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Application No.: 24/00324/B Applicant: Sure (Isle Of Man) Ltd Proposal: Redevelopment of an existing Sure Mobile site that will consist of replacing the current monopole with a new 12.5 metre slimline lattice with multiple mobile panel antennas/dishes/radio kit with associated ground equipment cabinets and boundary fence. Site Address: Field 432769 Ballahick Farm Ballahick Lane Ballasalla Isle Of Man IM9 2AD Senior Planning Officer: Jason Singleton Site Visit: 07.05.2024 Recommended Decision: Permitted Date of Recommendation: 13.06.2024
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure that any redundant infrastructure is removed and to comply with Strategic Plan Infrastructure Policy 3.
alteration is permitted under Schedule 2 of the Town and Country Planning (Telecommunications) Development Order 2019 (or any alteration/replacement of that order).
Reason: To ensure appropriate use of the mast for telecommunication equipment.
Reason: to ensure the development is carried out in accordance with the approved plans in the interests of the visual amenity of the area.
This application has been recommended for approval for the following reason.
The proposed application is not considered to harm the use and enjoyment of neighbouring properties nor would it result in any adverse impact upon the rural countryside or its setting and would comply with Spatial Policy 5, General Policy 3, General Policy 2 (b,c,g,m) Environmental Policy 1, 2, 22, Transport Policy 10 and Infrastructure Policy 3 of the IoM Strategic Plan.
Plans/Drawings/Information;
This decision relates to drawings and supporting information received on 17th May 2024 referenced; IOM_03/010-A
Additional Persons
It is recommended that the following Government Department should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
DoI - Airport Operations as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status.
_____________________________________________________________________________ Officer’s Report THE SITE
1.1 The application site is a small parcel of land identified in red that sits to the south of Ballahick Farm and its agricultural buildings. The immediate surrounding lands are agricultural with the new Ballasalla residential development of Reayrt Mie and the adjacent Balthane commercial / industrial estate located to the North West. - 1.2 This site is used by Sure Mobile who is also the applicant and contains a concrete hardstanding with an 11.9m high monopole in green with 3 x panel antennas, and 1 x 300mm dishes. Within the site compound are two small equipment cabinets and an electrical meter cabinet. The site is fenced off with a 1.25m high timber stock proof fence measuring an overall area of 6.7m x 4.0m. - 1.3 The area where the mast and compound is located is adjacent to a stone field boundary wall to the east and the farm access track to the north with mature tree and hedge planning on both of these boundaries. - 1.4 To the south of the site is a PROW 268 that starts on the Douglas Road, Ballasalla and runs South East along Ballahick Farm Road, through Ballahick Farm to join the Balthane Road. THE PROPOSAL
2.1 Planning permission is being sought for the replacement of the current 11.9m high monopole and the installation of a new 12.5m high slim line lattice tower on the existing concrete slab foundation. The tower would be a triangular shape consisting of three tubular columns with supporting bracing forming the overall structure with a plain grey colour of the manufacturer's galvanised finish. The site extents would measure the same as the existing (6.7m x 4.0m) compound area and fenced with a 1.25m high stock proof timber fence. - 2.2 Mounted to the lattice tower would be: 3 x rectangular panel antennas towards the top of the mast and below this are; 6x RRU's square panels and 1x circular dish @ 600mm dia. Also proposed are two new equipment cabinets (0.75mx0.75mx1.8m) and the electrical meter cabinet will be reused. None of the communications equipment would be higher than the top of the 12.5m lattice tower. - 2.3 The applicant notes; "The proposed structure will be capable of supporting multiple panel antennas, providing 2G, 3G and 4G/4G+ coverage in the area along with capability to support next generation mobile antenna technology, tower mounted remote radio heads (RRHs) will also be mounted near the new antennas, these are required to support MIMO* on the network…The new proposed structure will also support smaller dishes known as microwave links used as transmission links for the site back to the Sure core network, the proposed design includes 1 microwave links, the size/location of the dishes on the included drawings for this application are indicative until a final vendor decision has been made, final sizes will be confirmed with planning ahead of installation." - 2.4 The application has been submitted by one of the Island's licensed operators (Sure Mobile) and is accompanied by a signed certificate of compliance with the World Health Organisation's ICNIRP guidelines for public exposure. (ICNIRP - "International Commission on Non-Ionising Radiation"). - 2.5 At present the specification of the 'antennas' specification are not known but the agents confirm; "Equipment Cabinets & Antenna sizes/locations and quantities are indicative as the final vendor decision has not yet been made, sizing will be confirmed with planning ahead of installation".
3.1 07/00195/B - Installation of a 11.9m high monopole mast with associated equipment cabinets. Field No 432769 Ballahick Farm Ballahick Lane Ballasalla. Approved.
4.1 The application site is identified on the Area Plan for the South on;
4.2 Within the written statement accompanying the Area Plan, telecoms or their infrastructure are not specifically noted but the site is noted in written statement for; o Landscape Character Area here generally refers to the overall protection of the countryside, its rural character, quality of such and distinctiveness. - 4.3 The site is not within a Conservation Area nor is it identified as being in an area at risk of flooding from surface water, river or tidal. There are no registered trees or registered tree groups boarding the site. STRATEGIC PLAN - 4.4 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy
Spatial Policy 2,3,4 Settlement hierarchy
General Policy
Environment Policy 1 Protection of the countryside 22 (iii) Safeguarding the environment and/or the amenities of surrounding properties Infrastructure Policy 3 Need for communications infrastructure versus environmental impacts Transport Policy 10 Safe and efficient use of airport and airfields. The text preceding Infrastructure Policy 3 is an important consideration where it states in paragraph 11.9.2;
4.6 The Isle of Man government has an overarching series of strategies and policies that are considered materially relevant to the assessment of this application. This includes the Isle of Man Government Climate Change Plan 2022-2027; which promotes a more sustainable approach to living and working, one of which is remote working. - 4.7 National Telecommunications Strategy 2018 "The National Telecoms strategy, laid out in six themes, looks to set a direction of travel by which the Island's telecom infrastructure can be recognised as being world class. The Government has made it clear that enhanced telecoms infrastructure is a top priority… The benefits will be available to all our residents and businesses on the Island and will underpin and support economic growth". This document talks broadly about telecoms on Island but geared more towards fibre broadband. - 4.8 IoM Economic Strategy November 2022; Our big Picture Evidence base report phase 1 - December 2021; Para 4.9 (page 147) "Analysis suggest that the overall quality of internet connectivity of the Island is not keeping pace with competitor jurisdictions, such as Jersey and there has been a decline in satisfaction regarding the quality of telecommunication services".
REPRESENTATIONS (this report only contain summaries - full reps can be read online)
5.1 Malew Parish Commissioners do not object (01/05/24).
5.2 DoI - Highways Services do not object (12/04/24) - 5.3 DoI - Airfield Operations (02/05/24) initially objected to a 15m mast as "the proposed mast would penetrate the Runway 21 Approach Surface by 2.1 Metres". Following a site meeting and amended plans to reduce the height, they have confirmed by email 13/06/24; "I have reviewed the amended plans and can confirm that we are content that the design modification has removed the obstacle from the protected surface. We have no other issues associated with this amended Planning Application".
ASSESSMENT The pertinent issues to consider in the assessment of this planning application are whether there is any adverse impact upon:
PRINCIPLE
6.1 The general principle would comply with Stp1 as the applicants are utilising an area of land where telecommunications infrastructure is already in existence and is set to replace the existing.
6.2 It is noted that this site sits outside of any defined residential settlement boundary, the nearest being Ballasalla. However the proposal would seek to bolster mobile coverage to the neighbouring parishes of Malew and Arbory. The proposals would also benefit those adjoining town and rural areas where there are many sporadic rural dwellings and agricultural farms that
6.11 The current structure it is understood to be incapable of supporting the next generation of mobile technology RRU's and the current structure failed the wind loading assessment that has been carried out based on the new equipment specifications. - 6.12 The level of finish of the antennas and mast is an important consideration as it was proposed to be untreated colour of galvanised steel / grey that would be read against the skyline. It is noted that the antennas attached to the mast would be no higher than the top of the pole and can be conditioned as such, but it is important that any communications equipment and antennas are colour coded to match the mast to mitigate any visual impact and they are all read as one unified colour. - 6.13 This can be secured through an appropriate worded condition to help reduce the visual impact of the mast and equipment, whilst providing sufficient signal strength for customers to take advantage of a range of Sures' services. In terms of colour it was discussed with the applicants that a green colour would be preferable as the backdrop here when viewed from public vantage points could be read against the rural countryside (agricultural fields) and a back drop of trees when viewed from afar. VISUAL IMPACT - 6.14 General policy 2 ensures any visual impact do not adversely affect the character of the surrounding landscape and equally Environmental Policy 1 ensures there is no adverse visual harm to the wider countryside and its ecology. The opening sentence of Infrastructure Policy 3 is also helpful when balancing the need and any visual impact. The policy narrative helps to ascertain whether the increase in height and new design of mast, particularly the upper proportions would be detrimentally to the countryside setting, noting the topography and the land use designations surrounding the site. - 6.15 The magnitude of the development's intrusion upon the wider landscape setting here would be partially visible from those public areas to the West and North of the site. Namely, the new round about junction with the Main road and the new residential development of Reayrt Mie; the new bypass road; the eastern ends of the Balthane Industrial estate roads and the PROW. - 6.16 When viewed from afar, the proposed site, sits higher than the PROW which is flanked with mature trees and bushes and the site sits amongst a collection of trees so not readily visible. The entirety of the site is very prominent when on the PROW looking through the gate access to this part of the site but this is the only place where the entire site is visible up close. - 6.17 However, the remaining are distant views and would be looking towards the wider area, which would see a collection of farm buildings of various sizes and heights, a grain silo and a detached two storey farm house. The views of the site would further be read within a collection and back drop of mature trees and the more distinctive revolving airport radar beacon on the brow of the hillside. At the site visit the current monopole not readily visible on the wider landscape but it can be depicted when closely looking for it. - 6.18 The proposals would not be seen to be introducing excess levels of development by the use of a different style of mast and being 0.5m higher, nor be seen as an incongruous feature on the landscape (also noting the adjacent field is zoned for industrial development). As such this aspect would comply with Ep1 & Gp2b where the proposals would not adversely affect the character of the countryside. RESIDENTIAL AMENITY - 6.19 The application site is in a remote rural setting and there are no residential dwelling within the vicinity that would be impacted by the replacement of the mast and its communication infrastructure. As such the proposal would comply with GP2g.
TREES AND HEDGES 6.2 In terms of whether the proposals will have an impact upon any trees or hedges, given the strategic positioning and the method of installation to utilise the existing concrete base, it is not considered there to be any adverse impact upon any trees, hedges or their roots system within the locality and the proposals would comply with Stp4(b).
PUBLIC HEALTH 6.2 In terms of health issues associated with a telecommunication mast and the proximity to residential dwellings / surrounding area, the Isle of Man has no specific guidelines in how to deal with such concerns. However, guidance in the United Kingdom (since replaced with less specific guidance) expressly advised 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.
6.2 The application is accompanied by a signed declaration of conformity with ICNIRP public exposure guidelines to confirm that the designed is in full compliance with the requirements with; "the radio frequency (RF) public exposure guidelines of the International Commission on Non-Ionizing Radiation (ICNIRP), as expressed in ICNIRP. Guidelines for limiting exposure to electromagnetic fields (100 kHz to 300 GHz)". As such, no concerns relating to the safety of the general public are therefore raised and the proposals would also be compliant with GP2(m).
6.2 Equally the proposals would comply with EP22 as it would not be seen to create any statutory nuisance through vibration, odour, noise or light pollution during its operation. OTHER
6.2 The proposed equipment to be affixed to the mast are shown on the plans with indicative sizes. As such, whilst the principle of the telecom functioning equipment affixed to the mast has been shown and the quantity of units, those specific details can be conditioned to ensure specifics and dimensions are submitted prior to commencement on site to ensure the mast is appropriately utilised for telecommunication equipment as shown/ assessed on the plans. - 7.0 CONCLUSION
7.1 Whilst it is acknowledged that the height of the lattice tower will have a limited visual impact in the existing rural setting, it is considered that the proposal would not create any additional visual harm or intrusion into the site and surrounding rural area.
7.2 The benefits of providing the required equipment to increase network coverage are considered to outweigh the limited visual harm resulting from the development, particularly in the context of the Government's ambition to improve public infrastructure and promote remote/home working as part of the Government's plan to achieve net zero status for the Island by 2050 and would conform to those parts of Strategic Policy 1c,4b, General Policy
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 21.06.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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