24 June 2024 · Delegated
Field 432769, Ballahick Lane, Ballasalla, Isle Of Man, IM9 2ad
The application, submitted by Sure (Isle of Man) Ltd, sought to redevelop an existing mobile telecommunications site on a small parcel of land to the south of Ballahick Farm, Ballasalla. The proposal involved removing the existing 11.9-metre green monopole — which carried three panel antennas and a 300mm dish — and replacing it with a new 12.5-metre slimline lattice structure carrying multiple panel antennas, dishes, and radio equipment, along with updated ground-level cabinets and a new boundary fence. The application was approved by delegated decision on 24 June 2024, with seven conditions attached. The officer's report considered a range of planning issues including the principle of development, the necessity of the upgrade, design, visual impact, residential amenity, airport safety, trees and hedges, and public health. The site already had an established telecoms use, and the replacement structure was assessed as a slimline lattice design, which informed the approach to visual and design considerations.
The Director of Planning and Building Control approved the application on 24 June 2024. The proposal was assessed against planning issues including design, visual impact, necessity, and residential amenity, and was found acceptable. Seven conditions were attached to the permission.
New development will be located within defined settlement
would comply with Spatial Policy 5
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.
General Development Considerations
Protection of the countryside
Safeguarding the environment and/or the amenities of surrounding properties
Safe and efficient use of airport and airfields
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.
Need for communications infrastructure versus environmental impacts
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 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
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
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
The proposed 12.5m slimline lattice tower and the 1.25m high post and rail fence shall be painted dark green and maintained and retained in perpetuity.
Condition 6
The proposed antennas, dishes and RRU shall be coloured to match the monopole tower mast to which they are affixed and retained in perpetuity.
Condition 7
The proposed 12.5m high telecoms mast and affixed communication equipment here by approved shall be no higher than the stated height 12.80m when measured from the ground level as shown on plan referenced; IoM_03/014 Rev.C
