DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01125/B Applicant: Sure (Isle Of Man) Ltd Proposal: Creation of a mobile site consisting of a 15 meter tree mast with multiple mobile panel antennas/dishes/radio kit with associated ground equipment cabinets and boundary fence Site Address: Land Off Main Drive & South Of Keyll Darree The Nobles Hospital Site Strang Douglas Isle Of Man IM4 4RJ Senior Planning Officer: Mr Jason Singleton Photo Taken: 19.12.2023 Site Visit: 19.12.2023 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 20.12.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

• C 2. Unless otherwise approved in writing by the Department, any telecommunications cabinet, mounted equipment or telecommunications structure must be removed from the land on which it is situated, within 6 months of it no longer being required for telecommunications purposes, and such land must be restored to its condition before the development took place, so far as is practicable.

Reason: To ensure that any redundant infrastructure is removed and to comply with Strategic Plan Infrastructure Policy 3.

• C 3. The development hereby approved shall not commence until further details of the antennas, dishes and remote radio heads to be installed have been submitted to and approved 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.
• C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any amendment or replacement of that order) no fencing, walling or gates shall be erected at the site other than: as shown on the approved plans; permitted by the Town and Country Planning (Permitted Development) (Temporary Use or Development) Order 2015; and/or as shown on the drawing entitled, "Temporary Mast and Temporary Work 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.

• C 5. The temporary work area / fencing as shown on the drawing entitled, "Temporary Work Area" shall be removed from the site within 2 weeks of the new mast being brought into use.

Reason: to prevent the retention on site of temporary works which would be detrimental to the visual amenity of the area.

• C 6. The proposed 1.8m high close boarded timber fence shall be painted green to match the colour of the 15m FLI Cypress tree Mast and maintained and retained in perpetuity. Reason; To minimise any visual impact within the existing wooded area.
• C 7. No development shall be commenced on site until a planting scheme has been first submitted to and approved in writing by the Department showing details of existing and proposed type of native trees and bushes to bolster the existing levels of planting to those areas of open parts of the site, and a programme of implementation. All planting shall be carried out in accordance with the approved details.

Reason: In the interests of the wooded appearance of the development and the surrounding area.

• C 8. The 15m tree mast, climbing frame and their associated antennas/dishes/ radio kit hereby approved shall be painted in a dark green colour and maintained and retained in perpetuity. REASON: In the interest of visual amenity
• C 9. The 15m Cypress tree mast hereby approved, shall be maintained to a high standard of visual appearance, including the branches. If at any point the mast or branches becomes damaged, broken or missing, works must be undertaken to repair the structure within 1 month of such damage having occurred. Should the mast become damaged or structurally unsound beyond reasonable repair, it must be replaced with an identical structure within 3 months of such damage/structural deficiency having occurred. Should the need for the structure no longer remain in accordance with its approved purpose, it shall be dismantled and removed from the site immediately.

Reason: In the interests of visual amenity and to safeguard the character and appearance of the wider locality.

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 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.

Plans/Drawings/Information; This decision relates to drawings and supporting information received on 18 October 2023, referenced; Location Plan (IOM_49/010 Issue A) Site Layout (IOM_49/012 Issue D) Existing Elevations (IOM_49/011 Issue A) Proposed Elevations (IOM_49/013 Issue D; IOM_49/014 Issue D) Temporary Work Area (IOM_49/016 Issue B) ICNIRP Declaration Planning Support Statement

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THIS APPLICATION IS BEING REFERRED TO THE PLANNING COMMITTEE DUE AT THE REQUEST OF THE DIRECTOR

THE SITE

1.1 The application site is at the far southern edge of the hospital site where it boarders Vagabonds car park. The site is characterised as densely planted area with some mature trees surrounding the site and adjacent to the 'Millennium wood' public walks area. The immediate footprint of the site is within a clearing between existing planted areas and adjacent to two stone walls. The site is currently used for the informal depositing of grass cuttings as noted from the site visit. THE PROPOSAL - 2.1 Planning permission is being sought for the creation of a new Sure Mobile mast site that will consist of a compound area fenced with 1.8m high close boarded timber fencing of a footprint measuring 7.0m x 4.7m with a single point of access for a pedestrian gateway.

2.2 Within the compound would see the installation of 15m high green mast in the appearance of green Cypress Tree that would measure 16m to the top of the foliage, to which would be mounted; 3x panel antennas at a higher level; then below this 1x dish; below this are then 6x remote radio heads, with two associated ground equipment cabinets (0.7x0.75x1.8m). - 2.3 It is to be noted during the building works, two separate areas would be fenced off with Herras fencing, one around the site to protect the existing trees and their root area, and the other to the north west of the site as a compound area away from the trees. - 2.4 At present the specification of the 'antennas' 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 proposals will; "improve the mobile coverage in the Hospital and also the Hospice, as we are the official mobile telecoms provider for the Isle of Man

Government, by relocating the site to the proposed area, it would enable us to provide greater coverage to the Nobles estate as the proposed structure would be in better geographical position for coverage in the area, the proposed relocation would also benefit other Sure customers in the surrounding housing estates".

PLANNING HISTORY

3.1 12/01458/B - Erection of three mobile phone communications antenna (on previously approved floodlighting masts) and associated electrical equipment cabinet. Vagabonds RUFC Playing Fields, Ballafletcher Road. Strang. Approved.

• C.1 The development hereby permitted shall commence before the expiration of four years from the date of this notice.
• C.2 This permission relates to the installation of two mobile phone communication antennae and microwave dish and the creation of an equipment enclosure as shown in drawing numbers

• 1, 2, 3 and photographs date stamped 25th October 2012 and drawing number 4 dated 2nd January 2013, and Planning Application Supporting Statement prepared by Cable and Wireless dated 22nd October2012, Declaration of Conformity with ICNIRP Public Exposure Guidelines dated 2nd December 2011 and Kathrein antenna details date stamped 25th October 2012.

• C.3 In the event of the antennae, microwave dish and equipment enclosure erected under this approval becoming redundant they must be taken down along with all ancillary infrastructure and be removed from the site within 3 months of the cessation of the use and, in respect of the enclosure, the land restored back to form part of the existing sod hedge.

3.2 14/01143/TEL - Installation of a replacement 12.5m high telecommunications monopole accommodating six antennas within a glass reinforced plastic shroud Manx Telecom Base Station, Nobles Hospital, Strang. - 3.3 05/02108/B - Installation of a 10m monopole internally accommodating 6 antennas, ground based equipment cabin and ancillary development. (Replaced by the 14/01143/TEL) - 3.4 18/00667/TEL - Installation of telecommunications equipment including a free standing 12m lattice mast and two antenna mounted on telegraph poles. Nobles Hospital, Strang, Douglas. This proposals saw the installation of three different mast installations.

PLANNING POLICY

4.1 The application site is identified on the Area Plan for the East as; "Buildings or Land for Civic. Cultural, or Other use" - with a further designation for "Buildings/Land for Hospital Purposes". The siting also sits immediately adjacent to "Open Space" areas that are further identified as 'Public Open Space' and 'Sports Pitch(s)' on Map 8 Union Mills / Strang.

4.2 Within the accompanying Written Statement, 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:

• a) Make provision for fibre optic cables directly to each dwelling or commercial premises.
• b) Within Comprehensive Treatment Areas (see Chapter 13), be phased so as to ensure that telecommunications structures are installed efficiently and will avoid ongoing disruption to site foundations.
• c) Design facilities so as to be able to host equipment from more than one operator, and that such sharing be encouraged.

• d) Demonstrate that the proposal has taken into account radio networks in particular those used by the emergency services (TETRA).

4.3 The site is not within a Conservation Area or an area at risk of flooding and there are no identified registered trees or registered tree groups. - 4.4 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 4b Protection of the landscape and biodiversity 5 Design and visual impact

Spatial Policy

• 5 New development will be located within defined settlement. Development in the countryside will only be permitted in accordance with General Policy 3

General Policy 2b,c,g General Development Considerations Environment Policy 22 Safeguarding the environment and/or the amenities of surrounding properties Infrastructure Policy 3 Need for communications infrastructure versus environmental impacts

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 Braddan Parish Commissioners - no objection 30.10.23

5.2 Highways Services - no objection 27.10.23 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (GP3, IP3)
• - Design and visual impact (GP2 b, c, EP1)
• - Impact upon residential amenity (GP2 g and EP22)
• - Other matters

PRINCIPLE

6.1 The application site falls outside of a defined settlement boundary but does site within and area designated for development, albeit "Hospital" and it is noted in the applicant's statement part of the rational for a replacement mast / siting is to improve the mobile coverage in and around the Hospital.

6.2 When reviewing the planning history, there have been a number of planning application for the installation of various masts and antennas, predominately located to the north of the main hospital buildings. When visiting the site it was noted the existing masts are predominately located to the north of the hospital site with only the existing three antennas on the flood lightings (PA12/01458/B) being located to the southern side of the hospital.

6.3 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. This is somewhat echoed in TAPE written statement as noted above. - 6.4 The application is submitted by Sure Mobile due to the poor level of available 3G/4G coverage at the immediate site and in the wider area and indicates that the proposed installation will have the capabilities to address both indoor and outdoor coverage demands within the surrounding hospital area, whilst significantly increasing the level of coverage within the wider area around the hospital as demonstrated as part of the submission in their coverage map. - 6.5 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 residential area. - 6.6 The applicant has provided information on other sites/ structurers but has ruled those out due to the lightweight framework of the existing three masts that were approved as part of PA12/01458/B. Equally the type of mast and its siting has been specifically selected to reduce visual impact whilst providing a centralised mast for all its antennas to deliver the necessary infrastructure to increase network coverage. - 6.7 In terms of mast sharing and the aforementioned 12.5m mast in the history section of this report, this would be location 400m away as the crow flies to the south of the Main hospital; building and would not be read in the same context as this mast. Given the lack of any dedicated telecoms mast in the immediate vicinity or to the south of the main hospital building mast sharing would not be possible in this location. - 6.8 The applicant has also noted that; "as we are the official mobile telecoms provider for the Isle of Man Government, by relocating the site to the proposed area, it would enable us to provide greater coverage to the Nobles estate as the proposed structure would be in better geographical position for coverage in the area". - 6.9 Given the above, 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. As such, the proposals are considered to gain support in principle, subject to compliance with other relevant policies, particularly in relation to design, visual and residential amenity impact, as discussed further below. DESIGN AND VISUAL IMPACT - 6.10 Notwithstanding the above, and the proposed development as noted in section 2 of this report, the design and specific siting of the proposed mast and equipment, and the extent to which the visual impact arising from its appearance would be need careful consideration. 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." - 6.11 The proposed height of 15m, will undoubtedly be the tallest structure in the area with semi-mature planting at a lower level (8-10m) but would have the appearance of a Cypress tree in green, with various equipment (multiple mobile panel antennas/dishes/radio kit) also painted in the same colour to ensure a reduction in visual impact. - 6.12 When visiting the site it was noted that the compound area and its associated equipment would be partially screened by the existing trees and vegetation at lower level when

• viewed from the access road to the north west and also from within the carpark of the rugby club. When walking along the adjacent footpath, glimpses of the lower proportions and fenced off area would be partially visible but not so much that it would be consequential to the character of the area. However an appropriate planting proposal scheme to bolster the existing levels of landscaping on site would be appropriate in this instance would offset any lambing of branches on site to facilitate these works.
• 6.13 Visiting the wider area, the upper third proportions of the mast, with its associated equipment (antennas, dish and Radio kit) would be immediately tall than the highest trees on site by 4-5m approx. When viewed from those vantage points from those main highways to the East (Ballafletcher Road, Ballanard Road and Johnny Watterson Lane) the mast or its upper proportions would be read against the back drop of existing trees behind that are at a higher level and adjacent to the hospital development.
• 6.14 However, the magnitude of the development's intrusion upon the wider landscape here would not be so detrimental, especially given the existing levels of build development that is Nobles Hospital and the surrounding buildings.
• 6.15 The use of tree style masts and faux foliage has been used in other locations around the Island, namely Kirk Michael F.C (06/02126/B); Tower Farm, Ramsey (19/00300/B) and Bibaloe Beg Road (09/02115/B), all with varying degrees of success in terms of visual impact. The main aspect is the wear and tear of these branches affixed to the masts and the contrasting colour of the antennas. As a precautionary concern the applicant was contacted on this matter and the degradation of the masts from the wind and UV and they have commented;
• 6.16 "We currently have a ticket open with the manufacturer (FLI) to look at improved branches for our tree masts as the some of the branches installed on our newest tree in Ramsey have had issues with snapping in high winds, they are trying to develop more durable branches to cope with our Island weather. Once they have completed testing and have a stronger product, it will be these that we look to install on the tower at Oakwood - I believe as part of the strengthening they will be looking into the UV durability of the branches as this degradation will also add to the branches snapping. On another point, we will be painting the new antennas to help them blend into the structure, this will be the case moving forward with all the new antennas mounted on our tree masts around the Island as the white/grey antennas do stand out against a green/brown tree - we hope this will reduce the visual impact further".
• 6.17 In light of the above, an appropriate worded condition can be attached to ensure the visual impact and the general appearance is maintained and any damage through weathering of the mast and antennas can be maintained (painted) or those branches replaced to ensure the mast and its associated equipment is visually retained as per the application.
• 6.18 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. On this basis, it is considered that the proposal would not create any visual harm or intrusion into the countryside and would conform to those parts of General Policy 2(b,c) and Infrastructure Policy 3. RESIDENTIAL AMENITY
• 6.19 The site is located a substantial distance from the closest residential properties 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
• 6.20 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.
• 6.21 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.
• 6.22 The proposed equipment to be affixed to the mast are shown on the plans with indicative sizes however the agent advises; " the size/location of the dishes on the included drawings for this application are indicative until a final vendor decision has been made". 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 and their colourings to green are submitted prior to commencement on site to ensure the mast is appropriately utilised for telecommunication equipment as shown on the plans.

- 7.0 CONCLUSION

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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this

decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Committee Meeting Date: 15.01.2024 Signed : J 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/NO See below Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.