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Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
The application site is located on a grass verge at the entrance of Government House on the Mountain Road. The site can be accessed via a field gate off the Foxdale Road. The site is zoned as an "Area of Buildings for Civic, Cultural or Special Use" within the Onchan Local Plan 2000.
The application is seeking approval for the installation of 10m high replica telegraph pole accomodating 2 No. antennas and the installation of 2 No. ground based equipment cabinets. An equipment cabin is proposed measuring 3m in length, 2m in width and 2.5m in height.
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 2, and Infrastructure Policy 3
There are no previous applications on the site.
Under the Town and Country Planning (Permitted Development) Order 2005 permission is granted for the erection of masts under 15 metres high for telecommunication purposes.
Telecommunication companies who wish to exercise this development right have to inform the Planning Authority via a prior notification procedure. This notification then gives the planning authority 28 days to consider the siting and design of the proposed installation.
Within the 28 day time period the planning authority have to either conclude that prior approval to the siting and design is required and that the details submitted are either acceptable (approval) or nor acceptable (refusal)
This notification was submitted on 29th December 2011 and therefore, the applicant must have received the decision on 26th January 2011, otherwise the proposal would benefit from deemed consent and could be implemented immediately.
| Application No.: | 11/01783/TEL |
| Applicant: | Mono Consultants Limited |
| Proposal: | Installation of two equipment cabinets and replica telegraph pole accommodating two antennas |
| Site Address: | Verge Adjacent To West Drive |
| Mountain Road | |
| Onchan | |
| Isle Of Man |
A telecommunications prior notification limits the Planning Authority's consideration of the proposals to the siting and design of the proposed installation.
Infrastructure 3 of the Isle of Man Strategic Plan 2007 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. Exceptions to this policy would need to demonstrate a strategic national need, which cannot be otherwise secured by mast sharing or alternative locations".
The proposed site is to provide improved 3G mobile phone coverage to the Lower Governor's Hill residential area, including the road network.
In the site selection process the applicant has considered locating a telecommunications equipment at alternative sites which have been ruled out for coverage, ownership, technical, design or visual impact reasons.
The proposed mast is probably the least intrusive design which could be developed for the purpose. For that the applicant deserves recognition. The use of a replica telegraph pole will help to blend the pole into the surrounding landscape.
As to national need, the Government has not set out any policy for there to be full coverage. There is no policy in the Government Plan and the applicant has stated that their licence does not require them either to achieve a specific level of coverage. 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 reasons, ownership, technical and coverage reasons. The application contains details of the existing and proposed coverage plots to justify the need for a mast in this location. The application indicates that the pole is required to provide improved mobile coverage to the lower Governor's Hill area. The coverage plot illustrated that lower Governor's Hill doesn't benefit from any 3G coverage. The predicted coverage map illustrates that areas which previously had very little or no 3G coverage, would benefit from high quality coverage which would allow 'in building' use of the 3G network. It is considered the applicant has demonstrated the need for a mast to be located in this particular location.
In respect of the impact on the A18 and the surrounding locality, the proposed development will replace an existing 7.5m high telegraph pole with a 10m. The site is set back from the main carriageway of the Mountain Road. The pole will be visible from the Mountain Road in both directions. The pole will be significantly taller than the lamp posts in the vicinity of the site. However, there are tall trees within the locality. The mast may be prominent due to its height; however, due to its positioning away from the public highway and the proposed use of a replica telegraph pole, the proposed mast will not visually intrusive when viewed from the Mountain Road.
The nearest residential property is set approximately 32m to the west of the application site. The property is called Glen Nook. The dwelling is orientated so as not to directly overlook the site; however there are windows in the side elevation of the property, which may allow the occupiers of the dwelling to see the telegraph pole. Due to the sympathetic design of the proposal, it is considered the visual impact of the proposal would be minimal due to the existence of a telegraph pole on the site. I therefore consider the proposed mast will not reduce the residential amenity of Glen Nook.
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 concluded there are no sustainable grounds to oppose this proposal and can therefore only recommend that prior approval to the siting and appearance of the development is required and that the details should be approved.
Recommended Decision: Permitted
Date of Recommendation: 26.01.2012
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
This approval relates to the installation of 10 metre high monopole with two antennas and equipment cabinets as shown in drawing numbers 001 Rev B, 002 Rev.C, 003 Rev. C, 004 Rev C and 005 Rev C date stamped 29th December 2011 and the Declaration of Conformity with ICNIRP Public Exposure Guidelines and supporting statement from Mono Consultant dated stamped 29th December 2011.
In the event of the replica telegraph pole and cabinets erected under this approval becoming redundant they must be taken down along with all ancillary infrastructure and be removed from the site within 3 months of the cessation of use and the land restored back to form part of field.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 26/1/12
Determining officer (delete as appropriate)
Signed : Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer
Signed : Jennifer Chance Development Control Manager
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