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Application No.: 17/00401/B Applicant: National Air Traffic Services Proposal: Installation of staircase and other associated works Site Address: Radio Station NATS Cregneash Rushen Isle of Man Case Officer : Miss Lucy Kinrade Photo Taken: 23.06.2017 Site Visit: 23.06.2017 Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The application site is the NATS Isle of Man DVOR Radio Station situated south of Cregneash and on the eastern side of the Cronk y Watch Road heading south towards Spanish Head. - 1.2 The existing DVOR site (Doppler Very High Frequency Omni-directional Radio Range) is a radio navigational aid for air traffic services. - 1.3 The metal radar structure, known as a counterpoise, sits above a small masonry built building that is used for the storage of associated equipment. The whole unit sits at the brow of the hill and is visible from the Cronk y Watch road and from along parts of the Howe Road leading towards Cregneash. THE PROPOSAL
2.1 The application proposes the erection of a steel staircase joined to the existing building on the eastern side elevation to provide access to the top of the counterpoise and the erection of associated fencing to ensure no authorised entry to the stairs. - 2.2 Included in the application is the erection of a roof turret over 1m x 1m roof opening for associated feeders and the installation of mesh over the existing structure.
2.2 The application also proposes the installation of a new inner and outer walkway to the top. PLANNING HISTORY - 3.1 The application site has been subject to one previous application PA 91/01709/B for the replacement of existing timber perimeter fence with a new steel fence, the application was refused, although not considered materially relevant in the assessment of the current application. PLANNING POLICY - 4.1 The application site lies within an area not designated for development on the Area Plan for the South 2013. Given the nature of the proposed works we may consider the following policies and paragraphs of the Strategic Plan 2016 in the determination of the application.
4.2 General Policy 3:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"Whilst it is acknowledged that airport development in general will be necessary in order to serve the economic and recreational needs of the Island, such need should be balanced against the environmental consequences that development may have, in particular visual, traffic, and noise impacts."
4.4 Transport Policy 10:
"The location and nature of development in and around the Island's airports, airfields, and air traffic control sites will be controlled in a manner which ensures that the safe and efficient use of these facilities by aircraft is not compromised. Safeguarding measures such as the Public Safety Zone should be identified where appropriate."
REPRESENTATIONS
5.1 Rushen Commissioners have no objection to the current application (21.04.17).
5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in the application (03.05.17). - 5.3 It is understood that the development of the inner and outer walkways on the top of the radar does not require a building control application because the works are located on a structure and not a building. Nonetheless there were still health and safety concerns as to whether or not the walkways would require the installation of a safety handrail. Following a telephone discussion with an officer of health and safety on 03/07/17 it was concluded that the need for a rail often relates to use of the walkway, and that essentially it may not require a permanent handrail and could be accessed using a safety harness or by installing a safety netting. However a handrail is not part of this application and therefore cannot be commented upon, although a subsequent application may be submitted should the need arise for a handrail and determined as such.
6.1 The application seeks approval for the installation of a new staircase and a number of associated works for the maintenance of the DVOR radar structure and station building. The works are considered essential for the running of the air traffic services and considered an overriding national need to outweigh General Policy 3.
6.2 Installation of the staircase and the associated works are to be carried out within an area not publically accessible and ensures that safety measures are met. Although the building is visible, the finer details are difficult to decipher due to its significant distance from any public highway. It is expected that the minor alterations and installation of the stair will go unnoticed and that the visual appearance of the building will not be materially changed. The completed works are not expected to generate any traffic or noise impacts. - 6.3 The most concerning element of the application were the safety precautions of the stair and upper walkways. The application includes suitable handrails and safety fencing for the stairs which ensures safe use, however the upper walkways does not have handrails or safety fencing. However, it may be noted that the safe use of the upper walk ways may be implemented through the use of safety harnesses that temporarily fix to the building. Nonetheless the installation of the mesh to the top of the counterpoise and the distance of the walkways from the edge of the structure may be considered suitable enough to minimise dangers of its users falling from the structure and the advice from Health and Safety states that the safe use can be implemented in alternative ways.
6.4 Overall the proposed works as detailed within the current application are considered acceptable and not to impact the character or appearance of the building and not to detriment the public. The maintenance of the DVOR site is expected to benefit the smooth running of the Islands air traffic services.
RECOMMENDATION
7.1 The application is recommended for approval. INTERESTED PERSONS STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 04.07.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing numbers 102 and 103 date stamped and received 6th April 2017, and drawing numbers 100, 101 and associated supporting statement all date stamped and received 21st March 2017.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed : S BUTLER Stephen Butler Head of Development Management
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