14 March 2024 · Delegated
Manx Telecom Ballakissack Farm, School Lane, Santon, Isle Of Man, IM4 1hy
Permission was granted for Sure (Isle Of Man) Ltd to redevelop an existing mobile telecommunications site at Ballakissack, School Lane, Santon. The proposal involves removing the current 13m monopole and replacing it with a new 15m slimline lattice mast, along with multiple panel antennas, dishes, radio equipment, associated ground cabinets, and a boundary fence. The site already contains a concrete hardstanding, fencing, and communications cabinets, and sits approximately 11 metres from an existing Manx Telecom monopole mast. The officer noted that views of the site from the main A5 road are limited and sporadic due to the local topography and surrounding built form, and that the lattice structure's slim and transparent design reduces its visual impact when seen against the skyline. The application was considered acceptable in terms of the principle of development, its location, and its design and visual impact. Nine conditions were attached to the permission.
The Head of Development Management approved the application under delegated authority on 14 March 2024. The proposal was assessed against planning considerations including the principle of development, the location of the site, and design and visual impact. The existing mast infrastructure on and near the site, along with the slim and transparent appearance of the proposed lattice structure, supported the case for approval.
New development will be located within defined settlement
would comply with Spatial Policy 5
General Development Considerations
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Exceptions to development in the countryside
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: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Protection of the countryside
Safeguarding the environment and/or the amenities of surrounding properties
Need for communications infrastructure versus environmental impacts
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
2. Unless otherwise approved in writing by the Department, any telecommunications cabinet, mounted equipment or telecommunications structure must be removed from the land on which it is situated, within 6 months of it no longer being required for telecommunications purposes, and such land must be restored to its condition before the development took place, so far as is practicable.
Condition 3
3. The development hereby approved shall not commence until further details of the antennas, dishes and remote radio heads to be installed have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter unless a variation or alteration is permitted under Schedule 2 of the Town and Country Planning (Telecommunications) Development Order 2019 (or any alteration/replacement of that order).
Condition 4
4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any amendment or replacement of that order) no fencing, walling or gates shall be erected at the site other than as shown on the approved plans shall be erected.
Condition 5
5. The proposed 15m slim line lattice tower and the 1.25m high post and rail fence shall be painted dark green and maintained and retained in perpetuity. Reason; To be in keeping with a rural area.
Condition 6
6. No development shall be commenced on site until a planting scheme has been first submitted to and approved in writing by the Department showing details of existing and proposed type of native trees and bushes to bolster the existing levels of planting to those areas of open parts of the site, and a programme of implementation. All planting shall be carried out in accordance with the approved details.
Condition 7
7. The proposed telecoms mast and affixed communication equipment here by approved shall be no higher than the stated 15m when measured from the concrete base as shown on plan referenced; IoM_04/014-A REASON To ensure the mast height is installed in accordance with the approved plans
Condition 8
8. The proposed antennas, dishes and RRU shall be coloured to match the slimline lattice mast to which they are affixed and retained in perpetuity. REASON: To mitigate any visual impact.
Condition 9
9. The temporary work area / fencing as shown on the drawing entitled, "Temporary Work Area" shall be removed from the site within 2 weeks of the new mast being brought into use. Reason: to prevent the retention on site of temporary works which would be detrimental to the visual amenity of the area.
