Officer Report and Recommendation

Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Escription Of Application Site

1. The site is a former radio mast at West Kimmeragh Farm Bride. The site comprises of two 14 metre high timber posts and a smooth cement rendered building. The site is not zoned for development in the Isle of Man Planning Scheme (Development Plan) Order 1982. The surrounding area is agricultural.

Proposal

1. The application is seeking planning approval for the erection of a replacement mast and telecommunication equipment/antenna.

1. The mast will be a 6m high lattice support mast. The overall height of the mast including the antennas at the top of the mast, will be 8.1m. The mast will accommodate the following:

• 2 x 1000mm diameter microwave dishes
• 1 x 300mm diameter microwave dishes
• 1 x antenna.

1. The existing 14m high timber posters will be removed on the completion of the replacement installation.

Development Plan Policies

1. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: GP2 and Infrastructure Policy 3

Infrastructure Policy 3 states that "A balance must be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon the environment. Measures which may help to achieve a satisfactory balance will include a presumption against visually intrusive masts in sensitive landscapes, the encouragement of mast sharing by different operators, and the removal of redundant infrastructure. Exceptions to this policy would need to demonstrate a strategic national need, which cannot be otherwise secured by mast sharing or alternative locations."

Application No.:	13/91488/B
Applicant:	Sure (Isle Of Man) Limited
Proposal:	Erection of replacement mast and telecommunications equipment / antenna
Site Address:	Former Radio Mast
West Kimmeragh Farm
Bride
Isle Of Man
IM99 1PS

Relevant Planning History

1. There are previous applications on the site, which are considered relevant in the determination of this application. These are:

08/00637/B - Erection of antenna - granted 86/00717/B - Erection of radio antenna with supporting tower and transmitter building granted

84/00565/A - Approval in principle to erection of radio aerial tower and transmitter building.

Representations

1. Bride Parish Commissioners have not commented on the application.

Issues

1. The key issue in the determination of this application is the whether the proposal will impact on the visual amenities of the locality and the need of the proposed development.
2. In respect of the need of the development, the site is currently an existing Sure Mobile site. The applicants are proposing to upgrade the existing site. The applicant's have stated within the application that "The West Kimmeragh site provides the only viable coverage into Andreas Village, to meet IOM government 4G licence requirements, this site must be made 4G capable."
3. The applicants have further elaborated on this statement by stating that the Isle of Man Communication Commission has indicated that 4G networks must provide coverage to at least of the island's population within two years of service launch. The applicants have supplied a copy of their licence to support this statement. It should be noted the licence was issued on the 17th October 2013.
4. The applicants have indicated "There are many rural areas where it will be difficult to provide coverage. The coverage allows for this, if however we deliberately missed out a village the size of Andreas, 1,480 est. population, this would account for almost of the islands population, and make it very difficult if not impossible to meet our obligations under the licence."
5. Clearly, there is a commitment by Government, through the licence, that 4 G coverage should reach a certain percentage of the Island's population. It is considered there is a national need for the proposed development.
6. Furthermore, the applicants have indicated that the existing masts are not suitable for the mounting of tri band antenna and additional Line of Sight (LOS) dishes. The addition LOS dishes are necessary to support the back haul capacity needed to support new technologies. This demonstrates that there is a technological reason for a replacement mast.
7. In terms of visual impact, the applicant is proposing to re-use an existing telecommunication site. The existing structures are clearly visible from various locations along the A17 and the A10. The proposal is to replace the existing timber posts with a single lattice mast. The proposed development will be skyline development; however, it should be noted the existing structures are already skyline development. The existing timber posts are 14 m in height. The overall height of the replacement structure will be 8.1 m . This is a 5.9 m reduction from the existing structures. It is considered the proposed reduction in height from the existing structures to the lattice mast will reduce the overall impact of the site on the visual amenities of the locality. Furthermore, an unpainted finish will probably blended in more with the skyline.

1. In terms of the health issues, the Isle of Man has no specific guidelines in how to deal with such concerns. However, the UK Government had previously produced such advice in Planning Policy Guidance Note 8 - Telecommunications (PPG8). PPG8 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.
2. However, this has now been replaced by the National Planning Policy Framework, which advises UK Local Planning Authorities that they should not seek to prevent competition between different operators, question the need for the telecommunications system, or determine health safeguards if the proposal meets International Commission guidelines for public exposure.
3. It should be noted that the nearest residential property is located approximately 230 m away to the north of the application site. The application is accompanied by a certificate of compliance with the World Health Organisation ICNIRP guidelines for public exposure.
4. The Health and Safety Inspectorate is responsible for the monitoring of telecommunications installations to ensure compliance with the ICNIRP Guidelines.

Conclusion

1. It is recommended that Planning Approval be granted subject to conditions.

Party Status

1. The local authority (Bride Parish Commissioners) are, by virtue of the Town and Country Planning (Development Procedure) (No.2) Order 2013, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 29.01.2014

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the erection of a mast and telecommunication/antennas as shown in drawing numbers 1, 2 and 3 date stamped 17th December 2013, Planning Application Supporting Statement prepared by Cable and Wireless dated 16th December 2013, Antenna details from Kathrein date stamped 17th December 2013.

C 3. In the event of the mast erected under this approval becomes redundant it must be taken down along with all ancillary infrastructure and be removed from the site within 3 months of the cessation of use and the land restored back to form part of the grassed area. .

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager