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24/00140/B Page 1 of 8
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00140/B Applicant : Sure (Isle Of Man) Ltd Proposal : Redevelopment of an existing Sure Mobile site that will consist of replacing the current lattice tower with a new 15 meter slimline lattice tower with multiple mobile panel antennas & radio kit with associated ground equipment cabinets. Site Address : Restart Unit Isle Of Man Business Park Braddan Isle Of Man IM2 2QZ
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.03.2024 __
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. Unless otherwise approved in writing by the Department, any telecommunications cabinet, mounted equipment or telecommunications structure must be removed from the land on which it is situated, within 6 months of it no longer being required for telecommunications purposes, and such land must be restored to its condition before the development took place, so far as is practicable.
Reason: To ensure that any redundant infrastructure is removed and to comply with Strategic Plan Infrastructure Policy 3.
C 3. The development hereby approved shall not commence until further details of the antennas, dishes and remote radio heads to be installed have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter unless a variation or alteration is permitted under Schedule 2 of the Town and Country Planning (Telecommunications) Development Order 2019 (or any alteration/replacement of that order).
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Reason: To ensure appropriate use of the mast for telecommunication equipment.
C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any amendment or replacement of that order) no fencing, walling or gates shall be erected at the site other than as shown on the approved plans shall be erected.
Reason: to ensure the development is carried out in accordance with the approved plans in the interests of the visual amenity of the area
C 5. The proposed telecoms mast and affixed communication equipment here by approved shall be no higher than the stated 15m when measured from the concrete base as shown on plan referenced; IoM_37/014-A
REASON To ensure the mast height is installed in accordance with the approved plans
C 6. The proposed antennas, dishes and RRU shall be coloured to match the monopole tower mast to which they are affixed and retained in perpetuity.
REASON: To mitigate any visual impact.
C 7. The temporary work area / fencing as shown on the drawing entitled, "Temporary Work Area" shall be removed from the site within 2 weeks of the new mast being brought into use.
Reason: to prevent the retention on site of temporary works which would be detrimental to the visual amenity of the area.
This application has been recommended for approval for the following reason. The proposed application is not considered to harm the use and enjoyment of neighbouring properties nor would it result in any adverse impact upon the countryside and would comply with Spatial Policy 5, General Policy 2, 3, Environmental Policy 1, 22; and Infrastructure Policy 3 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 7th February 2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is a small parcel of land identified in red that sits within the wider area of Isle of Man Business Park. The site sits immediately adjacent to the south elevation of the Restart / Argon Building. The building is a two story office building with a hipped tiled roof and sits within a collection of other office and industrial buildings and car parks. The heights are generally two to three stories in height with pitched roofs of various colours and finishes.
1.2 The site currently contains a concrete hardstanding with a 12m lattice tower with 3 panel antennas and two associated communications and electrical cabinets. This site is used by Sure Mobile who is also the applicant.
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THE PROPOSAL 2.1 Planning permission is being sought for the replacement of the current 12m high lattice tower and in its place the installation of a new 15 meter high slim line lattice tower on the existing concrete slab foundation. The tower would be a triangular shape consisting of three tubular columns with supporting bracing forming the overall structure with a plain grey colour of the manufacturer's galvanised finish.
2.2 Mounted to the lattice tower would be: 3 x panel antennas towards the top of the mast and below this are; 6x RRU's with associated ground equipment cabinets and two equipment cabinets (0.6mx0.6mx1.8m) on the existing concrete base. None of the equipment would be higher than the top of the 15m lattice tower.
2.3 At present the specification of the 'antennas' are not known but the agents confirm; "Equipment Cabinets & Antenna sizes/locations and quantities are indicative as the final vendor decision has not yet been made, sizing will be confirmed with planning ahead of installation".
2.4 The applicant notes; " The proposed structure will be capable of supporting multiple panel antennas, providing 2G, 3G and 4G/4G+ coverage in the area along with capability to support next generation mobile antenna technology, tower mounted remote radio heads (RRHs) will also be mounted near the new antennas, these are required to support MIMO* on the network...The new structure will also support smaller dishes known as microwave links for the mobile site's transmission/backhaul back to the Sure core network... The current structure is incapable of supporting the newer equipment that is required to support the next generation of mobile technologies, this is due to several factors such as size/weight of new equipment, wind loading on the current structure and also available space on the structure - currently it is only capable of supporting 1 x 2ft mobile panel, we would like to increase this to potentially support additional larger 4ft or 6ft mobile panels and also to allow us to mount RRHs on the structure to improve the mobile service in the area.".
2.5 The application has been submitted by one of the Island's licensed operators (Sure Mobile) and is accompanied by a certificate of compliance with the World Health Organisation's ICNIRP guidelines for public exposure. (ICNIRP - "International Commission on Non-Ionising Radiation").
2.6 As part of the proposal, the applicants intend to erect a temporary 12m high mast with 3 panel antennas on a trailer while the existing site is decommissioned, removed and the new installation undertaken. This mobile telecoms trailer will feature all the equipment cabinets to operate and will not require any hardstanding or excavation works to install. Equally it will be fenced off with Harras fencing. The proposed location of this is to the south west corner of the car park that serves Restart / Argon building.
PLANNING HISTORY 3.1 13/00329/B - Erection of mast and telecommunication equipment/antenna. Approved.
PLANNING POLICY LOCAL PLAN 4.1 The application site is identified on the Area Plan for the East on; Map 4 Douglas as Industrial use.
4.2 Within the written statement accompanying the Area Plan, telecoms are noted at; o Para 7.4 iv. To provide and support the best quality telecommunications networks and to support the economy by doing so.
o Utilities Proposals 3 (in part) - The telecommunications system must be designed in accordance with the requirements of the relevant telecommunications servicing agency and should be consistent with any approved strategy, policy or plan for the provision of advanced
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telecommunications infrastructure, including fibre optic technology. It is expected and required that all new development be connected at the best standard possible.
o Telecommunications Proposal 1 New developments should: a) Make provision for fibre optic cables directly to each dwelling or commercial premises. b) Within Comprehensive Treatment Areas (see Chapter 13), be phased so as to ensure that telecommunications structures are installed efficiently and will avoid ongoing disruption to site foundations. c) Design facilities so as to be able to host equipment from more than one operator, and that such sharing be encouraged. d) Demonstrate that the proposal has taken into account radio networks in particular those used by the emergency services (TETRA).
4.3 The site is not within a Conservation Area nor is it identified as being in an area at risk of flooding from surface water, river or tidal. There are no registered trees or registered tree groups boarding the site.
STRATEGIC PLAN 4.5 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 1 Development should make the best use of resources (c)
Spatial Policy 1 Named service centre (Douglas) 5 New development will be located within defined settlement.
General Policy 2 General Development Considerations (b,c,g)
Environment Policy 22 (iii) Safeguarding the environment and/or the amenities of surrounding properties
Infrastructure Policy 3 Need for communications infrastructure versus environmental impacts
The text preceding Infrastructure Policy 3 is an important consideration where it states in paragraph 11.9.2; o "The maintenance and improvement of these systems is likely to require the provision of new infrastructure; infrastructure required by private telecommunications operators is likely to be more extensive. It is important that a balance 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. New communications development should be in accordance with the provisions of this plan".
OTHER MATERIAL CONSIDERATIONS; 4.6 The Isle of Man government has an overarching series of strategies and policies that are considered materially relevant to the assessment of this application. This includes the Isle of Man Government Climate Change Plan 2022-2027; which promotes a more sustainable approach to living and working, one of which is remote working.
4.7 National Telecommunications Strategy 2018 "The National Telecoms strategy, laid out in six themes, looks to set a direction of travel by which the Island's telecom infrastructure can be recognised as being world class. The
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Government has made it clear that enhanced telecoms infrastructure is a top priority... The benefits will be available to all our residents and businesses on the Island and will underpin and support economic growth". This document talks broadly about telecoms on Island but geared more towards fibre broadband.
4.8 IoM Economic Strategy November 2022; Our big Picture Evidence base report phase 1 - December 2021; Para 4.9 (page 147) - "Analysis suggest that the overall quality of internet connectivity of the Island is not keeping pace with competitor jurisdictions, such as Jersey and there has been a decline in satisfaction regarding the quality of telecommunication services".
REPRESENTATIONS (this report only contain summaries - full reps can be read online) 5.1 Braddan Parish Commissioners do not object (01/03/24) 5.2 Highways Services do not object (23/02/24)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows:
PRINCIPLE 6.1 The application is submitted by Sure Mobile, essentially to improve the available mobile coverage in the parish of West Douglas that consists a mixture of residential areas and some industrial. The principle would loosely be seen to assist with compliance to Sp1 as the site is within the identified settlement boundary of Douglas and could assist with remote employment workings. Stp1 is adhered to as the applicants are utilising a previous telecoms site and the existing infrastructure and facilities in this area (albeit replacing the mast and equipment).
6.2 The proposed installation will have the capabilities to address both indoor and outdoor coverage demands within the surrounding area, whilst significantly increasing the level of coverage within the immediate locality area as demonstrated as part of the submission. The site sits within the defined settlement boundary of Douglas and is within an area that is designated for development which complies with Sp3. The proposals also reflects the investment and modernisation of communications equipment on site which is sought as part of the overall Island Economic Strategy and those supporting policies within the TAPE written assessment.
6.3 In favour of the proposals is Infrastructure Policy 3 and its supporting text which advises that the maintenance and improvement of the Island's telecommunications systems will necessitate a balance to be struck between the need for new and evolving communications systems, particularly to satisfy the needs of residential and business demand, and the impact of such required development upon the environment.
6.4 The principle of development also further receives support from the Climate Change Plan 2022-2027 through improved network infrastructure that would allow for increased levels of home/remote working within the wider residential area. The wider residential catchment here is an important consideration, particularly given the Government's strategy for remote workings and the agent notes; "Good connectivity is vital to support this strategy and ensuring that areas of the island, have high-capacity reliable mobile services to access the latest in technology is therefore key".
6.5 The "need" for the improvement of telecommunication equipment can be substantiated in this instance given the existing telecoms infrastructure located on site and this proposal
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seeks to enhance this through the investment with new technology and consolidate the equipment to one new mast that would work towards compliance with IP3.
DESIGN AND VISUAL IMPACT 6.6 The specific siting of the proposed mast and its antennas, essentially the upper proportions could be visible from within the industrial estate, especially being at 15m high. The current mast when looking up is marginally higher than the existing buildings in the area and this proposal at 15m would sit above the ridge line of many of the buildings in the immediate area.
6.7 The site visit also confirmed the close proximity of the existing mast (as to would be the proposal) to the buildings elevation, the presence of street furniture / street lighting to the adjacent roads and car parks in the streetscene and the grey monopole to the south of the site within Manx Telecoms car park ref (PA07/00550/TEL - Erection of a radio base station comprising a 12.5m high monopole with six antennas within a GRP shroud and a ground based equipment cabin). It is noted the above are all a grey galvanised in colour and as to is the proposal. Only the antennas and dishes should be colour coded to match the proposed lattice mast and should not be white in colour to ensure a uniformed finish and to mitigate any further visual impact.
6.8 When viewing any visual impact, it has to be noted many of the glimpsing views when viewed from the public highway are looking up towards the mast which is read against the sky line. When considering whether the additional increase in height from 12m-15m is appropriate it would not be considered to worsen the current situation when viewed from these public vantage points and would be generally read as a tall telecoms mast within an industrial estate. As such the existing mast (and the proposed replacement tower) is read within the industrial estate setting and the proposed slim line lattice tower at 15m would be acceptable in this instance.
6.9 The agents have noted in their supporting statement; "due to the structure type, having opted for a slim line lattice we think that we can increase the network capacity in the area using a more versatile structure without a negative impact on the landscape as the structure will replace the existing slim line pole on the site, therefore there will be no additional structures in the area". As such this is an agreeable approach as a replacement mast to mitigate visual impact.
6.10 With regard to the associated cabinets their visual impact would be negligible and would not be seen as in conflict with policy leading to an adverse visual impact, over and above given the levels of existing development on the wider site and would be read in the same context as the mast.
6.11 On balance, the benefits of providing the required equipment to increase network coverage are considered to outweigh the limited visual harm resulting from the development, particularly in the context of the Government's ambition to improve public infrastructure and promote remote/home working as part of the Government's plan to achieve net zero status for the Island by 2050. Equally it is also noted the local authority / commissioners here supported the application.
6.12 On this basis, it is considered that the proposal would not create any additional visual harm or intrusion into the site and surrounding rural area and would conform to those parts of Strategic Policy 1, General Policy 2(b,c) and Infrastructure Policy 3.
RESIDENTIAL AMENITY 6.13 The proposed siting within an industrial estate ensures the mast is considerable distance (excess of 20m) from any dwelling house (Ballacottier Meadow) located approx. 150m to the north. From here the intervening industrial/office buildings that site between the mast
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and those properties means in theory, only from the upper floors could views across the roof scape of those buildings be achievable, if at all, towards the mast. Whilst noting the above, if there are views of the proposals from those dwelling houses, this would be a distant view and the loss of a view or interruption of a view is not a material planning consideration, despite their being no objection to the proposals. As such it is not considered to have any detrimental impact upon neighbouring amenities and is therefore compliant with General Policy 2(g) and Environmental Policy 22.
OTHER MATTERS 6.14 In terms of health issues associated with a telecommunication mast and the proximity to residential dwellings, the Isle of Man has no specific guidelines in how to deal with such concerns. However, guidance in the United Kingdom (since replaced with less specific guidance) expressly advised that where a proposed telecommunications installation conforms to the recommendation of The Independent Expert Group on Mobile Phones ("The Stewart Report") and the guidelines for the public exposure set by The International Commission On Non-Ionising Radiation Protection (ICNIRP), then the Local Planning Authority should have no concerns with regard to health and safety issues.
6.15 The application is accompanied by a certificate of compliance with the World Health Organisation ICNIRP guidelines for public exposure, and the 'Health and Safety at Work Inspectorate' is responsible for the monitoring of telecommunications installations to ensure compliance with the ICNIRP Guidelines. No concerns relating to the safety of the general public are therefore raised.
6.16 The proposed equipment to be affixed to the mast are shown on the plans with indicative sizes. As such, whilst the principle of the telecom functioning equipment affixed to the mast has been shown and the quantity of units, those specific details can be conditioned to ensure specifics and dimensions are submitted prior to commencement on site to ensure the mast is appropriately utilised for telecommunication equipment as shown on the plans.
7.0 CONCLUSION 7.1 Whilst it is acknowledged that the height of the tower will have some visual impact in the existing industrial streetscape, it is not considered that this will be significantly detrimental to the established amenity of the area. It is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
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
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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
Decision Made : Permitted Date : 02.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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