement for the proposed development on the Royal George due to the removal of an existing base station from Manx Telecom's network following a Notice to Quit being issued. Manx Telecom's mobile network is of strategic national importance on the Isle of Man and their customers rely on the availability of a high quality network. On that basis, it is considered that the need to replace an existing and established communications site in the Manx Telecom network constitutes part of a strategic national need. The proposal subject of this application, involves face mounting antennas and colouring them to match the background on which they are installed, thereby avoiding the need to install a visually intrusive mast. The proposed development on the Royal George is a direct replacement to the original base station on Nightlife. The original Manx Telecom equipment installed on Nightlife will be fully removed from the building.
The proposed installation on the Royal George involves the 'like for like' replacement of an existing chimney along with the installation of 2 No face mounted antennas. The proposed antennas would not exceed the height of the existing chimneys thereby avoiding any impact on the existing building lines. The antennas would be coloured to match the background on which they are installed, thereby minimising contrast with the building and reducing visual impact on the surrounding Conservation Area. All supporting equipment would be located internally within the building and would have no impact on the character or appearance of the area.
The Code of Best Practice on Mobile Network Development has replaced the original guidance document that was first published in 2002. While this document relates specifically to telecommunications in England, its contents are considered to be relevant to telecommunications developments on the Isle of Man.
Paragraph 3.2 confirms that special operational and technical considerations should be taken into account and that there will be "the requirement to upgrade and improve networks through changes to existing sites and the development of new sites."
Appendix B discusses the general principles for telecommunications development. It confirms that: "The Government's general policy on telecommunications development is to facilitate the growth of efficient and effective telecommunication systems whilst keeping the environmental impact of such development to a minimum. The siting and design of telecommunications equipment, if undertaken with care and sensitivity, will be vital in achieving this policy aim. Good siting and design should not only be respected in environmentally sensitive areas but should also be applied to all telecommunications development. In all circumstances, the sensitivity to context of the proposed development should be considered."
The options for the design used by an operator will be affected by site conditions, technical constraints, landscape features and coverage and capacity requirements. The main options would include:
It should be recognised that irrespective of the installation's use as a telecommunications base station, the introduction of new communications equipment within a particular environment will always be, to some degree, a noticeable addition to those residents and regular passers-by found closest. However, it should be appreciated that the visibility of a development or its location within its immediate context does not automatically result in an overwhelming adverse harm occurring. Indeed, the fundamental principle applied by the applicant is always to minimise the contrast between the telecommunication proposal itself and its surroundings through appropriate siting and design. This is the case here whereby the siting of the installation and the lack of alternative options that can be pursued should be taken on board.
In this regard, it is considered that the planning assessment of this case should concentrate on whether the proposal's siting and appearance creates a significant impact as to outweigh other material planning factors. Thereafter an assessment as to the siting and appearance of the proposal should take into account the technical factors that have influenced the scheme when seen within its immediate context and wider surroundings. The proposal subject to this application should also be reviewed against the up to date planning policy regarding telecommunications development and any other planning factors of material note.
Considering the context in which the proposal would be read, it is considered that the application site is an appropriate location for a telecommunication base station. The position of the proposal makes best use of existing physical features, most notable the chimneys of the Royal George. The proposed antennas need to clear the surrounding obstacles in order to project the necessary signal across the target area and it was not therefore possible to install both antennas onto a single chimney on the rooftop due to blocking created by other sections of rooftop. By locating the antennas on two different chimneys it had been possible to ensure that they do not protrude above the existing roofline, thereby further minimising visual impact.
The proposal involves a direct replacement of an existing telecommunications site, thereby avoiding the proliferation of base stations in the locality. The proposal makes use of an existing building rather than installing a new ground based mast and overall, it is considered that the replacement installation on the Royal George will have less impact on the character and visual amenity of the surrounding area, when compared to the existing installation on Nightlife.
As discussed previously with regards the choice of design progressed here, it is considered that the proposal will not undermine the visual amenity of the area, and when balanced against the other material planning considerations, the overall siting and appearance of the telecommunications base station is considered to be acceptable.
| Name: (Agent) | Mono Consultants Limited | Telephone: | 0141 270 2733 |
| Operator: | Manx Telecom Limited | Fax no: | 0141 566 6661 |
| Address: | Mono Consultants Limited 48 St Vincent St Glasgow G2 5TS | Email: | [email protected] |
| Signed: | Mono Consultants Limited | Date: | 05 July 2017 |
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