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Application No.: 25/91160/B Applicant: Sure (Isle Of Man) Ltd Proposal: The installation of 3 antennas onto existing lattice mast and installation of 1 replacement equipment cabinet Site Address: Existing Telecommunications Site Ballacollister Farm Isle Of Man Laxey IM4 7DJ Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.02.2026 Conditions and Notes for Approval 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.
Reason: To prevent the retention of redundant equipment which could be detrimental to the visual amenity of the area.
This application has been recommended for approval for the following reason.
The proposed replacement antennas would conform with Strategic Policy 1c,4b, General Policy 2(b,c,g,m), 3, Environment Policy 1, 22 and Infrastructure Policy 3 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to drawings and supporting information submitted on 5 January 2026, referenced;
Site Plan Existing (drg. no. UKIM004292-30-200-G0002 Rev A) Site Plan Proposed (drg. no. UKIM004292-30-201-G0002 Rev A) Existing Elevation (drg. no. UKIM004292-30-300-G0002 Rev A) Proposed Elevation (drg. no. UKIM004292-30-301-G0002 Rev A) ICNIRP Certificate Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Parish Commissioners - No Objection Officer’s Report THE SITE
1.1 The application site identified in red is a small parcel of land located to the southern corner within Field 614585, that is an Existing Telecommunications Site, Ballacollister Farm, Laxey. The site is accessed from a farm lane that connects onto 'Telephone Exchange lane'
1.2 The wider field is bounded by stock proof fencing and Manx stone walling and is generally used for agricultural grazing. This part of the site is fenced off and features three stand alone single storey flat roof data building and one telecom masts on site at 45m in height with various telecommunications equipment and transmitters mounted at various heights. THE PROPOSAL
2.1 Planning permission is being sought for the removal of 3no. antennas, 3x MHA's and a microwave dish and in its place the installation of 3no. antennas onto existing lattice mast at a height of 37.2m including at ground level, the removal of two existing radio equipment cabinets would be replaced on the same footprint by 1no. equipment cabinet which will be positioned within the existing compound area.
2.2 The applicant (Sure) confirmed what the proposed equipment to be installed would be and included trade literature with detailed specifications of the below listed equipment;
2.3 The application has been submitted by Cellnex, on behalf of 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"). Signed 10/10/25. PLANNING HISTORY
3.1 The application site has had many applications dating back to 1995 regarding the various additions to this transmitter site / mast. None of which are considered pertinent in this case.
4.1 The application site is identified on the Area Plan for the East on;
4.2 Within the written statement accompanying the Area Plan, telecoms are noted at;
to support the economy by doing so.
telecommunications structures are installed efficiently and will avoid ongoing disruption to site foundations.
such sharing be encouraged.
used by the emergency services (TETRA).
4.3 Furthermore, in TAPE written statement the landscape is broadly;
its rural character, quality of such and distinctiveness.
4.4 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 registered trees or registered tree groups boarding the site. STRATEGIC PLAN
4.4 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy
Spatial Policy 1-4 Development Hierarchy 5 New development will be located within defined settlement.
General Policy
Environment Policy 1 Protection of the countryside 22 (iii) Safeguarding the environment and/or the amenities of surrounding properties
Infrastructure Policy 3 Need for communications infrastructure versus environmental impacts
4.5 The text preceding Infrastructure Policy 3 is an important consideration where it states in paragraph 11.9.2;
4.6 The Climate Change Plan 2022-2027 The Isle of Man government has an overarching series of strategies and policies which promotes a more sustainable approach to living and working, one of which is remote / home working and learning.
4.7 National Telecommunications Strategy 2018 "The National Telecoms strategy, laid out in six themes, looks to set a direction of travel by which the Island's telecom infrastructure can be recognised as being world class. The Government has made it clear that enhanced telecoms infrastructure is a top priority… The benefits will be available to all our residents and businesses on the Island and will underpin and support economic growth". This document talks broadly about telecoms on Island but geared more towards fibre broadband but does reference Mobile integration and improvement on page 19 and notes; "Access to mobile connectivity complements fixed broadband services, providing telephony and internet services where people live, work and travel".
4.8 IoM Economic Strategy November 2022 Our big Picture Evidence base report phase 1 - December 2021; Para 4.9 (page 147) "Analysis suggest that the overall quality of internet connectivity of the Island is not keeping pace with competitor jurisdictions, such as Jersey and there has been a decline in satisfaction regarding the quality of telecommunication services".
REPRESENTATIONS (this report only contain summaries - full reps can be read online)
5.1 Garff Commissioners (12/02/26) - No objection - "It was noted that the proposals would not increase the height or footprint of the established 45-metre mast and would result in no significant material change to its visual appearance. The site lies outside any conservation area or statutory designation, and represents a low-impact upgrade of existing infrastructure, delivering enhanced connectivity to Laxey, and Lonan. There were no objections from the Garff Board."
ASSESSMENT The main issues to consider in the assessment of this planning application are as follows:
PRINCIPLE
6.1 The application site lies outside any defined settlement boundary but sits in an elevated position above Laxey Village which is identified as a service village (SP3). to the north and east of this site at approx. 100m away. The site has for many years operated at a hub for various formers of evolving telecommunication or radio signal transmission and TV antennas which helps conformity to STP1c for use of existing infrastructure. The nearest residential settlements are Onchan to the south (Sp2) and those neighbouring villages of Baldrine, Glen Mona (SP4)However, the proposal would also serve a wider rural catchment areas comprising those dispersed dwellings and agricultural holdings.
6.2 In terms of policy narrative, there is allowance in Sp5 for development outside of those identified settlements that are within the countryside that cross references to 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.
6.3 As an exception to development in the countryside could be considered under GP3e and cross referencing with IP3 to ensure there is no visually intrusive masts in sensitive landscapes, all while EP1 seek to protect the countryside and its ecology for its own sake. While the site does not form part of a land allocation, the proposal aligns with wider strategic aims as noted above, particularly those relating to digital connectivity and economic resilience as supported by the Island Economic Strategy and TAPE assessment.
6.4 As such the principle of development is acceptable and would conform to Sp5 and GP3e with the main focus of this application being on the visual impact (IP3, EP1) of the proposals on the rural landscape and general development control matters (Gp2). JUSTIFICATION
6.5 The proposal, submitted by Cellnex on behalf of Sure Mobile, seeks to upgrade the capability of the existing mobile coverage to provide enhanced 4G and new 5G coverage within the immediate locality of Laxey and the wider eastern area of the Island. IP3 seeks that improvements to telecommunications networks will require ongoing infrastructure upgrades and emphasises the need to balance this requirement against environmental effects.
6.6 Part of IP3 seeks for mast sharing where possible and, in this instance, many operators utilised this structure as confirmed by the applicants "The existing mast is shared by several network operators including the applicant" which help conforming to the policy narrative.
6.7 Further policy support is derived from the Climate Change Plan 2022-2027, which highlights the importance of high-quality digital connectivity to facilitate remote and home working across both urban and rural locations. As such, these proposals will result in enhanced digital connectivity from the site and will offer an improvement to the digital communications network. Given this strategic policy context, the need for modernisation is clearly established and the proposed equipment changes as noted in para 2.2 above and there supplied technical details are considered compliant with IP3 of the IOM Strategic Plan. VISUAL IMPACT
6.8 General Policy 2 and Environment Policy 1 require that development does not result in unacceptable harm to the character or appearance of the countryside. The latter part of IP3 seek that there are no visually intrusive masts in sensitive areas. Assessment therefore focuses on the visibility of the updated equipment on the existing 45m high metre structure.
6.9 The existing lattice towers galvanised finish assists in reducing its visual prominence on the skyline, which is helped by the wider topography of the surrounding area and the replacement antennas that would be positioned broadly within the same upper height zone. This approach ensures the equipment reads as a single coherent structure rather than introducing stark, contrasting elements. The colouring of such equipment is an important consideration, A light or standard white colour could be more apparent and prominent against the sky line. Any colour treatment can be secured by condition to ensure the mast and equipment are broadly the same colour.
6.10 Whilst the level of equipment to be replaced by 'Sure' is broadly the same in terms of numbers, there specification and size is different but will be contained to one area of the mast with some radio equipment hidden behind the larger antennas to offer the best levels of connectivity and signal broadcast. Whilst this will appear 'different', this should not be any materially different to the existing arrangement that clusters the equipment at the upper proportions at 37.2m level on the mast and would be coloured to match the tower (grey) helping the two to 'blend in'. Any views of the mast and equipment are mainly distant views and not considered to be visually intrusive that would be so detrimental to harm this rural setting.
6.11 Given the limited change in overall form and the existing presence of telecommunications infrastructure, the visual impact is considered minor and is outweighed by
the demonstrable public benefits of improved connectivity for data and voice telemetry. The proposal therefore accords with Strategic Policy 1, General Policy 2(b)(c), Environment Policy 1, and Infrastructure Policy 3.
6.12 The proposed change of equipment to an existing pole for the use of telecommunication would not give rise to materially affect any of the surrounding properties through any loss of light, overbearing impact or loss of privacy as a result of the installation. As such the proposal would comply with GP2g. PUBLIC HEALTH
6.13 The application includes an ICNIRP certificate confirming compliance with internationally recognised public exposure guidelines. Monitoring of such compliance rests with the Health and Safety at Work Inspectorate. In line with established practice, where installations meet ICNIRP standards, no public health concerns arise in planning terms. The development also raises no issues regarding noise, light, odour, or vibration, and thus complies with GP2(m) and EP22.
7.1 The proposed replacement antennas are considered to have a neutral visual impact, it is not considered that this will be significantly detrimental to the established amenity of the rural landscape here and would be read in the context of the existing telecommunications equipment.
7.2 It is concluded that the planning application would not lead to material harm through any visual impact or its use and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
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:
that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
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 : Permitted Date : 04.03.2026 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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