**Document:** Planning Officer - Rebuttal
**Application:** AP25/0035 — Appeal against the refusal for the installation of 3 telegraph poles to provide fibre optic connectivity to 1-6 Rheast Bridson Peel
**Decision:** Appeal accepted - PA APPROVED
**Decision Date:** 2026-02-26
**Parish:** Peel
**Document Type:** appeal / appeal_submission
**Source:** https://planningportal.im/a/130703-peel-rheast-bridson-peel-installation/documents/1591857

---

# Planning Officer - Rebuttal

## Please reply to the signatory

Tel: (01624) 685950 Email: Jason.singleton@gov.im

Our Ref: Planning Appeals Secretary Cabinet Office Government Offices Buck’s Road Douglas IM1 3PN Dear Sir/Madam, RE: Installation of Wooden Telegraph poles to provide fibre optic connectivity

Date 17/11/2025

The Department wishes to submit a rebuttal statement that sets out the position of the Department following two recent appeal decisions, that were upheld by the Minster, that are considered pertinent to the assessment of this appeal.

In planning applications referenced:

- 25/90376/B by Manx Telecom for; Installation of 4 telegraph poles to supply fibre communications to; 77-87 Eary Veg and 88, 97, 98 and 99 Cronk Liauyr Tromode - Eary Veg Tromode Douglas.
- 25/90377/B by Manx Telecom for: Installation of 4 telegraph poles to supply fibre communications to; 115-119, 123-125 and 43-51 Slieau Dhoo Tromode - Slieau Dhoo Tromode Douglas.

These applications were initially refused by the Planning committee and following an appeal were both subsequently recommended for refusal by the planning inspector and upheld on behalf of the Minister of DEFA.

For the purposes of this rebuttal statement, references used are from the paragraphs in the inspectors’ report from 25/90376/B, (which essentially echoes 25/90377/B) and attached to this statement.

Drawing parallels from those two applications noted above, an important observation is where there is an absence of existing wooden telegraph poles and their inherent overhead cabling within the street scene, their proposed introduction; “would materially reduce the high quality,

current open and uncluttered character and appearance”. (para 56.) of the street scene and: “the proposed poles and associated overhead cabling would be seen as particularly prominent and intrusive featuresthat would fail to integrate well with the surroundings”. (para57.)

In concluding on the visual impact upon the character and appearance of the area noting the above statements, the inspector noted in the last paragraph of para 57:

### “As a consequence, there would be significant harm to the established character and appearance of the area, contrary to the provisions of General Policy 2b), c) and g) and Infrastructure Policy 3, which together and among other things seek to ensure that new development respects the site and its surroundings”.

In essence the inspector has identified that where there is no prior existence of telegraph poles within the street scene or within the wider part of the estate as it was designed, the introduction of this form of infrastructure would be seen to be in conflict with Gp2b,c,g and IP3, as the proposals fail to ensure that new development respects the site and the surroundings.

It is further noted within the inspectors’ conclusion on the application that the balance of material planning issues and the weight given to those with implied emphasis being on the detrimental impacts on the character and appearance of the area which outweighs other issues:

- “68. The appeal scheme aims to deliver a replacement for the Island’s existing copper cable network with a more modern fibre optic cable as part of the expansion of the Island’s ultra fat fibre broadband network. There is strong Government support for the proposal in this regard through, among other things, the National Telecoms Infrastructure Committee Report, the National Telecommunications Strategy, the National Broadband Plan and the Our Island Plan.
- “69. However, that doesn’t mean any telecoms development anywhere is appropriate. I have found no material harm in terms of living conditions for local residents, or in terms of highway safety. However, the absence of telegraph poles and overhead cabling here is a distinctive designed feature of the whole estate that is integral to its open, uncluttered character. Given that context, I find that the development proposed would have an unacceptable impact on the established character and appearance of the area, bringing it into conflict with the relevant policies. On the evidence before me, the greater costs to the appellant (and indeed local residents) of delivering the service underground (which appears to be an alternative) does not outweigh the significant harm that I have identified”.

Subsequently, the application was refused for the following reason:

“1. An attractive and defining characteristic of the Tromode estate is the absence of clutter in the street scene. In that context, the proposed telegraph poles and associated overhead cabling would be seen as incongruous and intrusive additions which would significantly detract from the established character and appearance of the area. That there might be additional costs associated with providing the fibre network below ground is insufficient reason in this instance to outweigh the material harm that I have identified. There would be conflict with General Policy 2b), c) and g) and Infrastructure Policy 3 in this regard, which together and among other things seek to ensure that new development respects the site and its surroundings”.

In support of a refusal recommendation to this application is attached a copy of the:

- o Letter explaining the decision reached by the Political member for DEFA;

- o The formal decision notice;
- o The inspectors 13 page report.

Yours sincerely,

Jason Singleton

MSc | MCD | MRTPI | AssocRICS Principal Planning Officer Planning & Building Control Directorate | (DEFA) Murray House • Mount Havelock • Douglas • Isle of Man • IM1 2SF

---

*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/130703-peel-rheast-bridson-peel-installation/documents/1591857*