27 June 2024 · Committee
Street Record, Ballaterson Fields, Ballaugh, Isle Of Man, IM7 5ap
Manx Telecom Ltd applied to install five 9-metre and one 10-metre wooden telegraph poles with associated overhead wiring at Ballaterson Fields, Ballaugh. The site is a residential estate of 36 properties arranged across three cul-de-sacs, with bungalows on either side of the highway. The Department of Environment, Food and Agriculture's committee refused the application on 27 June 2024. The decision notice states that the height, size, and scale of the six poles would have a negative visual impact and adversely affect the character of the streetscene among the bungalows. The case officer had recommended approval, but the committee reached a different conclusion. Visual impact and design in the context of the existing residential character were the central issues considered.
The committee refused the application. The six wooden telegraph poles, ranging from 9 to 10 metres in height, were considered too large and prominent for a residential streetscene of bungalows. Their height, size, and scale were judged to cause a negative visual impact that would harm the character of the area.
Refusal Reasons
Development should make the best use of resources
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Protection of the landscape and biodiversity
Named village (Ballaugh)
General Development Considerations
Safeguarding the environment and/or the amenities of surrounding properties
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Need for communications infrastructure versus environmental impacts
To install 6 x 9 metre wooden telegraph poles with associated overhead wires.
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Installation of three 9-metre wooden telegraph poles with associated overhead wires.
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Installation of four 9-metre wooden telegraph poles with associated overhead wires.
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