Loading document...
AT
Ballachrink DHA
Part of Field 514072 Nr Ballachrink Farm Off Old Castletown Road Santon IM4 1HD
14th December, 2006
PREPARED BY: CH2M HILL
CH2MHILL
CABLE & WIRELESS ISLE OF MAN REF: 25 Ballachrink 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 replacement of an existing 13m lattice mast with a 15m lattice mast, on which up to 3 no. panel antenna and 2 no. 300mm diameter dishes will be mounted on it. This will be in addition to 1 no. transmission dish and 1 no. omni-directional antenna currently located on the existing lattice mast that will be relocated onto the new mast when constructed. At ground level a stone equipment room of approximately 37 cubic metres shall be constructed to house the equipment cabinets/racks, and electricity meter cabinet.
For further details, please refer to the general arrangement plans that accompany this application.
The site is in the northern corner of a large livestock grazing field (ref 514072) that forms part of a much larger area of farmland. It stands approximately 200m from the A5 near to the Fairy Bridge, and 350m off the A25. The nearest residential property is over 200m away. The site is accessed by a narrow rough track that joins the A5 and A25 road, and is situated behind a significant area of woodland that flanks the A5 in this area.
Within this search area, there are two existing telecommunications sites located approximately 15m from one another. One is owned by Manx Telecom and features a c.12m monopole mast and stone equipment building. The second is owned by the DHA and features a 13m lattice mast and stone equipment building. Both sites have been thoughtfully designed and located to ensure they are as visually unobtrusive as possible, so sharing one of these structures would
require the need to try and preserve as much of the design benefits as possible, whilst still achieving the operational requirement of our own equipment.
The Manx Telecom site was eventually discounted on the basis that the structure already had 2 no. sets of antennas on it, and would leave a potential height of between 5-6m (to base of antenna) for our own equipment if the existing tower was usable. As the site is surrounded by many trees that are higher than this, the planned coverage would be detrimentally affected and line-of-site doubtful. The possibility of redeveloping the tower into one that could provide sufficient height for our equipment as well as the Manx Telecom equipment would have meant a monopole of between 16-18m in overall height which we felt would be unacceptably visually intrusive.
The DHA lattice mast has only a single dish and a single omni-directional antenna located at the very top of the structure, leaving the remainder potentially available for sharing. However, the existing tower has been designed for a single user, and unfit for purpose in accommodating our additional equipment. An additional issue was discovered after a formal line-of-site survey revealed that only the very top part of this mast is visible from neighbouring planned sites leaving little margin for error if the trees surround the site grown much taller. Therefore, the solution eventually agreed upon was to replace the existing lattice tower with one that is designed to accommodate equipment from multiple users, and to specify a 15m version instead of 13m which would ensure required line-of-site and coverage is achieved and maintained.
We did briefly consider constructing a third structure in the vicinity, but felt that it would only justifiable if the site-sharing proposal was not possible.
Therefore we believe the very best option has been identified by way of this application, and does most to preserve the visual amenity of the area.
We have met on several occasions with Ian Brooks to discuss various proposals including this site. Mr Brooks has accepted the fact that this is a good structure to utilise and supports its use, rather than proposing a new structure in the vicinity.
As well as the existing DHA lattice mast and stone equipment building, there is also a Manx Telecom monopole mast and stone equipment building approximately 15m to the north east.
Apart from these two existing sites, we are not aware of any other relevant planning history or current applications pertinent to this application.
Cable and Wireless do not have any existing sites on the Isle of Man. In order to provide coverage and services to potential customers in the western Santon area, a site is needed in this area. Where new sites are required, we are looking to share existing masts where practicable or colocate with existing telecommunications sites where the planning precedent has already been set.
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 way of 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 to operate.
The proposed site will offer coverage to the western parts Santon, and large stretches of the A5 and A25 passing through the Santon area and on towards Ballasalla. In addition, parts of the A26 between Ballasalla and St Marks will also receive coverage.
The general appearance of the site shall remain largely unchanged as a result of our proposal. This will be especially true from distant views of the site. The tower will be extended by 2m, which is an increase of only 15% in overall height. The stone equipment room will be the main addition to the site, but as there are already two of these in situ, we do not believe this additional building will detract significantly from the existing character of the site.
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. However, the existence of the DHA site and the Manx Telecom site already in situ would suggest the precedent has already been set.
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 operator’s 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”.
2) Isle of Man Government Statutory Boards, Offices & Agencies Plans 2005-2008. Volume 3 Page 20, under Communications Commission Aims & Objectives Section:
Objective: The Built Environment – to reduce the visual impact of telecommunications and radio infrastructure on the Island’s landscape: “We will encourage increased mast sharing by broadcasters, under the Radio Masts Regulation Act Limitations”. Cable and Wireless believe the installation complies with the Islands Telecoms Policies above.
We consider in summary therefore;
a) There is a definite need for the site to provide important coverage to the western Santon and area, as well as local sections of the A5 and A25.
b) The appearance has been carefully considered to provide the least visual impact possible, in that the existing mast is being replaced with one only 15% higher, and the equipment room also being built of stone as to keep in context with the existing stone equipment buildings.
The design proposed represents both the optimum planning/environmental and technical solution in this instance. As such, we believe the development as proposed is in accordance with planning guidance as defined above.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown