7 June 2022 · Delegated - Principal Planner (Abigail Morgan)
Sure Site 039a Carnane Tower, Old Castletown Road, Douglas, Isle Of Man, IM4 1ab
The proposal involves expanding an existing telecommunications site zoned for such use by adding 32 smaller radomes (each around 2.8m tall and 2.2m wide), extending the 2m high dark green security fencing, creating a gravel access track using acid rocks, and minor site levelling within the compound.
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The officer determined that the proposal complies with the land use zoning as 'Telecommunications Sites (Carnane & Crookall House TETRA sites)' in the Area Plan for the East (2020) and aligns with Str…
Infrastructure Policy 3
Requires balancing telecoms infrastructure needs against environmental impacts, with presumption against visually intrusive masts in sensitive landscapes and encouragement of sharing/removal of redundant equipment. Officer assessed the proposal as compliant given zoning, strategic national need demonstrated via smaller radomes over larger antennas, distant visibility, and mitigation conditions; no exceptions needed as impacts are acceptable.
General Policy 2
General development control considerations including visual amenity and countryside character. Officer found proposal complies as radomes/fencing integrate with existing infrastructure without undue harm, supported by site history and distant views.
Environment Policy 2
Protection of landscape. Assessed against hillside prominence and Douglas Head Landscape Strategy requiring integration via siting, colours, materials, scale; acceptable as structures read against backdrop and low vegetation, maintaining containment.
Environment Policy 4
Biodiversity protection. Site within non-statutory Wildlife Site; policy tension with zoning resolved via PEAR mitigation (grassland retention, acid rocks, lizard rubble pile, mammal-accessible fencing) secured by conditions.
Environment Policy 5
Biodiversity protection for protected species/habitats. Addressed common lizards and ground-nesting birds via updated RAMs conditioned, including grass cutting direction, daily checks, work stoppages, and consultation protocols.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Radome removal if redundant
If any of the radomes are no longer required or used for the purpose stated in the application, they must be removed from site and the ground restored to its previous condition within six months of the cessation of use. Reason: to protect the visual amenities countryside from unwarranted development.
Fencing details
No fencing shall be erected at the site other than that shown on approved plans or approved under condition 4 (designed to allow access by small mammals), and whilst retained on site that fencing shall remain dark green in colour. Reason: In the interest of visual amenity.
Construction Environmental Management Plan
The development shall not commence unless in accordance with a Construction Environmental Management Plan which has first been submitted to and approved in writing by the Department and that sets out how the mitigation measures set out in the Manx Wildlife Trust's Preliminary Ecological Appraisal Report (PEAR) dated May 2022 will be implemented in relation to: - notwithstanding the details shown on the Proposed Layout Drawing No.1614.2 it shall include the retention of as much of the grassland around the radomes as opposed to expanses of gravel; - use of acid rocks for the construction of the road; - construction of a rubble pile for lizards; and - construction of a security fence which will allow access by small mammals. Reason: to ensure that the mitigation as identified in the application is implemented in the interests of the ecology of the area.
Reasonable avoidance measures
Notwithstanding the detail set out in the Manx Wildlife Trust's Preliminary Ecological Appraisal Report (PEAR) dated May 2022, the development shall only take place in accordance with the reasonable avoidance measures set out below. - Prior to work on the grassland, grass should be cut to a height of no less than 10cm. This should be done in a north-east to south-west direction to allow any lizards to relocate to suitable adjacent habitat. This should be done on warm sunny days (12 degrees C + ambient temperature) during the active season (April to September) but avoiding the vulnerable period of July and August, when lizards may have young. - Prior to clearance, a check for ground nesting birds should be undertaken by an individual who is qualified to identify breeding behaviour and species of such habitats, including Meadow Pipit and Skylark - If any nesting birds, or anything suspected of being nesting birds, are observed during clearance work, work must stop immediately, and advice sought from MWT Consultancy (844432) or DEFA (651577). - Checks for lizards should be undertaken within the working area every day prior to works commencing. - The rubble pile should be cleared carefully by hand to avoid harm to any lizards which may be sheltering there. - If any lizards (or anything thought to be a lizard) is found during works, work must stop immediately and advice sought from MWT Consultancy (844432) or DEFA (651577). Reason: to ensure adequate measures are in place to avoid unacceptable impact on protected species.
Long-term habitat management plan
Prior to the commencement of development a long-term site/habitat management plan shall be submitted to an approved in writing by the Department in accordance with page 15 (3rd and 4th bullets) of the Manx Wildlife Trust's Preliminary Ecological Appraisal Report (PEAR) dated May 2022, the site/habitat shall be thereafter be managed in accordance with the approved plan. Reason: to ensure that the mitigation as identified in the application is implemented in the interests of the ecology of the area, including to mitigate for the loss of semi-natural habitat.
no significant negative impact upon highway safety, network efficiency and /or parking
no objections
no material planning grounds to raise an objection against the proposed works
Manx Wildlife Trust's Preliminary Ecological Appraisal Report (PEAR) dated May 2022 is all in order and a suitable level of assessment has been undertaken, with recommendations for conditions on RAMs, CEMP, and habitat management plan
Multiple consultees including DEFA Biodiversity, Braddan Parish Commissioners, Douglas Borough Council, and Highways Division reviewed the application with no objections raised; DEFA requested specific ecological conditions related to RAMs, mitigation measures, and habitat management.
Key concern: Development within Douglas Head and Marine Drive Wildlife Site affecting lowland heathland priority habitat
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s Preliminary Ecological Appraisal Report (PEAR) dated May 2022 is all in order and a suitable level of assessment has been undertaken.; Attached is an updated RAMs statement which we request is secured as a condition on approval.; we therefore recommend that a condition is secured on approval for a construction environmental management plan to be provided to planning for written approval
Conditions requested: Updated RAMs statement secured as a condition on approval; Construction environmental management plan provided to planning for written approval containing details of mitigation measures implementation; Long-term site/habitat management plan provided to Planning for written approval with surrounding semi-natural habitats managed in accordance with this plan
Braddan Parish Commissioners
No ObjectionThe Commissioners considered the following planning applications at their meeting on 6 January 2022 and I can confirm that they had no objection to any the applications set out below:-; PA21/01535/B - Installation of additional telecommunications equipment - creation of site access track & erection of compound - Carnane Transmitter Site, Old Castletown Road, Braddan, IM4 1AF
Ecosystem Policy Officer, DEFA
Conditional No ObjectionThe proposed development site is within Douglas Head and Marine Drive Wildlife Site.; prior to determination of this application, the Ecosystem Policy Team request than an ecological assessment of the area is undertaken
Conditions requested: Ecological assessment of the area undertaken by a suitably qualified ecological consultancy and a report detailing the findings alongside suitable avoidance and mitigation measures provided to Planning for written approval
Douglas Borough Council
No ObjectionAlthough the following application is not within the Borough of Douglas I can confirm that the Council has given consideration to the application and can find no material planning grounds to raise an objection against the proposed works.; 21/01535/B - Installation of additional telecommunication equipment - creation of site access track & erection of compound fencing Carnane Transmitter Site Old Castletown Road Douglas Isle Of Man IM4 1AF
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services Comment made: Do not oppose; After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking
Highways Development Control
No ObjectionHighways Development Control notes the additional documents uploaded on 31 May 2022 and continues to not oppose this proposal.
