Officer Planning Report Recommendation

Planning Report And Recommendations {{table:293319}} ### Considerations {{table:293315}} ### Written Representations ### Consultations {{table:293316}} {{table:293317}} {{table:293318}}

Officer's Report

Site

• The application site is the Isle of Man Post Authority building on Circular Road.
• The application site is zoned as predominantly offices within the local plan.
• To the north west of the application site is Princess Street Lane. On the opposite side of this lane are the properties of Princess Street.
• To the south east of the site is the public highway of Circular Road.
• To the north east of the site is the office building of Atlantic House.
• To the south east is the property of No. 20 Circular Road.

Proposed Development

• The application is proposing to install three pole mounted antennas with two dishes along with associated equipment cabinets.

• The pole mounted antennas are to be attached to the roof top plant room.

• The proposed cabinets will be installed on the rooftop.

Planning Status And Relevant Policies

• Isle of Man Planning Scheme (Douglas Local Plan) 1998

• Isle of Man Strategic Plan (Modified Draft) (November 2004)

Planning History

• None of relevance to this site.

Representations

• Highways Division of the DoT do not oppose the application.

• Douglas Corporation has no objection to the application.

• Manx National Heritage (MNH) have made the following comments in relation to a number of applications:

• The above applications form part of the infrastructure for a new mobile telecommunications network proposed by Cable and Wireless. In total we understand that the planning office has deemed that twenty-three proposals require planning permission, but in reality there will be around four times this number of new installations needed to make this system functional.

• The Trustees of MNH are deeply concerned at the scale of this scheme, which would appear to fly in the face of both the purpose and the draft findings of the Committee on Transmission (CoTA), set up in October 2001 as a result of a Council of Ministers consideration in February 2001 that there was a need for a policy framework with the overall objective of minimising the number of sites where new masts would be required, taking account of new technologies and encouraging mast sharing. Consideration was also given to requiring any proposal for the development of a new or further development of an existing site to minimise the impact the development would have on the natural and cultural environment and to show that there was no viable alternative solution. None of these applications can realistically be considered in complete isolation, as the impact of the network as a whole must be assessed.

• The Draft Strategic Plan rightly considers this issue and states "11.9.3 A Committee which includes representations from all interested parties has been established to con-ordinate the use and development of communication masts and infrastructure. The Government Plan 2004/7 includes a proposal to increase mast sharing by operators.

Infrastructure Policy 4:

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.

• In planning statements accompanying several of the applications where site selection and the potential for sharing facilities have been discussed, the applicant claims to have approached the development on the basis of creating a minimum network required to operate effectively and robustly

in the face of estimated demand, thus minimising environmental impact and maximising effectiveness against initial cost.

• In our view, however, all the applications lack detailed consideration of the concept of employing the best available technology in order to minimise the cumulative impact of this network on the Manx landscape. In many of the applications the developer has dismissed the possibility of redeveloping existing sites in favour of co-location, this the creation of an additional single-user mast together with attendant equipment cabins, cabinets and security compounds. The result is that where, less than a decade ago, telecommunications masts were a rarity on the Island there is now one set of masts for Manx Telecom, another set proposed by Cable & Wireless, and the prospect of yet more for Cloud9.

• This is clearly proliferation of exactly the kind which CoTA process was designed to avoid: mast sharing was a key element of the recommendations drafted by the Committee. Planning Approval for such an infrastructure will have a significant impact on the Isle of Man and its landscape.

• Furthermore, we are concerned that in bringing forward a network which has been avowedly developed on the basis of minimising new sites, there will consequently be great pressure on the Planning Committee to give approval for all of the applications, since if one falls, then the effectiveness of the network will be reduced or even compromises to the point where it is unworkable. The base station sites are particularly vulnerable in this respect.

• Under such circumstances, we believe that it would be most appropriate for all of these applications to be considered together by an independent planning inspector with the opportunity to assess properly the impact of the entire network and the technical background necessary to make an informed recommendation. For this reason, on a matter which is clearly of national significance, we would strongly urge that these applications be “called-in” for public inquiry

Assessment

• This application is one of many recently submitted applications by the applicant for the installation of various types of telecommunication developments across the island.

• The options for the design used by an operator will be affected by the site conditions, technical constraints, landscape features and capacity requirements. The main options would include

• Mast and/or site sharing;
• Installation on existing buildings and structures;
• Camouflaging or disguising equipment
• Using small scale equipment;
• Erecting new ground based masts.

• The applicant has indicated the site is being used to provide coverage to potential customers in the central Douglas area. The applicant has indicated that there are numerous possibilities in terms of suitable rooftop options within the area. However, the buildings have to be suitable in term of structural and practical perspectives.

• The applicant has identified two other rooftops in the vicinity of the application site which could accommodate telecommunication apparatus. These are Victory House (Prospect Hill) and St Georges Court off Upper Church Street.

• Victory House is currently being used by Manx Telecom. However, the site has been discounted due to the owners of the building confirming that additional equipment on the building will not be permitted.

• St Georges Court has been discounted due to the access to the roof being via a small window opening which would not be suitable for ongoing access and maintenance purposes. The applicant

has considered installing an external steel ladder system or staircase to enable to gain access to the roof. However this has been discounted as it would be significantly more visually obtrusive.

• As a result of the applicant has chosen the Post Office Authority building.
• In respect of the impact of the visual amenities of the locality, the antennas and cabinets are to be positioned on or next to the roof level plant room. The plant room is set centrally on the roof of the building and set away from the roof top edge of the main building. The applicant has carefully positioned its equipment to limit the visual impact of the proposal. The antenna facing towards Circular Road will not be visible from the public highway due to the design of the existing building obscuring the antenna when viewed from ground level. The other two antennas are set to the rear of the building where they will be more visible from Westmoreland Road in particular from the junction of Princess Street with Westmoreland Road. These are distant views with the plant room and sky acting as a backdrop. Such antennas can be and are found on commercial buildings. I do not feel the proposed antennas to be visually intrusive. I do not consider that the introduction of additional vertical elements on the building will appear incongruous by reason of its height and visual appearance within the locality.
• The proposed equipment cabinets are of standard design and size and will be grey. Due to positioning equipment cabinets at a high level and set away from the roof top edge, I consider the proposed cabinet will be not visible from ground level and therefore will not adversely affect the visual amenities of the locality.
• In respect of the impact on the residential properties of Princess Street, the antennas will be very difficult to view from their properties due to the height of the office building. I therefore consider the proposed development would not adversely affect their residential environment for the occupiers of properties on Princess Street.
• I disagree with Manx National Heritage's comment if one of the planning applications falls, then the effectiveness of the network will be reduced or even compromised to the point where it is unworkable. Manx National Heritage have not taken a practically approach in the assessment of the application. The failure of any site does not mean the network is ineffective or unworkable. It just means that the applicant has to propose an alternative site which is appropriate for the locality and to provide the coverage for that particular area. The applications are purely to allow an assessment of site specific issues and not to assess the cumulative impact on the network as a whole.
• The comment from MNH also focuses on the proliferation of masts in the Manx landscape. Furthermore, the points raised in their correspondence relate to the natural and cultural environment and the cumulative impact on the Manx landscape. Cable and Wireless are using an existing building which reduces the need for new mast to be erected. Since the site is located on an existing building within an urban location and not within a countryside location I do not consider the points made are relevant in the determination of this planning application.

Recommendation

I therefore recommend that planning permission be granted subject to conditions in the attached schedule.

Party Status

The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

Whilst Manx National Heritage represents a statutory authority, the points raised in correspondence relate to the natural and cultural environment, the cumulative impact on the Manx landscape and the proliferation of mast. Since the site is located on an existing building within an urban location and not within a countryside location I do not consider the points made are relevant in the determination

of this planning application. I therefore recommend that Manx National Heritage should not be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 14.02.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the installation of three pole mounted antennas, two transmission dishes and associated equipment cabinets as shown in drawing numbers 02138/1, 096/010 Issue A, 096/012 Issue A, 096/013 Issue A, 096/014 Issue A dated stamped 8th December 2006, Supporting statement prepared by CH2M Hill dated 1st December 2006, Declaration of Conformity with ICNIRP Public Exposure Guidelines dated 1/12/06

C 3. In the event of the antennas, transmission dishes and equipment cabinets erected under this approval becoming redundant it must be taken down and removed from the site within 3 months of cessation of use. (Handwritten note: "They" with a signature)

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made: Permitted Date: 22/2/07

Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control

14 February 2007 06/02138/B Page 6 of 6