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24/00468/B Page 1 of 9
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00468/B Applicant : Sure (Isle Of Man) Ltd Proposal : Redevelopment of an existing Sure Mobile site that will consist of replacing the current lightweight lattice tower with a new 8 meter slimline lattice tower with multiple mobile panel antennas/dishes/radio kit with associated ground equipment and boundary fence Site Address : Sure Mobile Site Field 114490 West Kimmeragh Farm Bride IM7 4BA
Senior Planning Officer: Jason Singleton Photo Taken : 23.05.2024 Site Visit : 23.05.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.05.2024 __
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
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alteration is permitted under Schedule 2 of the Town and Country Planning (Telecommunications) Development Order 2019 (or any alteration/replacement of that order).
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 8m slim line lattice tower and the 1.6m high post and rail fence shall be painted dark green and maintained and retained in perpetuity.
Reason; To be in keeping with a rural area.
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 proposed telecoms mast and affixed communication equipment here by approved shall be no higher than the stated 8m when measured from the concrete base as shown on plan referenced; IoM_50/014 Rev.C
REASON To ensure the mast height is installed in accordance with the approved plans
C 8. 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.
C 9. Within 2 weeks of the new mast being brought into use, the two wooden telegraph poles shall be removed to below ground level as shown in plan referenced; IoM_50/014-C
REASON To reduce visual impact and removal of redundant equipment.
This application has been recommended for approval for the following reason. Whilst it is acknowledged that the height of the lattice tower will have a limited visual impact in the existing rural setting, it is considered that the proposal would not create any additional visual harm or intrusion into the site and surrounding rural area. 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 and would conform to those parts of Strategic Policy 1c,4b General Policy 2(b,c,g,m), Environment Policy 1 and Infrastructure Policy 3 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
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This decision relates to drawings and supporting information received on 25th April 2024, referenced; IoM_50/010-A IoM_50/011-A IoM_50/012-C IoM_50/013-A IoM_50/014-C IoM_50/015-B
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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 to the west of Bride Village and within field ref 114490 (approx. 13.4 Acres) West Kimmeragh Farm, Bride and at the highest topographical point in the area.
1.2 The immediate surrounding lands are agricultural field and the main farm buildings are located approx. 230 m north of the site and approx. 250 m from the nearest highway (A17 - West Kimmeragh Road) with the site being at a much higher elevation than the road, approx. 82m above sea level at the site and the road (A17) being approx. 50m above sea level.
1.3 This site is used by Sure Mobile (CURA licensed operator) who is also the applicant and the site contains a concrete hardstanding with an 8m high lightweight lattice tower with bracing stay wires. Affixed to the mast are 3 x panel antennas, and 2 x 300mm dia. dishes and a 600mm dia. dish. Adjacent to this are two 14.0m high wooden telegraph poles with one 300dia dish and a redundant panel antenna. The site is fenced off with a 1.6m high timber post and rail fence.
1.4 Next to the existing lattice mast (approx. 2.8m east) is an existing brick built building (built in the 1980s) with a pitched roof that houses all the communications equipment and electricity meters.
THE PROPOSAL 2.1 Planning permission is being sought for the replacement of the current 8m high lightweight mast and the installation of a replacement 8m high heavy duty lattice tower and sited closer to the building. The tower would almost identical in triangular shape but heavier duty poles and would consist of three columns with supporting bracing forming the overall structure with a grey galvanised colour. The site extents would remain the same and fenced as is.
2.2 Mounted to the new heavier duty lattice tower would be: 3 x panel antennas towards the top of the mast and below this are; 6x RRU's and 4 x dishes: 2 @ 600mm dia and 2 @ 300mm dia. None of the equipment would be higher than the top of the 8m lattice tower. Also proposed is the removal of the two 14m wooden telegraph poles and the affixed equipment.
2.3 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
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also be mounted near the new antennas, these are required to support MIMO* on the network...The new proposed structure will also support smaller dishes known as microwave links used as transmission links for the site back to the Sure core network, the proposed design includes 2 microwave links, the size/location of the dishes on the included drawings for this application are indicative until a final vendor decision has been made, final sizes will be confirmed with planning ahead of installation."
2.4 The application has been submitted by one of the Island's licensed operators (Sure Mobile) and is accompanied by a declaration of compliance with the World Health Organisation's ICNIRP guidelines for public exposure. (ICNIRP - "International Commission on Non-Ionising Radiation"). Signed 17/04/24.
2.5 At present the specification of the 'antennas' specification 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".
2.6 It is to be noted during the decommissioning of the existing and the erection and commissioning of the new mast and equipment, a temporary 8m mast mounted to a wheeled trailer with panel antennas affixed will be installed to the side of the site and fenced off with Heras fencing, all of which will be removed on completion of the new tower.
2.7 The existing two 14.0m high wooden telegraph poles with redundant equipment are shown to be removed in their entirety to below ground level.
2.8 No works are proposed outside of the existing fenced area.
PLANNING HISTORY 3.1 The following planning history is considered pertinent in the assessment of this application;
13/91488/B - Erection of replacement mast and telecommunications equipment / antenna. Approved.
08/00637/B - Erection of antenna. Approved.
86/00717/B - Erection of radio antenna with supporting tower and transmitter building. Approved.
84/00565/A - Approval in principle to erection of radio aerial tower and transmitter building. Approved.
PLANNING POLICY LOCAL PLAN 4.1 The application site is identified on the 1982 development plan as white land or land not technically zoned for development.
4.2 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 4.3 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy
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1 Development should make the best use of resources (c)
Spatial Policy 2,3,4 Settlement hierarchy 5 New development will be located within defined settlement.
General Policy 2 General Development Considerations (b,c,g,m) 3 Exceptions to development in the countryside (e)
Environment Policy 1 Protection of the countryside 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 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 Bride Parish Commissioners do not object (22/05/24)
5.2 Highways Services do not object (03/05/24)
ASSESSMENT The pertinent issues to consider in the assessment of this planning application are whether there is any adverse impact upon:
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PRINCIPLE 6.1 The general principle would comply with Stp1 as the applicants are utilising an area of land where telecommunications infrastructure is already in existence and is set to replace the existing.
6.2 It is noted that this site sits outside of any defined residential settlement boundary, the nearest settlements being Bride and Andreas, both referred to in SP3 and SP4 as named villages. The proposals would serve those adjoining rural areas where there are many sporadic rural dwellings and agricultural farms that sit within the identified villages in the north (Ramsey, Jurby, Andreas and Bride) as identified in SP2,3,4.
6.3 There is allowance in Sp5 for development outside of those identified settlements that are within the countryside that cross references to GP3e for: "location dependant development in connection with working of minerals or the provision of necessary services", an emphasis on necessary services here would be the policy route to follow.
6.4 As an exception can be found under GP3e and cross referencing with IP3 to ensure there is no visually intrusive masts in sensitive landscapes, all while EP1 seek to protect the countryside and its ecology for its own sake. As such the principle would conform to Sp5 and GP3e with the main focus of this application being on the visual impact of the proposed replacement mast on the rural landscape by installing a 8m lattice tower while considering the general development control principles as discussed below.
NECESSITY 6.5 The application is submitted by Sure Mobile, essentially to improve the available mobile signal coverage to both indoor and outdoor demands within the villages and rural parishes, but also to the wider catchment of the Northern parts of the Island, as demonstrated as part of the submission.
6.6 In favour of the proposals is Infrastructure Policy 3 and its supporting text which broadly advises that the maintenance and improvement of the Island's telecommunications systems will likely require the provision of new infrastructure and a balance has 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.
6.7 A further material consideration is the general support from the Climate Change Plan 2022-2027 through improved network infrastructure to allow for increased levels of home/remote working within the wider residential areas. The residential catchments as identified above are important considerations, particularly given the Government's strategy for remote workings and mobile communications.
6.8 The proposed structure would be a direct replacement but of a heavier duty framework and of the same height. The proposed mast will also have the capacity to support next generation network development. In terms of mast sharing, this is a direct replacement and there are no other telecoms masts in the immediate vicinity that would be viable in this location.
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6.9 The overall "need" for the proposal can be substantiated in this instance and works towards the overall Government objectives to enhance the level of connectivity through the investment and modernisation of communications equipment. This will result in the provision of newer and faster technology as part of the Islands communication goals, which is also part of the overall Island Economic Strategy and is welcomed as technology and demands on mobile services increases. As such this aspect would be read in accordance with IP3 of the IOM Strategic Plan.
DESIGN 6.10 The design of the mast would utilise the same format as the existing, triangular shaped 'structure' with diagonal bracing through which the sky behind would be partially visible. The current 'structure' it is understood to be incapable of supporting the next generation of mobile technology RRU's and the current structure failed the wind loading assessment that has been carried out based on the new equipment specifications.
6.11 The upper proportions of the mast would be affixed with various transmitting equipment which could emphasise its visual appearance as does the existing appearance. It is noted the dimensions of the communication equipment are indicative in the sizes and a 'worst case' scenario but the number of antennas/ panels/ dishes affixed to the lattice tower would remain as proposed.
6.12 The level of finish of the antennas and mast is an important consideration as it was proposed to be untreated colour of galvanised steel / grey that would be read against the skyline. It is noted that the antennas attached to the mast would be no higher than the top of the pole and can be conditioned as such, but it is important that any communications equipment and antennas are colour coded to match the mast to mitigate any visual impact and they are all read as one unified colour.
6.13 This approach can be secured through an appropriate worded condition to help reduce the visual impact of the mast and equipment, whilst providing sufficient signal strength for customers to take advantage of a range of Sures' services. In terms of colour it was discussed with the applicants that a green colour would be preferable as the backdrop here when viewed from public vantage points could be read amongst the rural countryside (agricultural fields) when viewed from afar and in some areas possibly the sky, so a grey could also work. Given the siting in a rural environment, a green colour would be preferable in this instance.
VISUAL IMPACT 6.14 General policy 2 ensures any visual impact do not adversely affect the character of the surrounding landscape and equally Environmental Policy 1 ensures there is no adverse visual harm to the wider countryside and its ecology. The opening sentence of Infrastructure Policy 3 is also helpful when balancing the need and any visual impact. The policy narrative helps to ascertain whether the replacement mast particularly the upper proportions would be detrimentally to the countryside setting, noting the surrounding topography and existing levels of development on site.
6.15 The magnitude of the development's intrusion upon the wider landscape setting here would be visible given its sitting atop of the hill, breaking the skyline, but given the level of existing development here, namely the existing building, and that this proposal would see the siting of the replacement mast closer to the building (approx1mm from the building) would help to improve any visual impact. As this is a replacement of the same height but heavier duty tubing, it is questionable whether this would be identifiable given the proximity and change in level from any public vantage point and would be seen to be no worse than the current situation. Also of note is the more dominant telegraph poles are to be removed and to ensure this happens, this can be secured through a condition before the new mast and equipment is brought into operation.
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6.16 The proposals would not be seen to be introducing excess levels of development nor be seen as an incongruous feature on the landscape given the existing use of the site since the mid 1980's. As such this aspect would comply with Ep1 & Gp2b where the proposals would not adversely affect the character of the countryside.
RESIDENTIAL AMENITY 6.17 The application site is in a remote rural setting and there are no residential dwelling within the vicinity that would be impacted by the replacement of the mast and its communication infrastructure. As such the proposal would comply with GP2g.
TREES AND HEDGES 6.18 With regard to this and the lack of any trees or hedges in the immediate vicinity the proposals would comply with Stp4(b).
PUBLIC HEALTH 6.19 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.
6.20 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. In this respect, the proposal is compliant also with GP2(m).
6.21 Equally the proposals would comply with EP22 as it would not be seen to create any statutory nuisance through vibration, odour, noise or light pollution during its operation.
OTHER 6.22 The proposed equipment to be affixed to the mast are shown on the plans with indicative sizes utilising existing technology in terms of the stated 2G, 3G and 4G/4G+ coverage. 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/ assessed on the plans.
7.0 CONCLUSION 7.1 Whilst it is acknowledged that the height of the lattice tower will have a limited visual impact in the existing rural setting, it is considered that the proposal would not create any additional visual harm or intrusion into the site and surrounding rural area.
7.2 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 and would conform to those parts of Strategic Policy 1c,4b General Policy 2(b,c,g,m), Environment Policy 1 and Infrastructure Policy 3 of the Isle of Man Strategic Plan 2016, and is recommended for approval with conditions.
8.0 INTERESTED PERSON STATUS
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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 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 : 28.05.2024
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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