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Application No.: 25/90399/B Applicant: Manx Telecom Proposal: Installation of 8 telegraph poles to provide fibre optic connectivity to 1-41 Bellevue Park and 1-17 Carmane Close Site Address: Bellevue Park Peel IM5 1UF Photo Taken: 05.08.2025 Site Visit: 05.08.2025 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 04.09.2025
Conditions and Notes for Approval: 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. _______________________________________________________________
It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection:
It is recommended that the following persons should be given the right of appeal because they live either within 20.0m of the site boundary; or, would be connected to the site via the proposed cabling:
This application was previously published in the Planning Committee agenda for the meeting on 15th September 2025 and was deferred. The report is unchanged.
THIS APPLICATION HAS BEEN REFERRED TO THE PLANNING COMMITTEE GIVEN THE LEVEL OF OBJECTION AND LA OBJECTION AND THE APPLICATION IS RECOMMENDED FOR APPROVAL
1.0 THE SITE - 1.1 The application site as identified in red is concerned to the pavements of 1-41 Bellevue Park and 1-17 Carmane Close, Bellevue Park, Peel. The site sits within a wider residential estate and is accessed from the A4 Peveril Road, to the north which links Peel with Kirk Michael. Bellevue Park properties to the East of the highway sit at a higher level than those opposite to the West given the sloping nature of the site and is a through road and not a cul-de-sac. Is a horseshoe shaped loop road which splits into two arms to the south of its access on to the A4. The western arm serves dwellings comprising Nos. 24-41, which are a mix of single and 1 ½ storey detached dwellings on a gently sloping road running downhill to the south, and ending in a cul-de-sac in the vicinity of Nos. 29-32. - 1.2 The eastern arm serves dwellings comprising Nos. 1-23, which again are a mix of single and
1.3 All of these properties essentially front onto the highway and are generally set back from the edge of the pavement with the front apron to the properties being used for car parking and landscaped front gardens laid to lawn with some soft and hard landscaping. The properties have dwarf brick work walls with a cap stone atop and behind are hedges/ planting behind fronting to the pavement. - 1.4 Sited between Nos. 12 and 13 Ballevue Park is a separate cul-de-sac containing the 2-storey, terraced dwellings at Nos 1-17 Carmane Close. Access to Carmane Close is derived directly from Ballevue Park. These properties have open frontages onto the highway and are served by a grassed amenity area on the north side of the access onto Ballevue Park. - 1.5 The pavements here vary in width and connect all the properties in the wider estate and finished with tarmacadam with dropped kerbs to each residential property. Within the rear of the pavements are sporadic metal columns for street lighting located on the west of the highway.
2.0 THE PROPOSAL - 2.1 Planning permission is being sought for the installation of EIGHT x 9m tall wooden telegraph poles with associated overhead network cables for the provision of fibre broadband internet. Off each of these poles would be a series of network cables that would radiate out to the respective properties. The timber poles would measure a diameter ranging from 250mm-300mm and would project between 7m-7.5m above the ground level with 1.5-2m below ground. The posts would be installed using an auger to bore holes to a width of 400mm-600mm. - 2.2 The poles would be located within the public footpath adjacent to the boundary and on the divide between the following properties:
2.3 The applicant 'Manx Telecom' notes: "Installation of the telegraph pole will allow the premises to become "Passed" and allow property owners to place orders with their chosen service provider. Overhead wires that are required to span between poles are referred to as network cables and these will be installed at the same time as the telegraph poles. Once a property owner has placed an order with their chosen service provider, a Drop cable will then be installed between the serving pole and the property, in agreement with the property owner. This would now become a property "Connected". - 2.4 Premises eligible to be connected (57 properties) to the new telegraph pole are properties referenced; 1-4, 6-17, and 17a-41 Bellevue Park; and, 1-17 Carmane Close. All dwellings are numbered consecutively. - 2.5 The proposal aims to deliver a replacement for the existing copper cable with a more modern fibre optic cable as part of the expansion of the Islands fibre network and as part of the "copper switch off programme" for the transition to the delivery of broadband and telephone systems to those affected properties.
3.1 The application site has not been subject to any relevant planning history that is considered pertinent in this instance. - 3.2 Of note are similar applications that have been approved referenced;
3.3 The following applications have all been refused by the planning committee because; "The proposed installation of wooden telegraph poles and their associated cabling amongst the street scene of bungalows due to the height, size and scale of the proposals would have a negative visual impact that adversely affects the character of the street scene and would be contrary to General Policy 2 (b & c) of the Strategic Plan".
3.4 There are seven other planning applications for similar telecoms development in Peel (6) and Glen Vine (1) which are pending consideration. These are:
4.1 The application site is mainly within an area recognised as being an area of "Predominantly Residential" under the Draft Area Plan for the North and West (2022), Map No.6 Peel. - 4.2 Within the written statement accompanying the area plan, broader "Telecommunications" are broadly supported though the Area Plan Objectives are para 7.4 (page 59) where it says "iv. To provide and support the best quality telecommunications networks and to support the economy by doing so"… and further supported through paragraphs 7.13 and encapsulated as a policy guidance depicted below (from page 70);
Telecommunications Proposal 1 New developments should:
4.3 The site is not within a designated Conservation Area or within an area identified as being at floor risk from tidal or surface water flooding. There are no registered trees / tree areas identified on / adjacent to the application site. - 4.4 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy
General Policy
Environment Policy 22 (iii) Safeguarding the environment and/or the amenities of surrounding properties
Infrastructure Policy
4.5 Permitted Development Order 2025, Schedule 1, Part 1 Statutory Undertakings; Class 10 Electric Supply (a) electric line - which includes the supporting poles. Class 12 - Street furniture (a-j) Varying items that are considered street furniture. - 4.6 Town and Country Planning (Telecommunications) Development Order 2019 (in part).
4.7 The Climate Change Plan 2022-2027 has an overarching series of strategies and policies that are considered materially relevant to the assessment of this application which promotes a more sustainable approach to living and working, one of which is remote / home working and learning. - 4.8 National Telecoms Infrastructure committee report, September 2017 which concluded; "If the Island is to stay ahead of the curve and become a world leader in telecoms we will need appropriate sustained investment, an efficient shared infrastructure and the innovation and confidence to challenge barriers to deploying new technology. The importance of increasing the speed of broadband as a priority across the Island is clear". - 4.9 National Telecommunications Strategy, October 2018 which concluded; "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. It defines strategic outcomes to make it happen, in regulation and legislation, a national broadband plan, subsea cables and planning and wayleaves. The Government has made it clear that enhanced telecoms infrastructure is a top priority. "The Isle of Man Government is determined to support the development of telecoms infrastructure which meets the needs of both businesses and the public now and into the future". - 4.10 The National Broadband Plan, outlined in the Isle of Man's National Telecoms Strategy, sets out to deliver Island wide ultrafast fibre broadband to more than 99% of the Island's premises with
5.0 REPRESENTATIONS (This report only contains summaries - full reps can be read online) STATUTORY CONSULTEES
5.1 Peel Town Commissioners commented (29/05/25) - Objection - comments as follows:
The Commissioners would like to oppose planning applications 25/90395/B, 25/90396/B, 25/90397/B, 25/90398/B, 25/90399/B, 25/90400/B and 25/90402/B Installation of telegraph poles to provide fibre optic connectivity at Rheast Bridson, Links Close, Creggans Avenue, Corrins Way, Bellevue Park, and Ballaquane Park respectively. The reason the Commissioners oppose these applications is as follows:
The erection of telegraph poles with overhead wiring will created a clutter the street scene and will be unsightly for a modern residential urban environment.
The Strategic Plan Infrastructure Policy 3 states:
"A balance must be struck between the need for new, evolving communication systems to satisfy residential and business demand and the impact the necessary infrastructure will have upon the environment."
The Peel Local Plan emphasises the need for a quality residential environment through policy 5.15 stating:
"Comprehensive landscaping proposals will be required as part of future submissions."
In terms of the highway infrastructure and environment guidance was provided in Manx Roads: A guide to the design of residential roads, footways, parking and services. This document introduced
the need for services to be placed underground either in footways or under designation service verges/strips. This longstanding document was superseded in 2021 by the Manual for Manx Roads (GN-00-019 Rev2). This document again emphasises the need to build a quality environment and reduce clutter as per sections 5.5.1 and 5,5.3 respectively:
Section 5.5.3 goes on to state: "Manual for Streets covers a range of techniques to help reduce the clutter of unnecessary street furniture on the highway."
These techniques for public utility services including street furniture are laid out in Statutory Undertaker Service Section (Section 11.1.35 to 11.1.36)
Section 11.1.36 states: "The approved relative locations of the various services beneath a footway and service verge, as agreed by the Manx Joint Utilities Group are shown in our standard construction details."
All these planning policies and guidance documents encourage the reduction is street furniture and improve the residential street environment through placing statutory undertaker's communication services underground. These planning applications seek to ignore these planning policies and guidance.
Thank you for considering the Commissioners' views.
5.2 DoI: Highways Services do not object (29/04/25) but comment; "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as at least 1.2m footway width is maintained around the poles." NEIGHBOUR REPRESENTATIONS (in brief) - 5.3 Twenty-one representations raising OBJECTION, have been received from a number of properties against the proposals. In some cases moore tha one representation has been submitted from the same property. These are outlined below:
Ballevue Park, Peel: 2, 11, 12, 20, 21, 27, 28, 29, 31, 32, 33, 34, 37, 38 and 41; Carmane Close: 17, Cair View, 36 Mountain View, Peel.
The MHK for Glenfaba and Peel has also written raising objections to the proposals. Between them the objectors raise the following material planning considerations that have been thematically categorised: General Development impacts:
(3) No part of the development may be within 20 metres of a primary window unless it would be behind the elevation that contains the window".
6.0 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 planning principle of development from a land use perspective would comply with Sp2 as Peel is a Service Centre in the strategic plan and the site is identified on the Draft Area Plan for the North and West, Peel - Map 6, as within the settlement boundary of Peel and zoned as residential which ensures the site is broadly designated for development. Given the site is within a defined residential area the general development control principles of GP2 would also be relevant, as discussed below.
6.2 Furthermore the proposals would seek to comply with Strategic Policy 1c as the applicants are seeking to expand on existing telecoms infrastructure (located below ground) to facilitate service delivery within in the immediate vicinity. - 6.3 It must be noted that whilst there is PDO specific for telecoms equipment under the 2019 Order, this proposal would not comply with those Schedules 1 & 2 as noted in para 4.13 as the pavement width is compromised in places and the proposals would be within 20m of a primary window in places.
6.4 As such the broad principle of development would be supported through compliance with Sp1 and Stp1c. NECESSITY - 6.5 This application essentially responds to the Governments strategic direction to expand on the existing fibre broadband coverage and as noted in the Island plan and its update in 2024, which also has a direct ambition to grow the number of economically active new residents. As such it is inevitable that the network operators will have to invest in their networks and implement new infrastructure to cope with an increased level of demand and tied in with the decommissioning of the outdated copper infrastructure. - 6.6 Furthermore, the strategy to expand and improve on the Islands broadband network is echoed in the strategic level objective as noted in the National Telecoms Strategy which commits Government through the National Broadband Plan (NBP) to deliver ultrafast fibre broadband past more than 99% of the Island's premises. It should be noted the National Telecom Strategy, (to which the NBP is part off) was unanimously approved by Tynwald in October 2018. The strategy provided the direction of travel for regulation, legislation, undersea cables and planning for the Island's national telecoms infrastructure. - 6.7 It is understood that the Isle of Man Government has recognised that delivery of fibre broadband to some areas would be commercially unviable and that initial funding (£12.5m through DfE) support should be made available to ensure that properties in "nine intervention zones" (Peel being identified as one of the intervention zones as a top priority area and referenced as 'Zone 1' which will have access to the faster fibre broadband. - 6.8 It is noted from CURA's own website (CURA being telecoms regulatory body with responsibility for licencing and regulation of telecommunications through the Communications Act
2021) on the NBP; "Given the diversity of the Isle of Man's landscape and the remote nature of some of the properties, the Isle of Man Government has recognised that delivery of fibre broadband to some areas would be commercially unviable and that funding should be made available to ensure that properties in nine intervention zones will have access to the Fibre. With Manx Telecom chosen as the preferred supplier, the National Broadband Plan commenced on 1st July 2020 and it is expected that 99% of households will be installed with Fibre broadband by 2024".
6.9 The applicant in their supporting statement highlight the pressing need; "As the Island's fibre network continues to expand, Manx Telecom has announced plans to retire the legacy copper network. This Copper Switch-Off programme will see the decommissioning of the outdated copper infrastructure that has served as the backbone of telecommunication services on the Isle of Man for decades. The copper network, which supports traditional landline phones and older broadband services, has become increasingly expensive to maintain and repair and cannot meet the demands of modern digital services". - 6.10 "Manx Telecom has set a deadline of 2029 for the complete switch-off of the copper network, after which all services will be delivered through the fibre network. This timeline allows for a managed transition, ensuring all properties across the Island are connected to the fibre network before the copper services are withdrawn. The Copper Switch-Off programme represents the final phase in the Island's digital transformation, creating a more reliable, future-proof telecommunications infrastructure that will support economic growth and improve quality of life for residents". - 6.11 Noting the above commentary from the applicants, the defined residential catchment of Peel and the residential use of the site is an important consideration and in favour of the proposal is Infrastructure Policy 3 and its supporting text which broadly advises that the maintenance and improvement of the Island's telecommunications systems will likely require the provision of new infrastructure and a balance has to be struck between the need for new, and evolving
6.19 The opening sentence of IP3 is helpful when balancing the above need and any visual impact. On visiting the site, its openness, the heights of the two-storey detached units at 23 and 24 Bellevue Park; the single and 1 ½ storey dwellings, elsewhere in Bellevue Park; and, the two-storey terraced dwellings in Carmane Close; their set back nature from the road, plus the existing levels of infrastructure in the streetscene, were noted. There exists sporadic placement of street lighting columns (approx. 4-5m, with a lantern atop) at the rear of the pavements. The proposed telegraph poles will be partially visible on this streetscene as individual telegraph poles and their cabling above, where at present there are no telegraph poles, but they will not be read collectively given their separation distances and the strategic placement and layout of the estate. - 6.20 When standing on the site, the level of visual intrusion into the streetscene can be subjective and it is accepted at present there are no telegraph poles in the streetscene. However, the introduction of the poles and cabling would be different and their use would be utilitarian as too would their appearance and certainly different from the existing method of delivery. It is accepted that this approach can be seen as a retrograde approach and not without its criticisms as noted from the level of objection from affected residents. - 6.21 Equally the proposals would be read against the residential context of the streetscene where the pole height would broadly be either be similar in height with ridges of the surrounding twostorey, detached and terraced dwellings; and, similar in height to the ridges of the surrounding bungalows, where in the latter instance the cabling between the poles and the properties which would be above eaves level. However noting the level of objection to the proposals and considering this level of "different" service delivery, in terms of overall visual impact, it would not be so great to be considered an incongruous feature on the wider streetscape. - 6.22 Whilst this proposal would be introducing additional "street furniture" in addition to the exiting street lighting into the streetscape of bungalows where at present there is no wooden telegraph poles, they would equally be visible from within those respective properties facing onto the poles. However, this visual aspect could be more aligned with an individual's view and outlook. Whilst there will be views of the proposals from within the dwelling houses, this would be a view and the loss of a view or interruption of a view is not a material planning consideration. - 6.23 Furthermore it must be acknowledged that the level of development that can be undertaken within Statutory Undertakings as part of the Permitted Development Order 2025, would equally add to the character of a streetscene through the installation of either street furniture or electrical infrastructure (plant, equipment, apparatus, poles, cabling, cabinets etc.) but not necessarily to its detriment and would not require a formal planning application. - 6.24 In terms of similar applications we can cross-reference to former planning applications on the Island (noted in planning history above) which proposed the same method of installation of fibre broadband via wooden telegraph poles and has now been approved and implemented in Ballamillagyhn Estate. - 6.25 When visiting Ballamillagyhn, the telegraph poles have been installed and the suspended cabling evident that is now connecting approx. the majority of the estate when counting the cablings serving a number of properties which indicates many residents have now opted to upgrade to the Ultra-Fast Broadband network. In terms of visual impact here it is noted that they don't visually detract from the character of the streetscene and do not result in any visual harm or into the site and surrounding area. - 6.26 On balance, the overall siting of the poles and their inherent cabling and the level of visual impact would not be considered to adversely affect the character of this part of the residential estate and would be read in accordance with GP2,c. IMPACT UPON RESIDENTIAL AMENITY
6.27 As part of the application the applicant notes; "In parallel to submitting the application, we will write to and inform the following parties:
Bellevue Park; and, Carmane Close residents - Information letter outlining the planning application been submitted.
Peel Town Commissioners - Letter informing of application".
However, taking on board the comments noted above, essentially regarding the unsightly appearance of the broadband infrastructure and its archaic approach to service delivery, the proposal by its nature being a wooden pole outside off the residential curtilages ensures that the residential amenities would not be materially affected through any loss of light, overbearing impact or loss of privacy as a result of the installation.
6.28 In so far as the comments received and as noted, seeking the cables be installed below ground, it is noted in the applicants' statement on underground duct/trenching that; " Bellevue Park; and, Carmane Close do not have sufficient existing underground ducting to use and therefore to make fibre available to the estate, the installation of four telegraph poles is required". Quote taken from their supporting statement - 6.29 In terms of alternative options that have been considered the applicants have noted the following:
6.30 With this in mind, it can be assumed that there are times when it may not be possible to run a cable / ducting underground due to the congestion of underground utility services (sewers, gas, water and electricity). The chosen method of installing telegraph poles would enable rapid infrastructure deployment of a new broadband network to this small part of the wider estate without costly and disruptive roadworks than installing underground cables crossing the highways/ footpaths. (To which it has been noted the DOI seek full width restoration of the footpaths.) - 6.31 The objections received from residents are noted. The proposed connectivity arising from the proposal to serve this part of the residential estate with the opportunity for faster broadband would have a uniform appearance throughout. Of those fifty-seven properties to be connected, there are twenty-one written objections, with one from the MHK for Peel who is not a local resident but is writing in on behalf of her constituents. It is clear the residents are against the proposals to use above ground fibre broadband via poles and cables. However, given the planning policies and legislative documentation as noted above, to refuse the application based on residents requests when the principle, need and visual impact is considered to be acceptable could have a deleterious impact on the ability to provide improved broadband service and being denied critical infrastructure which is contrary to policy. Furthermore, future occupants of the properties could equally be disadvantaged. - 6.32 However if approved, this is at the applicants commercial discretion whether to implement or not and would be subject to the demand for faster broadband in the area, i.e. if there is no demand or uptake for the newer broadband, the applicants could take the commercial decision not to install the poles but reserve the option to install as an when customers require connecting within the life of any approval.
6.33 As such this aspect would not adversely affect the amenity standards of neighbouring properties and would accord with GP2g. IMPACT UPON HIGHWAY SERVICES - 6.34 In terms of the proposals it will in places limit the width of the pavement but only for a minor amount for the width of the pole (approx. 250-300mm) it is noted Highways services do not oppose the proposals for marginally narrowing the pavement. In most instances of siting the telegraph poles, there would remain a min. clearance of 1200mm wide on the pavement for pedestrian use (as noted in 5.1.4 of Manual for Manx Roads) and where the speed limit is lower than 30mph and this would be over a very short distance. As such this aspect would be acceptable and conform to GP2i. PUBLIC HEALTH - 6.35 This proposal is not seeking to install any radio frequency or electromagnetic field communication or non-ionising devices, as such no consideration has been given to the ICNIRP guidelines. In this instance the proposal poses no risks of harm, injury and nuisance to the public in the community in line with GP2m. 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. TREES AND HEDGES - 6.36 In terms of whether the proposals will have an impact upon any trees or hedges, given the strategic positioning and the method of installation via an auger with limited excavation needed, it is not considered there to be any adverse impact upon any trees, hedges or their roots system within the locality of any of the telegraph poles placement and the proposals would comply with Stp4(b). OTHER - 6.37 None.
7.1 For the above reasons, it is concluded that the benefits of providing the required improvements in broadband / fibre connectivity to increase network coverage are considered to outweigh the very limited visual harm and the level of objection resulting from the proposed development. Greater material weight is attributed to the context of the Government's ambition in the Island Plan to improve public infrastructure in line with the National Telecommunications Strategy and its National Broadband Plan.
7.2 On this basis, it is considered that the proposal would not create any visual harm or deleterious intrusion into the streetscene and would conform to those parts of Strategic Policy 1,4b, Spatial Policy 1, General Policy 2(b,c,g,i,m) Environment Policy 22 and Infrastructure Policy 3. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Refused Committee Meeting Date 13.10.2025
Signed: Mr Jason Singleton Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES See below
Application No. : 25/90399/B Applicant : Manx Telecom Proposal : Installation of 8 telegraph poles to provide fibre optic connectivity to 1-41 Bellevue Park and 1-17 Carmane Close Site Address : Bellevue Park Peel IM5 1UF
Reporting Officer As above (correct manually if not the case officer)
The Committee determined to decline the Officers recommendation and the application was refused.
Reason for refusal as agreed by the members ;
"The proposed installation of wooden telegraph poles and their associated cabling amongst the streetscene due to the height, size and scale of the proposals would have a negative visual impact that adversely affects the character of the streetscene and would be contrary to General Policy 2 (b & c) of the Strategic Plan".
R 1. The proposed installation of wooden telegraph poles and their associated cabling amongst the streetscene due to the height, size and scale of the proposals would have a negative visual impact that adversely affects the character of the streetscene and would be contrary to General Policy 2 (b & c) of the Strategic Plan".
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