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Application No.: 23/01184/B Applicant: Sure (Isle Of Man) Ltd Proposal: Redevelopment of an existing Sure Mobile site that will consist of removing the current steelwork from the 8-meter floodlight monopole and installing a new 8-meter slimline lattice within the Sure compound, the proposed new structure will support multiple mobile panel antennas/dishes/radio kit with associated ground equipment cabinets, this will all be contained within the current boundary fence on the site. Site Address: Sure Mobile Site (Cable And Wireless) King Edward Bay Golf And Country Club Groudle Road Onchan Isle Of Man IM3 2JR Senior Planning Officer: Mr Jason Singleton Recommended Decision: Permitted Date of Recommendation: 15.01.2024
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.
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).
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.
Reason: to prevent the retention on site of temporary works which would be detrimental to the visual amenity of the area.
Reason: to ensure the development is carried out in accordance with the approved plans in the interests of the visual amenity of the area.
The proposed application is not considered to harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of Environmental Policy 22; General Policy 2 (b,c,g); and Infrastructure Policy 3 is recommended for approval.
This decision relates to drawings received on 19 October 2023, referenced; IoM_25/010 - location plan
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The application site is a small parcel of land that sits within the wider curtilage of King Edward Bay Golf Club, Groudle Road, Onchan. The area of land sits to the front of Club house and is currently occupied with a telecommunications mast and associated equipment within a fenced off area/compound. - 1.2 At present there are two mono-poles on site fronting the club house to which are affixed telecommunications equipment and pairs of flood lights illuminating the car parking area below. THE PROPOSAL
2.1 Planning permission is being sought for the redevelopment of an existing Sure Mobile site that will consist of installing a new 8 meter slim-line lattice tower to which would be mounted: 2x panel antennas; 1x dishes; 4x remote radio heads with associated ground equipment cabinets and two equipment cabinets (0.7x0.7x1.8m) on a concrete base. The proposed works would be within the existing fenced off compound area that currently measures 5.9m x 3.9m. - 2.2 The existing communications equipment would be removed from the two existing monopoles but the poles would remain in place to support the existing flood lighting of the car park areas below. - 2.3 It is to be noted during the decommissioning of the existing and the erection and commissioning of the new mast and equipment, a temporary mast mounted to a wheeled trailer will be installed to the north of the site (approx. 10m) and fenced off with Heras fencing, all of which will be removed on completion of the new tower. - 2.4 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" - 2.5 The application has been submitted by one of the Island's licensed operators (Sure Mobile) and is accompanied by a certificate of compliance with the World Health Organisation's ICNIRP guidelines for public exposure. (ICNIRP - "International Commission on Non-Ionising Radiation") - 2.6 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". PLANNING HISTORY
3.1 06/02165/B - Replacement of existing lighting column with a 7.6m high monopole mast with associated cabinet compound. Approved.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy (in part)
Spatial Policy 5 New development will be located within defined settlement.
General Policy
Environment Policy 22 (iii) Safeguarding the environment and/or the amenities of surrounding properties
Infrastructure Policy
The text preceding Infrastructure Policy 3 is an important consideration where it states in paragraph 11.9.2; "The maintenance and improvement of these systems is likely to require the provision of new infrastructure; infrastructure required by private telecommunications operators is likely to be more extensive. It is important that a balance 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. New communications development should be in accordance with the provisions of this plan".
4.3 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.
REPRESENTATIONS
5.1 Onchan Parish Commissioners - no objection 15.11.23
5.2 Highways Services do not object 27.10.23 ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are as follows:
6.1 The site sits within a defined settlement boundary, on a more rural aspect / golf course on the edge of the village ensuring the proposal meets Strategic Policy 5.
6.2 General policy 2 ensures any visual impact is considered and equally, Infrastructure Policy 3 and its supporting text advises that the maintenance and improvement of the Island's telecommunications systems will necessitate a balance to be struck between the need for new and evolving communications systems, particularly to satisfy the needs of residential and business demand, and the impact of such required development upon the environment. - 6.3 The application is submitted by Sure Mobile due to the lack of available 3G/4G coverage in the wider area of Onchan, with customers presently having difficulty in accessing the mobile network. The submission indicates that the proposed installation will have the capabilities to address both indoor and outdoor coverage demands within the surrounding area, whilst significantly increasing the level of coverage within the Onchan area as demonstrated as part of the submission. The proposals also reflect the modernisation of communications equipment. - 6.4 The development therefore further receives support from the Climate Change Plan 2022-2027 through improved network infrastructure that would allow for increased levels of home/remote working within the wider Onchan area. - 6.5 The applicant has provided information on other sites which were considered in order to deliver the necessary infrastructure to increase network coverage, however it has been demonstrated that the selected site would provide the greatest coverage to the intended area of population with minimal topographic effect on signal propagation. Moreover, the existing mono-pole, whilst being considered, was noted as not being able to cater for the quantity of equipment to support multiple communications equipment. - 6.6 Given the above, and the utilisation of an existing site area, the proposals are considered to gain support in principle, subject to compliance with other relevant policies of the Development Plan, particularly in relation to design, visual and residential amenity impact, as discussed further below. DESIGN AND VISUAL IMPACT - 6.7 The proposed design and specific siting of the proposed mast and its associated equipment will be visible on the landscape but needs careful consideration to ascertain whether this would be more detrimental than the current situation or would result in a visual improvement. The opening sentence of Infrastructure Policy 3 is helpful when balancing the need and any visual impact: "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." - 6.8 The proposals include an 8m high slim line lattice tower comprising a width of 1m, with associated equipment sited within the existing compound which is enclosed with 1.8m high post and wire fencing. The proposed mast, of galvanised steel, and also of a minimal structure through which sky behind would be partially visible, not forgetting most of the mast would be affixed with various equipment (multiple mobile panel antennas/dishes/radio kit) which would certainly be seen from nearby and also further afield. However this would be no higher or any more prominent than the existing poles and in close proximity to the club house behind. - 6.9 With that said, the lattice tower being the most visible element of the proposal would clearly have some degree of visual impact over and above the existing given the new location. However, the magnitude of the development's intrusion upon the wider landscape setting here and the backdrop of the taller club house would not be so detrimental, especially given the current situation on site and utilising the existing site compound whilst updating its infrastructure. - 6.10 With regard to the associated cabinets their visual impact would be negligible and would not be seen as in conflict with policy leading to an adverse visual impact, over and above the existing impact of the compound and the associated cabinets.
6.11 On balance, 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. - 6.12 On this basis, it is considered that the proposal would not create any visual harm or intrusion into the site and surrounding area and would conform to those parts of Strategic Policy 1, General Policy 2(b,c) and Infrastructure Policy 3. RESIDENTIAL AMENITY - 6.13 The site is located a substantial distance from the closest residential properties (approx. 60m to the north) and at a different level with the dwelling being much lower than this site which ensures that their residential amenities would not be materially affected as a result of the proposals. The development is therefore compliant with General Policy 2(g) and Environmental Policy 22. OTHER MATTERS - 6.14 In terms of health issues associated with a telecommunication mast, 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. - 6.15 The application is accompanied by a certificate of compliance with the World Health Organisation ICNIRP guidelines for public exposure, and the 'Health and Safety at Work Inspectorate' is responsible for the monitoring of telecommunications installations to ensure compliance with the ICNIRP Guidelines. No concerns relating to the safety of the general public are therefore raised. - 6.16 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 on the plans.
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
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 : 17.01.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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