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The application site is the former coastguard station tower at Scarlett Point. The building is currently used by amateur radio enthusiasts. The area is zoned as an Area of High Landscape or Coastal Value and Scenic Significance in the 1982 Development Plan. The site also lies within an area zoned as Nature Conservation Zones, Nature Reserves and Sites of Ecological Importance for Conservation.
This application is seeking install an antenna and a transmission dish to the existing tower. The size of the antenna will be 1933mm high x 261mm wide x 146mm deep. The dish will have a diameter of 300mm.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 3, Environment Policy 2 and Infrastructure Policy 3
Environment Policy 2 states that "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such
time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of landscape will be the most important consideration unless it can be shown that:
Infrastructure Policy 3 states that "A balance must be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon 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.
There have been no applications been submitted for the site.
Malew Parish Commissioners do not object to the application.
Highways Division of the Department of Infrastructure have not commented on the application.
The principle aim of this development is to provide improved mobile phone coverage for Cable & Wireless in the South West area of Castletown.
The applicant has indicated that they currently have two existing telecommunications sites to the north of Castletown; however, they struggle to penetrate the old stone buildings in the town centre and reach the residential area to the south west.
The applicant has indicated has target area for this proposed installation is Queens Street, Scarlett Road and Farrants Way all of which have poor or no mobile coverage. In addition to these existing residential area there is also the new development at Knock Rushen.
In the site selection process, the mobile phone operators have considered a couple of sites The sites considered by Cable and Wireless are as follows:
Golf Links Hotel, Derbyhaven – this was ruled out due to the uncertain future of the building and the poor location in relation to the target area.
New telecommunications monopole on farmland to the south west of Castletown – this was ruled out due to the visual impact to coastal views.
In an appeal at Ballnalargy, the appeal inspector stated that "In an area of special landscape, this being an Area of High Landscape Value, the protection of the landscape is the primary consideration. It is therefore appropriate to consider this issue first". The inspector went onto say "the policies require in the first instance that there should be no harm to the character of the landscape not that harm should be minimised."
In terms of consistency, the same issues apply as the site is located within an Area of High Landscape or Coastal Value and scenic significance. The site is adjacent to the Raad ny Foillan (Coastal Footpath). The antenna will be attached to the rear of the former Coastguard tower, which already has an existing mast pole. The site in question is a very exposed location with very little natural cover or screening to obscure the development. This structure in itself is an alien feature within an Area of High Landscape or Coastal Value and Scenic Significance. The proposed antenna will be seen in the context of the existing building. On balance, it is considered the introduction of
the proposed antenna will not harm the character of the landscape and will not appear incongruous by reason of its siting, height and visual appearance within the locality.
If it is considered that the antenna does affect the character of the landscape, the policies set out an exception by demonstrating strategic national need and that the location is essential.
As to national need it has been stated in the inspectors report for Ballnalargy that the Government have not set out any policy for there to be full coverage. There is no policy in the Government Plan. There is thus no national need which should be set against the primary consideration of protection of the landscape.
However the test of essential location is a different test, the applicant has considered other locations to provide coverage within the area but have been either discounted for visual impact and coverage reasons. The existing coverage within the locality is poor for the mobile phone operator. It is considered the applicant has demonstrated the essential need of this location.
It has been a Government policy objective to encourage telecommunications operators, wherever practicable, to share a mast and sites, as a means of reducing the overall mast numbers. The current proposal helps to support that objective and reduces the need for additional masts within the locality. It is considered the proposal currently is the most preferable as it has the least impact on the visual amenities of the locality.
In terms of the health issues of a telecommunication mast, the Isle of Man has no specific guidelines in how to deal with such concerns. However, the UK Government has produced such advice in Planning Policy Guidance Note 8 – Telecommunications (PPG8). PPG8 expressly advises that where a proposed telecommunications installation conforms to the recommendation of The Independent Expert Group on Mobile Phones (The Stewart Report) and the Guidelines for the public exposure set by The International Commission On Non-Ionising Radiation Protection (ICNIRP) then the local planning authority should have no concerns with regard to health and safety issues.
The application is accompanied by a certificate of compliance with the World Health Organisation ICNIRP guidelines for public exposure.
The Health and Safety Inspectorate is responsible for the monitoring of telecommunications installations to ensure compliance with the ICNIRP Guidelines.
It is recommended that planning permission be granted subject to conditions.
The local authority[Malew Parish Commissioners] are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 26.09.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the installation of an antenna as shown in drawing numbers HLK/11/0144/1, HLK/11/0144/2 and HLK/11/0144/3 date stamped 5th August 2011, Planning Application Supporting Statement prepared by Cable and Wireless dated 18th July 2011, Declaration of Conformity with ICNIRP Public Exposure Guidelines dated 24/06/2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 26/9/11
Signed : J. M. M. Galle Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Development Control Manager
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