DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01455/B Applicant: Sure (Isle Of Man) Ltd Proposal: Deployment of temporary trailer mast for 12 months to provide mobile coverage to the area of Bride, whilst a new permanent site is constructed. Site Address: Transmitter North East Corner Field 114443 Kimmeragh Farm Bride Isle Of Man IM7 4AR Senior Planning Officer: Mr Jason Singleton Recommended Decision: Permitted Date of Recommendation: 05.02.2024

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. Prior to the installation of the temporary trailer mast, prior notification of the applicants installation date of the trailer shall be submitted to the Department and agreed in writing and shall remain in place for 12 months from that date. REASON : To ensure the proposal is in line with the temporary nature of the application.

This application has been recommended for approval for the following reason.

The proposed application is not considered to harm the rural countryside or its setting and would comply with those sections of Environmental Policy 22; General Policy 2 (b,c,g); and Infrastructure Policy 3 Environment Policy 1 and 2 of the IoM Strategic Plan.

Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 20th December 2023

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The application site is a small parcel of land identified in red sits within field 114443 (19.73 acres) and is part of the wider Kimmeragh Farm, Bride. The field is accessed from the Bride road to the west and is just south of Lamb Hill road that loops round to bride village. The field is bounded by stock fencing and hedging that is generally used for agricultural grazing. The site is approx. 890m from Bridge village (as the crow flies). - 1.2 The site for this proposal measurers 9.8m x 7.3m and would be located to the north east of the field adjacent to the hedgerow boundary. - 1.3 At present there is a mast to the south of the field and referred to as "Kimmeragh Radio Site" which is a triangular lattice tower measuring 30m high with radio antennas affixed and a small building below with the radio cabinet equipment being housed within. THE PROPOSAL

2.1 Planning permission is being sought for the temporary placement for 12 months of a mobile trailer mast for 12 months. The placement of this is to provide mobile coverage to the area of Bride, whilst a new permanent site is constructed in the area of Bride, following the removal of the Manx Telecom Site, Ballaskilley Farm, Lhen Road. (00/01768/B & 08/00267/B). - 2.2 The proposed works would be enclosed within a new fenced off area with Herras fencing, approx. 9.8m x 7.3m x 1.8m high. The trailer would be self-contained with an extendable 9m high mast with 2no. RRU Size: 398x190x557mm High & 2no. RRU Size: 342x142x701 mm high

• 4 no. in total required. On the trailer are the equipment cabinets. The trailer will not require any hardstanding or excavation works to install.

2.3 The agent notes they will need; "to run a temporary armoured power cable either from the Kimmeragh Radio Site or the MUA will supply Sure a temporary feed from the electricity telegraph poles running through the field, this power cable will be buried up to the proposed location and will be removed once we remove the trailer from the site". - 2.4 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").

PLANNING HISTORY

3.1 The application site has not been the subject of any relevant planning history. PLANNING POLICY - 4.1 The application site is identified on the 1982 plan as white land or land not zoned for development and also within an area of High Landscape Value and Scenic Significance.

4.2 The site is not within a Conservation Area nor is it identified as being in an area at risk of flooding from surface water, river or tidal. There are no trees on site to be affected by the proposals.

4.3 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 1 Development should make the best use of resources (c)

Spatial Policy 5 New development will be located within defined settlement.

General Policy

• 2 General Development Considerations (b,c,g)
• 3 Exceptions to development in the countryside (e) Environment Policy

• 1 Protection of the countryside
• 2 Protection of the character of AHLV 22 (iii) Safeguarding the environment and/or the amenities of surrounding properties Infrastructure Policy
• 3 Need for communications infrastructure versus environmental impacts

4.4 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". - 4.5 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 (this report only contain summaries - full reps can be read online)

5.1 Bride Parish Commissioners had not commented at the time of writing.

5.2 Highways Services do not object (03.01.24) ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP1,SP4, SP5, IP3)
• - Location of the proposal (GP3),
• - Design and visual impact (GP2 b,c, EP1, EP2)
• - Impact upon residential amenity (GP2g and EP22)
• - Other matters

PRINCIPLE

6.1 The application is submitted by Sure Mobile, essentially for a period of 12 months to locate a temporary mast trailer to the corner of the field (essentially a higher position on the topography) while a more permanent solution to provided mobile coverage to Bride and the wider areas is found. The proposals also reflects the ongoing investment and modernisation of communications equipment in the wider area.

6.2 In favour of the proposals is Infrastructure Policy 3 and its supporting text which 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 principle of development also 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. The residential catchment here is an important consideration, particularly given the Government's strategy for remote workings and the agent notes; "Good connectivity is vital to support this strategy and ensuring that areas of the island, such as a Colby, have high-capacity reliable mobile services to access the latest in technology is therefore key".
• 6.4 The temporary "need" for the proposal can be substantiated in this instance given the existing telecoms infrastructure located on an adjacent farm is being decommissioned and the requirement for a more permanent solution is being sought. The proposals work towards IP3 for satisfying residential and business demands. LOCATION
• 6.5 The site sits in a rural area outside of the defined residential settlement boundary of Bride, so technically would be contrary to SP4 as Bride is identified as "village developments". However the proposals are to serve the identified village and adjoining rural areas and there is allowance in Sp5 for development outside of those identified settlements that are within the countryside that cross references GP3e for: "location dependant development in connection with working of minerals or the provision of necessary services", an emphasis on necessary services here would be the policy route to follow.
• 6.6 As an exception can be found under GP3e and cross referencing with IP3 to ensure there is no visually intrusive masts in sensitive landscapes, and EP1 seek to protect the countryside and its ecology for its own sake while Ep2 further reinforces this with two caveats where there is no harm to the character and quality of the landscape and the location for the development is essential. As such the proposals would conform to Sp5 and GP3e with the main focus of this application being on the visual impact of the proposals on the rural landscape. DESIGN AND VISUAL IMPACT
• 6.7 General policy 2 ensures any visual impact is considered and equally Environmental Policy 1 ensure there is no adverse visual harm to the wider countryside, especially given a mast at 9m could be visible from afar. The specific siting of the proposed mast and its antennas could be visible on the landscape from afar but needs careful consideration to ascertain whether this would be more detrimental than the current situation, noting the existing Radio mast to the south of the site.
• 6.8 The opening sentence of Infrastructure Policy 3 is helpful when balancing the need and any visual impact, where it notes: "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." IP3 also encourages mast sharing, as there is no other network mast in this vicinity, it would not be possible, and a balance needs to be struck to ensure there are no visually intrusive masts in sensitive landscapes.
• 6.9 The agents have noted in their application alternative sites were examined and discounted. The existing Sure mobile site at West Kimmeragh does not cover the village of Bride due to the location of the site and the surrounding landscape. This site sits to the south west of Bride approx. 1km. The Kimmeragh Radio Site (to the south of the application site) has been discounted due to available space on the structure; "as we would need to mount our mobile panels near the top of the structure in order to provide the required coverage to the village, unfortunately, there is no option for Sure to mount kit on this structure in a suitable

• position". Given the proposal is only temporary, an exception can be made in this instance for not mast sharing.
• 6.10 From the site visit it was noted there are only fleeting views of the general area where the mast would be placed and given the topography in the area with the site being higher than the road (Bride Road and Lamb Hill Road) those views are limited in any case. It was also noted the size and scale of the existing radio mast and the wooden telegraph poles with their cabling that are present in the same field and landscape setting.
• 6.11 On balance, the benefits of providing the required equipment on a temporary basis to increase network coverage while a replacement sits is found for Bride Village and afar are considered to outweigh the temporary limited visual harm resulting from the proposed development and would conform to those parts of Strategic Policy 1, General Policy 2(b,c) and Infrastructure Policy 3. RESIDENTIAL AMENITY
• 6.12 The application site is in a remote rural setting and there are no residential dwelling within the vicinity that would be impacted by the siting of the trailer mast. As such the proposal would comply with GP2g and EP22. OTHER MATTERS
• 6.13 In terms of health issues associated with a telecommunication mast and the proximity to residential dwellings, 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).
• 6.14 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.

- 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 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 : 06.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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