15 June 2009 · Planning Committee
Field 524278, West Baldwin Road, Mount Rule, Douglas, Isle Of Man, IM4 5ep
Cable and Wireless IOM Ltd proposed erecting a 12.2m high green-coated monopole mast with antennas, dish, two equipment cabinets (up to 2m high), a meter cabinet, and a 1.25m high fenced compound in an unzoned agricultural field 200m east of West Baldwin Road.
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The officer assessed the proposal against policies protecting countryside and high landscape value areas, concluding the mast would be conspicuous, breach the skyline, and act as an 'alien feature' in…
General Policy 3
Prohibits development outside zoned areas except specific exceptions including location-dependent infrastructure or overriding national need with no reasonable alternative. Officer found proposal does not qualify as site is unzoned countryside and essential services exception not met due to lack of proven national need.
Environment Policy 1
Protects countryside unless overriding national need outweighs protection and no reasonable alternative. Assessed as failed because mast harms countryside ecology/character without proven overriding need; no policy for full mobile coverage.
Environment Policy 2
Prioritises landscape character protection in AHLV unless no harm or location essential. Site in High Landscape Value; mast causes harm (alien feature, skyline breach) and location not proven essential despite alternatives considered.
Infrastructure Policy 3
Balances communications need against environmental impact with presumption against intrusive masts in sensitive landscapes unless strategic national need via sharing/alternatives. Sensitive landscape presumption applies; no strategic need demonstrated as alternatives not fully justified.
Castletown Local Plan Policy 13.4
No countryside development except national strategic or agricultural needs; open space to be respected. Proposal intrudes on agricultural open space without qualifying exception.
No objection
The original application 09/00335/B for erection of a 12.2m antenna mast and communications compound on farmland at Field 524278, West Baldwin Road, Mount Rule, was refused by the Planning Committee. The appellant, Cable and Wireless IOM Ltd, argued essential national need for coverage in blackspot areas including emergency services, supported by site selection process and government department. The Council defended refusal citing harm to High Landscape Value area under IoM Strategic Plan policies, lack of proven strategic national need, and non-essential location. The inspector found the mast would protrude unacceptably on the skyline from public viewpoints, causing adverse visual impact contrary to landscape policies, and that alternatives existed without overriding national need. The appeal was dismissed, upholding the refusal.
Precedent Value
Demonstrates high bar for masts in High Landscape Value: must prove no alternatives and strategic national need beyond commercial coverage; skyline protrusion from public views decisive against approval despite safety arguments.
Inspector: John S Turner
