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RECEIVED ON 30 NOV 2006 DEPT. OF LOCAL GOVERNMENT AND THE ENVIRONMENT
TELECOMMUNICATIONS INSTALLATION FOR CABLE & WIRELESS ISLE OF MAN LIMITED AT
Cammall Farm
Field 234366 Cammall Farm Kirk Michael IM6 1AU
SUPPORTING STATEMENT
23rd November 2006
PREPARED BY: CH2M HILL
CH2MHILL
CABLE & WIRELESS ISLE OF MAN REF: 77 Cammall Farm CABLE & WIRELESS
Cable and Wireless Isle of Man Limited (C & W) have recently been awarded an Isle of Man (IOM) Mobile Operators License issued by the Island's Communications Commission to provide a mobile phone network and service to the Island's inhabitants and visitors. This service will compete with the incumbent operator (Manx Telecom) and will allow greater choice and competition for the consumers.
The Mobile phone network will consist of a number of sites that have a combination of equipment, such as panel antenna that provide coverage in the vicinity and also transmission dishes that link sites together and with others in the wider network to provide continuous coverage throughout the Island.
Where possible C&W will endeavour to install their equipment on existing infrastructure or radio transmitters. The aim always is to minimise the visual impact of providing this new mobile phone network.
Where this is not possible and it is necessary to introduce additional telecommunications infrastructure onto the Island this supporting statement will justify both why the infrastructure is required and demonstrate that the best possible available site has been identified keeping visual amenity as a priority at all times.
It will also help to explain the decisions which led to the specific location being chosen and what alternatives were discounted.
A variety of supporting information may be included with each application but ultimately the C&W aim is to minimise the number of new structures and the overall visual impact of the network whilst providing sufficient signal strength to provide coverage for customers to take advantage of the C&W services that will become available.
The proposed development will consist of; the erection of a 15.2m monopole mast with up to 3 no. panel antenna and 1 no. 600mm diameter dish mounted on it. There will be 2 no. equipment cabinets and 1 no. electricity meter cabinet located at ground level. The mast and equipment will be contained within a 1.25m high post and wire mesh stock-proof fence. The equipment cabinets, mast, antennas, and dish will be painted in green colours suitable to the surrounding landscape, vegetation and nearby tree cover. The current suggested shade is BS4800 12C39 but can be controlled by condition.
For further details, please refer to the general arrangement plans that accompany this application.
The proposed site is located on farmland approximately 1.8km south south east of Kirk Michael. The site is located in the north east corner of field 234366, which stands approximately 200m east of the main A3 road between Barreggarroo and Kirk Michael. Field 234366 is situated within a much larger area of farmland that is predominantly used as grazing land, which rises up towards the Slieu Freoaghane hillside. In the corner of this field is a small collection of trees between 8m and 10m in height. The proposed site is located directly behind (to the east) this group of trees thus placing them between the site and the A3. The farmyard itself consists of a number of dwellings, barns, and outbuildings.
Within this particular search area, there are no existing dedicated telecom sites or suitable existing structures on which to mount the antennas. The nearest dedicated telecom site is a
very large steel lattice mast located approximately 1.4km to the north of this particular search area in the Lhergyvrek area of Kirk Michael, and is owned by Manx Telecom. The land owner of this site was previously approached in regards to either sharing or colocating with this mast, but was not willing to allow additional telecommunications equipment at this site. Even if this was permitted, it would require the existing mast to be redeveloped into one of even greater height to allow both Cable & Wireless and Manx Telecom a position high enough to see over the local terrain sufficiently. Or, if collocating, a second structure of equal height would be required. Both of these options were considered to be significantly obtrusive and not feasible.
The search area consists of predominantly hillside farmland, and offers little by way of tall natural screening from which to make maximum use of when considering the siting of a new telecommunications site. The chosen plot at Cammall Farm was identified after observing the small collection of trees on the hillside which was considered to be an ideal position to cover the A3 road, and the many residential properties in the area. A site much further to the east on higher ground was identified, but was considered to be much more exposed due to the lack of screening available, and the topography meant coverage would not reach the main road and the dwellings around road level.
A site was also considered on top of the ridge that runs parallel to the A3 to the west, near to Coolid Dharry. However, it was considered to be in a very open and exposed position that would break the skyline for those with view in that direction.
Sites significantly further north or south may well have resulted in areas without coverage and the need for additional sites in the area. In the chosen position, the planned coverage links closely with that produced by the nearest adjacent sites in the wider area, to give continuous coverage along the main A3. In addition, line of site would be further compromised, and likely to result in a site that would not be able to effectively link with the rest of the network.
Given the above, we feel the very best site in the search area has been identified.
We have met on several occasions with Ian Brooks to discuss various proposals, including this site. Mr Brooks has accepted the need for sites such as this and was supportive of choosing a location with least visual impact. He proposed that that merits of the scheme can be considered in more detail upon receipt of the formal planning application and drawings.
At the request of the planning officer, we have included an additional elevation plan in order to demonstrate the appearance of the site from the south west as well as the south east.
We are not aware of any planning history relevant to this proposed application.
Cable and Wireless do not have any existing sites on the Isle of Man. In order to provide coverage and service to potential customers in the Kirk Michael South, Barregarroo, and Handley's Corner areas, a telecommunication base station site is needed in this area.
If this location is not supported, there will still be a need for site in this area, and we feel the very best location has already been identified by this application. Without a site in this area, many residents, businesses, and tourists will not be able take advantage of having a choice of Mobile Operator the issuing of new licences was (in part) designed to accommodate.
The enclosed coverage plots demonstrate how this site will contribute to the Cable and Wireless network, and the extent of the coverage it is anticipated to provide. In addition to coverage, the site is also part of a network of sites that communicate by dish link. The links must have direct line-of-site to one another in order to operate.
The site will also provide coverage to a significant stretch of the A3 between Barreggarroo and Kirk Michael, as well as to the various properties and businesses along this route.
The location of the site has been carefully considered, to ensure visual amenity in the area is affected as little as possible by the proposal. The site chosen is, in our view, the best in this challenging search area. All other sites considered are either; in much closer proximity to residential properties; are on more exposed, open, and flatter ground; or do not provide the combination of required line-of-site to other sites, and optimum planned coverage. Line-of-site in this area is particularly problematic due to local topography, and thus suitable areas available are limited.
The collection of trees adjacent to the proposed site provides excellent natural screening of both the ground-based equipment, and the majority of the mast itself. Only the very top part of the structure and antennas should be visible from most views of the site. The nearest residential properties to the site are approximately 200m to the north and west. The property to the north has a side aspect to the location so does not directly overlook the site. The property to the west is on much lower ground and has views directly into the collection of trees that screen the majority of the site from view, so only the final upper section will be visible.
To further contribute to the preservation of visual amenity in the area, the mast height has been chosen as a compromise between achieving the required coverage and line-of-site for the area, and being low enough not to be obtrusive or break the skyline from the majority of views. The mast, antennas, dishes, and cabin will also be painted in colours to match the local landscape, vegetation, trees, and far-reaching back-drop.
As a result, we feel the very best site in the search area has been identified by way of this application.
Planning Scheme Development Plan Provisional Order, 1982:
We acknowledge the site is located within an Area of High Landscape or Costal Value and Scenic Significance, as designated by the 1982 Development Plan. As such the siting and appearance of the site has been treated with this highest regard and attention, as observed by the design of existing Manx Telecom sites located on land by the same designation elsewhere on the Island.
Draft Strategic Plan November 2004:
We have reviewed the draft strategic plan in order that we adhere to the requirements and directives contained therein wherever possible.
The following was particularly noted:
1.6.1 “where unusual matters arise, or where there is no Manx guidance, it will often be appropriate and helpful to have regard to legal judgements or advice published in the UK or the EU”.
In cases where there is no clear guidance we have followed the UK best practice as outlined in PPG8.
It was evident from the 6 main strategic aims looking at maintaining ‘Quality of Life’ then there must be a balance between economic progress in the pursuit of “manageable and sustainable growth” 2.3(2) and the need “to protect and improve the quality of the environment” 2.3(4)
This is further highlighted as follows:
3.3 (d) - "to protect the individual character of and identity of settlements and to identify and protect those green spaces in built areas which contribute positively to public amenity".
3.4 (c) - "to safeguard and provide for the needs and aspirations of existing and new location dependant businesses".
Within the transport and Communications section it states:
3.5 (h) – "to ensure that the island is well served by modern telecommunications without compromising the protection of our landscape".
Finally within Transport Infrastructure and Utilities:
11.9.2 – "It is important that a balance be struck between the need for new evolving telecommunications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have on 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.
The inspector’s comments were also viewed in relation to the draft plan.
Policies in EP1-3 set out protective policies for the countryside. Development which would have an adverse effect on the character and appearance of the landscape within the existing designated areas will not be permitted. In these areas the protection and conservation of the landscape will be the most important consideration. However development will be permitted where;
In all cases during the search and planning consultation we have endeavoured always to compromise our technical requirements with the need to reduce visual impact of the proposed development by best use of design and location.
We believe that the design and location have been carefully considered in this instance and we also believe we have demonstrated the importance of this site to give vital coverage. This therefore forms an important part of this ‘national need’ to provide the Isle of Man with a competitive mobile network.
This site has been designed in accordance with the current mainland UK Cellular operators guidance for both Occupational & Public ICNIRP compliance. Our design consultants are satisfied that this site design complies with the above guidelines and therefore a signed ICNIRP certificate is enclosed with this application.
1) Isle of Man Government Statutory Boards, Offices & Agencies Plans 2006-2009. Volume 3. Page 25, under Communications Commission Aims & Objectives Section:
Objective: Social inclusion – To enhance access to services for the whole population: "We will enforce universal service obligations by telecoms operators with significant market power. They must provide telephone services throughout the Island, ..."
We consider in summary therefore;
a) There is a definite need for the site to provide important coverage, to the A3 between Barreggarroo and Kirk Michael, and the residents and businesses along this route.
b) The siting and appearance has been carefully considered to provide the least visual impact possible, by using existing trees and vegetation as screening, and the painting of the mast and equipment to blend in with the surroundings as closely as possible.
The design proposed represents both the optimum planning/environmental and technical solution in this instance. As such the development as proposed is in accordance with planning guidance as defined above.
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