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Our ref: 73274/Laxey/C&W/BMS
Date: 20 December 2006
Department of Local Government and the Environment Planning and Building Control Directorate First Floor Murray House Mount Havelock Douglas Isle of Man IM1 2SF
FAO: Mr Ian Brooks
Dear Mr Brooks
National Grid Wireless on behalf of Cable and Wireless Isle of Man Ltd Proposed Installation of Equipment Cabinets at the Existing Telecommunications Site, Ballacollister Farm, Laxey, Isle of Man IM4 7DJ Submission of Planning Application
Further to our pre-application consultation letter, dated 16 November 2006, and our meeting at the Planning Directorate’s office on 12 December 2006, we have pleasure in enclosing the above planning application.
As you will be aware from our letter dated 16 November 2006 considering the scale of the proposed development in relation to the existing ground based equipment and size of the existing mast it is our opinion that the works could be considered as ‘not development’.
Following the Planning Directorate’s assessment of the proposals we received your Authorities formal written response dated 14 December 2006. This response states that the proposed installation of the three antennas and four dishes on to the existing telecommunications mast is not classed as development and as such requires no formal planning consent. However, a full planning application is required to be submitted with respect to the erection of ground based equipment. Hence, this application.
The application has been prepared in accordance with the advice provided from discussions as well as the meeting held with the Planning Directorate on 12 December 2006.
In consequence National Grid Wireless on behalf of Cable and Wireless submit herewith a planning application for the installation of telecommunications apparatus at the above site. We accordingly enclose the following:
i. Four completed copies of the planning application forms. ii. Four copies of an O.S. site plan scale (1:2500) reference 18843.005/1 showing the red line area. iii. Four copies of the site location map reference 18843.004/1 iv. Four copies of the site and elevation plans. Plan references 18843_28_150_M01_01 and 18843_28_100_M01_01 v. A cheque for the sum of £53 in respect of the appropriate fee vi. Photographs of the existing site
Mobile phone operator Cable and Wireless are one of two new operators that have recently been licensed by the Communications Commission to offer mobile telephone services in the Isle of Man. The licensing of these new operators has introduced the advent of competition into the mobile telephone market on the island and the Communications Commission believes that this approach will provide customers with a real choice.
In order for Cable and Wireless to offer a choice to local residents and businesses they need to develop a completely new network of mobile telephone sites on the island. In accordance with advice from the Communications Commission and planning guidance Cable and Wireless are seeking to share existing telecommunications facilities that already exist on the island.
National Grid Wireless is a radio site management company wholly owned by National Grid, the largest utility in the UK. National Grid Wireless owns or controls a significant proportion of the communications infrastructure suitable for use for electronic communications purposes both in the UK and on the Isle of Man. This includes a number of masts providing television and radio broadcast services. The existing telecommunications mast located at Ballacollister Farm, Laxey is one such structure.
The proposed development relates to the installation of ground based telecommunications apparatus for Cable and Wireless at the existing telecommunications site located at Ballacollister Farm, Laxey in order to enable them to offer mobile phone services to the residents of the island.
The development proposed at this site is one of a number of applications by Cable and Wireless to develop a new mobile phone network on the island. This site will enable a new mobile operator to offer their services to the residents of the Isle of Man and in particular provide coverage to the urban area of Laxey.
This work is of national importance since it will create competition within the mobile phone market and enable a greater range of services to be offered to the residents and businesses of the island.
This application is in respect of the installation of telecommunications equipment by National Grid Wireless on behalf of Cable and Wireless at the site of the existing 40m lattice telecommunications mast at Ballacollister Farm, Laxey IM4 7DJ.
This telecommunication mast site at Ballacollister Farm, Laxey comprises an existing 40m lattice mast, which accommodates broadcast equipment plus emergency services equipment and mobile phone apparatus on behalf of Manx Telecom. At ground level there exists an equipment cabin for National Grid Wireless that accommodates the broadcast equipment, a large cabin for the Communications Commission that accommodates the emergency services equipment, plus an equipment cabin for Manx Telecom. The mast and ground based equipment are all located within a fenced and stone walled compound.
The site is an established telecommunications site positioned some 140m up an access track from a minor road that is some 400m from the A2 and to the south of the centre of Laxey. The site is remote from residential dwellings or other sensitive receptors with the nearest properties to the mast and equipment cabins being located along the minor road some 140m from the site.
The site and in particular the ground based equipment is well screened from views in that it is elevated above the local road and properties and has mature trees screening the site to the west.
As mentioned above the antennas and dishes to be located on the existing mast have been confirmed by the Planning Directorate to not require planning consent. As such the development subject of this application only relates to the installation of the ground based equipment cabinets and meter cabinet as well as the installation of cabling and associated development within the existing compound.
The equipment cabinets are to be located on a new concrete plinth within the fenced compound to the south west of the tower base. A new electrical cabinet is to be located close to and to the south west of the National Grid Wireless cabin. The locations of the proposed cabinets are detailed on the attached drawings.
The dishes and antennas to be located on the mast are also shown on the drawings for reference even though they do not form part of this planning application.
Photographs of the existing site including the location for the ground based equipment are enclosed with this application.
Access to the site is currently up track from a minor road to the north of the site. No amendments to this access route are proposed as a result of these proposals. Indeed, once constructed, no significant increases in the level of visits to this unmanned installation are envisaged.
The 1982 Development Plan, as amended by the various adopted Local Plans, provides the planning and land use designations and guidance for the Isle of Man. A Strategic Plan that intends to bring together and update the general planning policies in respect of the development and other use of land in the island is currently being drafted. The Strategic Plan will provide the strategic and general policy framework for development for the period 2001-2016.
Following public consultation the Planning Directorate produced proposed modifications to the plan in November 2004 for consideration at the public inquiry. The Strategic Plan currently has gone through the Inquiry and the Planning Directorate is considering the Inspector’s report. The Strategic Plan will not be formally adopted until the Planning Directorate have published a notice of proposed modifications following a review of the Inspectors Report and after a period of consultation and assessment of any further representations.
Despite the Strategic Plan not being formally adopted it does provide an indication of the island’s general strategic planning guidance. Of particular relevance is the core strategic aim of the Plan that is to plan for the efficient and effective provision of services and infrastructure and to direct and control development and use of land to meet the community’s needs whilst having regard to the principles of sustainability and the protection and improvement of the environment.
Furthermore, Infrastructure Policy 4 of this Plan makes reference to a balance being required between the need for new communications systems for residents and businesses and the impact of such proposals on the environment. The encouragement of mast sharing is explicitly stated as one measure that can help to achieve such a balance.
These proposals aim to enable a new mobile phone operator to develop a network on the island and seek to make use of an existing and established telecommunications site. In consequence these proposals are considered to be in full accordance with the Government’s key strategic policy objectives.
In addition, no extension to the site is required as part of these proposals with the whole development contained within the existing compound area. Furthermore, the proposals for the installation of ground based equipment cabinets, meter cabinet plus ancillary development relates to development that is smaller in scale than the existing large equipment cabins already located on this site. The proposals will also not significantly increase the level of traffic to the site or alter the existing access arrangement to the site from the minor road to the north. As such the impact of the proposals on the environment is considered minimal and not contrary to any site specific land use planning policies.
In accordance with planning guidance our prior consultation letter dated 16 November 2006, and our meeting on 12 December 2006 have preceded this application.
Within our prior consultation letter we indicated that we considered the need to only consult with the Planning Directorate prior to the submission of our application. Our subsequent meeting with your Ian Brooks and your response letter dated 14 December 2006 has not indicated any proposed amendment to this scope of consultation.
The proposals subject of this application has had regard to the advice offered by the Planning Directorate. In particular following receipt of your letter dated 14 December 2006 we have amended the application to only include the ground based elements of the proposals.
In accordance with Government advice the proposals by this new mobile phone operator is to make use of an existing and well established telecommunications site.
No amendment to the size of the existing site is proposed and as illustrated in the response letter from the Planning Directorate dated 14 December 2006 the use of this existing site is considered acceptable.
The additional radio equipment cabinets need to be located close to the mast itself and on level ground. The cabinet locations proposed has had regard to the location of the existing equipment room and cabins on the site. These cabinets will be very well screened from views since there are mature trees to the west and the existing cabins and tower will screen the site from views to the north and east, whilst a stone wall is located to the south of this location. The meter cabinet is to be located between the existing large National Grid Wireless and Communications Commission cabins and as such sight of this cabinet will, on the whole, be seen in context of these larger cabins.
The cabinets will be all located within the existing compound and will be below the height of the existing ground based equipment. As such the visual impact of the proposals will be minimal. Access to the site is also to remain unaltered.
No significant objections to the proposed siting and location of the equipment cabinets close to the mast were received during the pre-application consultations held with the Planning Directorate as such no amendments to their positioning or sizes have been proposed. However, in light of the comments received from the planning officer if required the cabinets could be painted green in colour.
These modest works to this established telecommunications installation would not result in any material increase in visual prominence that might detrimentally affect the visual amenities of the area. Through siting and design the proposals therefore represent the optimum solution compared to the need to otherwise develop a new installation nearby.
In summary, the apparatus proposed is required to enable a new mobile phone operator to offer their services to residents and businesses of the island, in general, and, with this application, to the urban area of Laxey.
The development of a new mobile phone network is considered of direct public benefit as it will create competition into the mobile phone market and increase the level of services available to residents and businesses.
Use is to be made of an existing installation and having regard to the existing telecommunications infrastructure located on the site the scope of these proposals is not considered significant and will not have an adverse impact on the site as a whole.
The proposals subject of this application seek to add only ground based equipment. As such health and safety considerations in relation to this site are not considered of relevance. If however, your Authority require a certificate confirming compliance with the relevant ICNIRP guidelines on public exposure this can be provided on request.
This statement has demonstrated that the proposal is in accordance with Government guidance and the proposals comply with the policy objectives relating to improving the island’s infrastructure and of minimising potential environmental impact. The proposals will lead to improvements to a public service (telecommunications) provided in the local area; as such the application merits support and accords in all respects with planning policy.
If for any reason you wish to meet to discuss the merits of the application or need assistance with any visits of the site and surrounding area, please let us know.
We trust everything is in order, but if you do require any further information or clarification, please do not hesitate to contact our planning manager Ben Stansfield on 0161 927 4353.
Yours sincerely
B. Stansfield
NATIONAL GRID WIRELESS
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