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Application No.: 25/90940/B Applicant: Manx Telecom Proposal: Installation of 3 telegraph poles to provide fibre optic connectivity to 1-3, Thie Noa Ain, Thie Bane, Rudder House, The Annexe Rudder House, Four Trees, 9-16 Westbourne Close Site Address: Westbourne Close Ramsey IM8 2ES Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 29.01.2026 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. The proposed installation of the wooden telegraph poles and their associated cabling amongst the street scene of predominantly bungalows with some chalet bungalows, would, due to their height, size and scale, result in a negative visual impact which would adversely affect the character of the street scene to an unacceptable degree. As such, the proposed development would be contrary to the provisions of General Policy 2b,c,g,i which seeks to protect the character of the street scene and highway safety. - R 2. The proposed installation of wooden telegraph poles would introduce visually intrusive infrastructure into a sensitive residential setting, adversely affecting the character and visual amenity of the area. The application also fails to demonstrate a strategic national need or adequately justify why alternative options have not been pursued. As such, the proposal is contrary to Infrastructure Policy 3, which seeks to balance the need for communications infrastructure with its environmental impact. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Highways Services - No Objection It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection: Ramsey Town Commissioners It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria: No's; 2 & 14 Westbourne Close, Ramsey
_________________________________________________________________ Officer’s Report THE SITE
1.1 The application site is identified in red is concerned to the pavements to Westbourne Close, Ramsey. The site sits within a wider residential estate and is broadly accessed from the A18 to the north adjacent to the bus station and extends south for approx.170 in a 'dog leg' shape with dwellings either side of the highway terminating into a cul-de-sac. This site is broadly located to the south of Ramsey toward the south western edge of the Ramsey Town plan boundary. - 1.2 The dwellings that front onto the application site are a mix of styles and proportions ranging from a block of two storey terraces, that front onto the east of the highway, to the west are semi-detached bungalows and some two story's dwellings towards the northern end. The southern cul-de-sac is characterised with predominantly two story properties. - 1.3 Properties in the street scene are generally set back from the edge of the pavement with the front apron to the properties being landscaped front gardens laid to lawn with some soft and hard landscaping leading to the pavement edge. Those properties to the east of the highway are set at a higher floor level than those on the west. - 1.4 Parking is generally on the highway to both sides, with some properties benefits from some form of off road parking where the space allows to the side of the property. To the south eastern corner is access to a cluster of single width garages. The pavement here, on both sides of the highway connects all the properties in the street and finished with tarmacadam and vary in width from 1.5m to 2.0m wide, depending on their respective location. THE PROPOSAL
2.1 Planning permission is being sought for the installation of three x 9m tall wooden telegraph poles with associated overhead network cables for the provision of fibre broadband internet. Off each of these poles would be a series of network cables that would criss-cross out to the respective properties. The timber poles would measure a diameter ranging from 250mm-300mm and would project between 7m-7.5m above the ground level with 1.5-2m below ground. The posts are installed via an auger at a width of 400mm-600mm. - 2.2 The poles would be located within the public footpath adjacent to the boundary and on the divide between the following properties;
2.3 Premises eligible to be connected (16 properties) to the new telegraph pole are properties referenced; No's 1-3, 9-16, Thie Noa Ain, Thie Bane, Rudder House, The Annexe Rudder House, Four Trees, Westbourne Close, Ramsey. - 2.4 As part of the application the applicant notes; "In parallel to submitting the application, we will write to and inform the following parties: Westbourne Close Residents - Information letter outlining the planning application been submitted; Ramsey Commissioners - Letter informing of application. - 2.5 The applicant notes; "The distribution of the network can be deployed both above and below ground. Where there is existing underground or overhead infrastructure, this will always be used to install fibre. Above ground fibre is distributed using Manx Telecom's or Manx Utility Authority Electricity poles where available. Manx Telecom and Manx Utility Authority have developed a shared user agreement for this purpose".
3.1 The application site (pavements and roadway) have not been subject to any relevant planning history that is considered pertinent in this instance.
3.2 Of note are similar applications that have been approved referenced;
3.3 The following applications within Ramsey, have all been refused by the planning committee because; "The proposed installation of wooden telegraph poles and their associated cabling amongst the streetscene of bungalows due to the height, size and scale of the proposals would have a negative visual impact that adversely affects the character of the streetscene and would be contrary to General Policy 2 (b & c) of the Strategic Plan".
3.4 The following application 25/90376/B and 25/90377/B by Manx Telecom for; Installation of telegraph poles to supply fibre communications to Tromode Douglas, were initially refused by the Planning committee (30/06/25) and following an appeal were both subsequently recommended for refusal by the planning inspector and upheld on behalf of the Minister of DEFA (07/11/25).
"Reason: An attractive and defining characteristic of the Tromode estate is the absence of clutter in the street scene. In that context, the proposed telegraph poles and associated overhead cabling would be seen as incongruous and intrusive additions which would significantly detract from the established character and appearance of the area. That there might be additional costs associated with providing the fibre network below ground is insufficient reason in this instance to outweigh the material harm that I have identified. There would be conflict with General Policy 2b), c) and g) and Infrastructure Policy 3 in this regard, which together and among other things seek to ensure that new development respects the site and its surroundings".
4.1 The application site is mainly within an area recognised as being an area of "Predominantly Residential Use" under the (Ramsey Local Plan) Order 1998, Map No.2 South. Within the written statement accompanying the plan, the statement is silent on telecoms and their inherent infrastructure.
4.2 The site is not within a designated Conservation Area or within an area identified as being at floor risk from tidal or surface water flooding. There are no registered trees / tree areas identified on / adjacent to the application site. - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy
1 Development should make the best use of resources (c)
Spatial Policy
2 Named service centre (Ramsey) General Policy 2 General Development Considerations (b,c,g,i,m) Environment Policy 22 (iii) Safeguarding the environment and/or the amenities of surrounding properties Infrastructure Policy 3 Need for communications infrastructure versus environmental impacts
4.4 Permitted Development Order 2012, Schedule 1, Part 1 Statutory Undertakings; Class 10 - Electric Supply (a) electric line - which includes the supporting poles. Class 12 - Street furniture (a-i) Varying items that are considered street furniture. - 4.5 Town and Country Planning (Telecommunications) Development Order 2019 (in part).
would be behind the elevation that contains the window.
diameter OTHER MATERIAL CONSIDERATIONS
4.6 The Climate Change Plan 2022-2027 has an overarching series of strategies and policies that are considered materially relevant to the assessment of this application which promotes a more sustainable approach to living and working, one of which is remote / home working and learning. - 4.7 National Telecoms Infrastructure committee report, September 2017 which concluded; "If the Island is to stay ahead of the curve and become a world leader in telecoms we will need appropriate sustained investment, an efficient shared infrastructure and the innovation and confidence to challenge barriers to deploying new technology. The importance of increasing the speed of broadband as a priority across the Island is clear". - 4.8 National Telecommunications Strategy, October 2018 which concluded; "The Government has made it clear that enhanced telecoms infrastructure is a top priority… and is determined to support the development of telecoms infrastructure which meets the needs of both businesses and the public now and into the future". - 4.9 The National Broadband Plan, outlined in the Isle of Man's National Telecoms Strategy, sets out to deliver Island wide ultrafast fibre broadband to more than 99% of the Island's premises with Manx Telecom as the preferred supplier to enable over 40,000 premises (residential and commercial) to have 'access' to the fibre network. - 4.10 Commissions Act 2021 (Schedule 5; Part 11- Power to fly lines) - 4.11 Cabinet Siting and Pole Siting, Code of Practice, Issue 2; November 2016. (UK Guidance for best practice). - 4.12 Assessment of the Impact of the National Broadband Plan on Telecoms Regulation. Publication Number: 16/20 from Communications Commission. - 4.13 The Island Plan 2023; Within the section entitled "Outstanding lifelong learning and development opportunities for all" the plan says; "Ensure that public services are increasingly digitally-enabled, and residents have access to fast, reliable internet via the Island's National Broadband Plan to create enhanced opportunities for learning in the Digital Age." - 4.14 The Island Plan was Updated in March 2025 and notes: o Page 32; "Complete the rollout of the National Broadband Plan, driving 99% fibre broadband available Island wide so that all parts of our economy and society can benefit from modern and ultrafast internet capability".
REPRESENTATIONS (this report only contains summaries - full reps can be read online) STATUTORY CONSULTEES
5.1 Ramsey Town Commissioners Object (21.11.25) "The Board considered the application at their November meeting and they have resolved to object to the application. The proposed installation of wooden telegraph poles would result in a narrowing of the footpaths, both the poles and their associated cabling amongst the street scene due to the height, size and scale of the proposals would have a negative visual impact that adversely affects the character of the street scene and would be contrary to General Policy 2 (b, c, g & h) of the Strategic Plan. The poles also go against Infrastructure Policy 3. 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. Other less visually intrusive development methods are available as demonstrated by the applicants own publicly available literature".
5.2 DoI: Highways Services object (24.11.25) but comment; " Highway Services HDC have reviewed the updated information for application 25/90940/B dated 19 Nov 2025 online and comment that pole 3 is positioned too close to the kerb edge and is therefore more likely to be hit by vehicles - the pole must be no less than 450mm from the kerb at any point. The Applicant must alter the position of pole 3 as above for HDC to oppose the application". NEIGHBOUR REPRESENTATIONS (in brief) - 5.3 Two comments of OBJECTION, has been received from residents at No's. 2 & 14, Westbourne Close, whom between them raised the following planning concerns.
and strategic policy 4(b)
6.1 The pertinent issues to consider in the assessment of this planning application are whether there is any adverse impact upon:
6.1 The general principle of development from a land use perspective would comply with SP2 as Ramsey is a named village in the strategic plan and the site is identified on the Ramsey local plan as within the settlement boundary of Ramsey town and zoned as residential. - 6.2 Furthermore the proposals would seek to comply with Strategic Policy 1c as the applicants are seeking to expand on existing telecoms infrastructure (located below ground) to facilitate service delivery within in the immediate vicinity. - 6.3 As such, the broad principle of development would be supported through compliance with SP2 and Stp1c.
6.11 In terms of the theoretical design and siting, is clear that best practice has been followed to connect to the remaining properties in the street scene / estate as part of the government's strategic drive. However, it is acknowledged there are no timber poles to the application site or within this wider residential area, except that as noted on Swales Terrace where the use of timber poles and suspended cabling is present in the street scene.
7.1 Balancing the above material considerations, it is concluded that the benefits of providing the required improvements in broadband / fibre connectivity to increase network coverage would in comply to those parts of Strategic Policy 1,4b, Spatial Policy 2, General Policy 2(m) Environment Policy 22. - 7.2 However, the material visual harm from the proposed development is considered to outweigh those above benefits with greater material weight attributed to the open context of the street scene and the absence of infrastructure clutter. - 7.3 On this basis, it is considered that the proposed telegraph poles and associated overhead cabling would be seen as incongruous and intrusive additions with a detrimental visual impact which would adversely affect the character and appearance of this part of the residential estate. The proposals therefor are contrary to GP2 (b,c,g, i). - 7.4 As the proposals do not sensitively integrate into the street scene, they would also be in conflict to IP3 where there is a presumption again visually intrusive mast.
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by the 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, and/or rights to appeal.
Decision Made : Refused Date : 06.02.2026 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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