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| Copy of Developer's Notice enclosed? | Yes | No |
| Date served: n/a |
Airport Director Consultation (only required for an application for prior approval) {{table:26541}} Developer's Notice {{table:26542}}
The proposed site for the development is The Ship Inn which is a 4 storey building located in the Castletown Conservation Area. The ground and first floors accommodate a public house with private accommodation on the upper floors. The proposed antennas would be located on the chimney stack at the northern edge of the rooftop while the associated equipment would be located within the car park at ground level.
The proposal involves the installation of 2No face mounted antennas onto the chimney of The Ship Inn; the installation of 1No equipment cabinet (measuring 1350 x 735 x 1500mm) and 1No meter cabinet at ground level adjacent to the building and ancillary development. The ground based cabinets would be surrounded by a 1.8 metre high timber fence to match the existing fence surrounding the adjacent bin storage area. The proposed antennas and supporting steelwork will be painted to match the chimney elevation on which they are mounted.
A thorough search of the area in the vicinity of Castletown Harbour was undertaken to find a suitable location for the installation of telecommunications equipment to meet the demand for improved 3G coverage in the central and eastern areas of the town. The Ship Inn was considered to be the best option available in terms of the level of coverage provided and minimising impact on the character and appearance of the area. In order to minimise visual contrast, the antennas would be coloured to match the face of the chimney on which they are mounted. The sensitive design of the proposed equipment ensures that impact on the character and visual amenity of the surrounding Conservation Area would be minimised. The proposed cabinets required to support the antennas would be located in the car park adjacent to the building. The use of face mounted antennas onto the chimney of the building ensures that the equipment would not protrude above the roof of the building, thereby minimising impact on the shape and appearance of the building when viewed from the surrounding Conservation Area.
¹ Macro or Micro
| 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 mobile phone network operators on the site are taken into account. |
| Frequency: | 3G (TX) - 2110.3-2120.3Mhz |
| Modulation characteristics² | 3G: QPSK + 16 QAM |
| Power output (expressed in EIRP in dBm per carrier) | 58.5 |
| Height to underside of antennas (m above ground level) | 12.15 metres |
| Reason(s) why site required e.g. coverage, upgrade, capacity (map attached if required): |
| In order to improve the level of service that Manx Telecom provides for their customers, they are constantly developing their network, as well as refining and modernising their equipment. The dynamic nature of technological advances in the telecommunications industry, coupled with the demands from subscribers to provide new and better quality services, dictates a continual reinvestment programme in the infrastructure behind the use of mobile devices. Manx Telecom are currently involved in developing new sites to provide coverage to areas which have not benefited from access to the full services they offer and to areas of their existing network where increased capacity or improved service quality is required to meet demand. |
| Many more people now use mobile devices for personal and business purposes and to a large proportion of the population, the use of a mobile phone is now considered an essential part of everyday life, both at work and in their leisure time. These customers legitimately demand and expect to have adequate signal coverage and capacity for their mobile devices throughout the island. |
| However it remains the case in some areas and at particular times of the day, capacity on the Manx Telecom network may not keep up with demand, creating network congestion, poor download speeds and service disconnections. Combating these technical deficiencies is at the forefront of the origins of a new cell instruction. |
| Although the main functionality of mobile phones to support voice calls and messaging remains at its core, in recent years the emergence of smart phones and high-spec wireless devices has put added pressures on Manx Telecom's network as customers demand reliable data streaming and coverage capacity. The increasing ownership of smart phones is driving significant increases in the number of people accessing the internet on mobile phone networks, creating the emergence and growth of the 'pocket internet'. |
| In this respect many consumers have commented that typical mobile speeds are insufficient for the use of data-hungry mobile devices seeking to download music, video content and applications. Internet-based communications services such as social networking sites and instant messaging has put added pressure on mobile phone networks as the growth in the average time spent online can be attributed to the use of the internet becoming more mainstream and accessible via mobile devices. Improved in-building coverage and capacity is a |
² The modulation method employed in GSM is GMSK (Gaussian Minimum Shift Keying) which is a form of Phase modulation The modulation method employed in UMTS is QPSK (Quad Phase Shift Keying) which is another form of Phase Modulation
key objective of Manx Telecom's 3G network rollout.
It is emphasised that the only reason Manx Telecom seeks to place a base station anywhere is to improve the service to its customers and planning authorities should not question the need for a proposed telecommunications development. Indeed it would not be financially viable for Manx Telecom to develop their existing networks further and invest time and monies into any particular case, if there was no demand for the mobile phone service it seeks to provide. Any new telecommunications base station should be seen as an important economic driver which is a material planning consideration.
The proposed site at The Ship Inn is required in order to provide high quality 3G coverage to the streets and buildings in the vicinity of the harbour and to the east of the harbour in Castletown. The enclosed coverage plot entitled 'Castletown – Current UMTS Coverage' shows that the area in the vicinity of the harbour and towards the eastern edge of Castletown lack high quality 3G coverage. The plot shows much of the eastern half of Castletown as either unshaded or shaded red. Unshaded areas illustrate where no existing 3G coverage exists, while red shaded areas illustrate a low level of 3G coverage which would not be accessible inside buildings.
This coverage deficiency means that customers may have difficulties gaining access to the full services available through the Manx Telecom 3G network when they are indoors. The coverage plot entitled 'Castletown UMTS Coverage with New Site' illustrates the level of 3G coverage which would result from the existing Manx Telecom sites in the Castletown area, in addition to the proposed site at The Ship Inn. This clearly illustrates that the proposed installation at The Ship Inn will provide a significant improvement in the level of 3G coverage around Castletown Harbour and areas to the east of the harbour. It is worth noting that the enclosed coverage plots do not include the coverage which would be provided by the proposed Manx Telecom installation at The George Hotel in Castletown. A combination of the proposed sites at The George Hotel and The Ship Inn with make significant improvements to Manx Telecom's 3G network in the Castletown area.
The specific coverage requirement in this area of Castletown means that the search area where a site would be operationally viable is very limited. There are two existing Manx Telecom base stations in the vicinity of Castletown (one at the nearby airport and one at the football ground to the north of the town) and one proposed installation at The George Hotel. The coverage from these three sites is not sufficient to provide high quality in-building 3G coverage in central and eastern areas of Castletown. On that basis, a new site is required in the vicinity of the Castletown harbour to provide a continuous level of in-building 3G coverage to Manx Telecom customers in the area.
The following table provides details of alternative sites that were considered and discounted prior to progressing with the site which is subject of this application (the locations are plotted on the aerial photo below):
| Map Ref: | Site Location | Reasons for discounting in terms of planning, acquisition and coverage |
|---|---|---|
| 1 | Castletown Lawn Tennis Club Castletown | The possibility of installing a ground based installation in the grounds of the tennis club was considered and subsequently discounted due to the height of structure that would be required to clear surrounding building clutter and provide coverage to the target area. This option was therefore discounted as it was considered that the installation of antennas onto the existing chimney stack at The Ship Inn would be preferable in terms of minimising visual impact on the surrounding area and meeting the demand for improved coverage in the target area. |
| 2 | 32 Malew Street Castletown | This church building has been converted into offices. There is a small spire on the building but the angled faces would not be suitable for the installation of face mounted antennas. There are no existing louvres on the building which could be used to screen antennas located inside the building. This option was discounted as there is no suitable design solution available for the installation of telecommunications equipment. |
| 3 | Castletown Boat Yard Castletown | It is estimated that a pole of approximately 15 metres would be required to provide the required level of coverage to the surrounding |
The following aerial photo shows the location of the alternative sites that have been discounted in relation to the search area which is shown as a red circle:
| area from the Castletown Boat Yard. This option was discounted as it was considered that the installation of face mounted installation on The Ship Inn would be preferable in terms of minimising visual impact on the surrounding area. In accordance with the Code of Best Practice on Mobile Phone Network Development, the proposed installation at The Ship Inn makes use of an existing building rather than the installation of a new ground based mast. | ||
| 4 | Qualtroughs Yard Hope Street Castletown | It is estimated that a pole of approximately 15 metres would be required to provide the required level of coverage to the surrounding area from the Qualtroughs Yard. This option was discounted as it was considered that the installation of face mounted installation on The Ship Inn would be preferable in terms of minimising visual impact on the surrounding area. In accordance with the Code of Best Practice on Mobile Phone Network Development, the proposed installation at The Ship Inn makes use of an existing building rather than the installation of a new ground based mast. |
Additional relevant information:
It is recognised by many that telecommunication networks are a core infrastructure asset for any modern economy and the Isle of Man Government need to plan positively for their installation and long term use.
Infrastructure Policy 3 of the Isle of Man Strategic Plan (Adopted 2007) 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, an additional base station is required in Castletown in order to satisfy the residential and business demand for high quality in-building 3G coverage. A thorough search of the area has shown that there are no existing telecommunications sites within the search area which would meet the coverage demand in the central and eastern Castletown area.
The proposal which is subject of this application involves the installation of small scale, face mounted telecommunications equipment onto the chimney of The Ship Inn, thereby negating the need for a ground based mast. While the proposal which is subject of this application is only for Manx Telecom, the possibility of installing additional telecommunications equipment for another operator could be considered on a case by case basis. Given the location of the building within a Conservation Area, any equipment by additional operators would need to be sensitively designed in order to ensure that impact on the character and appearance of the building is minimised. It is considered that the sensitive design which is proposed at The Ship Inn, along with the importance of providing improved mobile communications coverage to the surrounding area, ensures that a good balance is struck between the need for evolving communications systems and minimising impact on the environment. In accordance with Infrastructure Policy 3, we can confirm that Manx Telecom would remove any equipment that becomes redundant in the future.
Environment Policy 35 of the Isle of Man Strategic Plan deals with development within Conservation Areas and states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
The proposed installation of telecommunications equipment at The Ship Inn complies with Environment Policies 32 and 35 of the Strategic Plan as it will not result in any detrimental impact on the character of the building, or on the architectural or historic interest of the building. While the proposal will result in some minor additions to the east facing elevation of the chimney, the sensitive siting and colouring of the equipment will ensure that the impact on the character and appearance of the building and surrounding Conservation Area will be minimal. While it would be difficult to argue that the installation would 'enhance' the Conservation Area, it is considered that the installation will 'preserve' the character and appearance of the area.
Overall, it is considered that the proposal complies with relevant policies in the Isle of Man Strategic Plan.
As detailed in the Code of Best Practice, the options available to operators can be affected by site conditions, technical constraints, landscape features and capacity requirements. The main options available are mast/site sharing, installations on existing buildings and structures, camouflaging equipment, using small scale equipment and erecting new ground based masts.
As previously mentioned, there are no existing telecommunications sites within the search area and the search
therefore moved onto seeking an existing building which would be suitable for the installation of telecommunications equipment. The search identified The Ship Inn as a good option for the installation of telecommunications equipment given its height and location within the search area.
Paragraph 135 of the Code of Best Practice highlights that the visual impact of installing telecommunications equipment onto buildings can be reduced by painting the equipment to match the background on which it is attached, keep in proportion to the building, respect architectural style, have minimal impact above the roofline and avoid creating clutter on the building. In accordance with that advice, the proposed antennas on The Ship Inn have been selected in order to fit onto the existing chimney without dominating the building and avoiding any impact on the roofline. In addition, the equipment would be painted to match the background on which it is mounted.
The issue of health and safety concerns regarding telecommunications apparatus has been the subject of recent media coverage within the UK. As you may be aware, an Independent Expert Group on Mobile Phones (IEGMP) undertook thorough and in-going research with regard to the health effects of phones and base stations. The research found that:
'...the balance of the evidence does not suggest that mobile phone technologies put the health of the general population at risk.'
The proposal, which is the subject of this application, is designed to be ICNIRP compliant as demonstrated by the ICNIRP certificate included with this application.
| 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: | 18 December 2012 |
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