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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90039/B Applicant : Sure (Isle Of Man) Ltd Proposal : Replacement of current telegraph pole with 8-meter slimline lattice tower with multiple mobile panel antennas/dishes/radio kit with associated ground equipment cabinets and boundary fence Site Address : Sure Mobile Site Field 435369 Sunnybank Farm Stoney Mountain Road Foxdale Isle Of Man
Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : 13.02.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.03.2025 __
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).
Reason: To ensure appropriate use of the mast for telecommunication equipment.
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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 slim line lattice tower and the 1.25m 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 8.4m when measured from the concrete base as shown on plan referenced; IOM_18/014 Rev.D
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.
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 rural countryside or its setting and would comply with Spatial Policy 5, General Policy 3, General Policy 2 (b,c,g,m) Environmental Policy 1, 2, 22, and Infrastructure Policy 3 of the IoM Strategic Plan.
Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 21 January 2025, referenced; IOM_18/010 Rev A IOM_18/012 Rev D IOM_18/013 Rev A IOM_18/014 Rev D IOM_18/015 Rev A __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DoI - Highways Services - No objection Malew Parish Commissioners - No objection __
Officer’s Report
THE SITE
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1.1 The application site is a small parcel of land identified in red that sits to the south of Foxdale Village and within field ref 435369 (approx. 1.69 Acres).The immediate surrounding lands are agricultural fields and Stoney Mountain Plantation immediately to the south of the site.
1.2 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 wooden telegraph pole with 2 x panel antennas, and 2 x 300mm dishes. Within the site compound are two small equipment cabinets and an electrical meter cabinet. The site is fenced off with a 0.85m high earth bund wall with stock proof fencing and a single point of access. The site area measures an overall area of 6.5m x 4.3m.
1.3 The area where the mast and compound is located is within a copse of trees to the south and adjacent to the field boundary to the south and west. The trees to the south are approx. 5-15m and the hedging on the southern and west boundary varies from 1.2m -1.5m high.
THE PROPOSAL 2.1 Planning permission is being sought for the replacement of the current 8m high telegraph pole and the installation of a new 8m high slim line lattice tower on a reinforced concrete slab foundation. The tower would be a triangular shape consisting of three columns with supporting bracing forming the overall structure with a grey galvanised colour.
2.2 The site extents would be within the existing confines but would feature a 6.5m x 4.3m hardstanding area with stone chippings and timber edges to the front of the site.
2.3 Mounted to the lattice tower would be: 2x panel antennas; 4x RRU's panel antennas towards the top of the mast and one dish @ 600mm dia. Also proposed are two new equipment cabinets (0.75mx0.75mx1.8m) and an electrical meter cabinet. None of the equipment would be higher than the top of the 8.4m lattice tower.
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 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 1 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."
2.5 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"). Signed 18/10/24.
2.6 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".
2.7 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.
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PLANNING HISTORY 3.1 08/01262/B - Erection of antennae and formation of communications compound. Approved.
3.2 In the proximity (130m to the north-east) to this mast is a different mast from another mobile operator ref; 14/00817/TEL - Erection of a replacement 10m high telecommunications monopole accommodating 3 antennas within a glass reinforced plastic shroud. Approved.
PLANNING POLICY LOCAL PLAN 4.1 The application site is identified on the Foxdale Local Plan 1999 as "open Space" and within the far corner of the settlement boundary of Foxdale. On the 1982 plan the site is identified as white land or land not zoned for development and within an area of Nature Conservation Zone and site of Ecological importance for conservation.
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 1 Development should make the best use of resources (c)
Spatial Policy 3 Settlement hierarchy, Foxdale is a named settlement 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 2 Protection of the character of AHLV 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.
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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 Malew Parish Commissioners were consulted on the 05.02.2025 and have not commented at the time of writing.
5.2 Highways Services do not object (11/02/25)
ASSESSMENT The pertinent issues to consider in the assessment of this planning application are whether there is any adverse impact upon:
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 being Foxdale. However the proposal would seek to bolster mobile coverage to the neighbouring rural parishes of Malew and Glenfaba. The proposals would also benefit those adjoining town and rural areas where there are many sporadic rural dwellings and agricultural farms that sit within the identified settlement villages in the south (Peel, Foxdale, St.Johns,) as identified in SP2,3
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 slim line lattice tower while considering the general development control principles as discussed below.
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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 West 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.
6.8 The proposed structure would have a slight increase in the height, going from 8m - 8.4m and would have an advantages over the current mast due to the antenna being higher which will offer a significant improvement to the user experience in this area. 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.
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 see a slim line tubular, triangular shaped 'structure' with diagonal bracing through which the sky behind would be partially visible, whereas the existing monopole is a solid tapered structure, which helps the new mast to blend in with its surroundings. However, to the upper proportions of the mast would be affixed with various transmitting equipment which could emphasise its visual 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.
6.11 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.
6.12 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.
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6.13 This 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 against the rural countryside (agricultural fields) and a back drop of trees when viewed from afar.
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 slight increase in height and new design of mast, particularly the upper proportions would be detrimentally to the countryside setting, noting the topography and the land use designations surrounding the site.
6.15 Following a site visit, the magnitude of the development's intrusion upon the wider landscape setting here would be not be apparent when viewed from those public areas to the North of the site (Foxdale Road). To the south is the backdrop of woodland that is at a much higher height with the topography rising from north to south. On approach to the site from the highway the Manx telecom 10m high monopole (planning ref; 14/00817/TEL) mast is prominent opposite the agricultural building. And the application site is visible at a higher level on the corner of the woodland.
6.16 When viewed from afar, outside of the site, there are limited public vantage points of the existing mast and any views are generally read within the rural context of the surrounding site. Arguably as the existing equipment is a light grey colour this emphasises its visual appearance and a darker colour would be preferable in this instance.
6.17 However, where there are very distant views they would be looking towards the wider area, which would see a collection of farm buildings of various sizes and heights, and some rural dwellings. The views of the site would further be read within a collection and back drop of mature trees. Again, at the site visit the current telegraph pole is not readily visible on the wider landscape but it can be depicted when closely looking for it.
6.18 The proposals would not be seen to be introducing excess levels of development nor be seen as an incongruous feature on the landscape. As such this aspect would comply with Ep1, Ep2 & Gp2b where the proposals would not adversely affect the character of the countryside.
RESIDENTIAL AMENITY 6.19 The application site is in a remote rural setting and there are no residential dwelling within the immediate vicinity that would be impacted by the replacement of the mast and its communication infrastructure. The nearest residential dwellings are Sunnybank to the north east is approx. 210m away and Marsfield approx. 195m away from the site "as the crow flies". It is further noted the Manx Telecom mast is much closer to these dwellings than this site. As such the proposal would comply with GP2g.
TREES AND HEDGES 6.2 In terms of whether the proposals will have an impact upon any trees or hedges, given the strategic positioning and the method of installation to utilise the existing concrete base, it is not considered there to be any adverse impact upon any trees, hedges or their roots system within the locality and the proposals would comply with Stp4(b).
PUBLIC HEALTH 6.20 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
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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.
6.21 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).
6.2 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. 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 & 2 and Infrastructure Policy 3 of the Isle of Man Strategic Plan 2016, and is recommended for approval with conditions.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant);
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o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by the 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, and/or rights to appeal.
Decision Made : Permitted Date : 07.03.2025
Determining Officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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