Inspector's Report

Appeal No: AP25/0036 Application No: 25/90400/B

________________________________________________________________ Report Planning Appeal – Written Representation ________________________________________________________________ Site Inspection undertaken on 24 November 2025 _____________________________________________________________

Appeal by Manx Telecom

Against the decision of the DEFA to refuse an application for planning permission for the installation of 5 telegraph poles to provide Fibre Optic connectivity to 7-13 & 21-39 Ballaquane Park, Peel.

Preliminary matters

• 1. This report provides a brief description of the appeal site, its surroundings, the proposal and relevant policy. The cases for the appeal parties are then summarised, fuller details being available for reference in the appeal case documents. My assessment, conclusion and recommendation follow.
• 2. On presentation of the proposal to the Planning Committee the recommendation of the Planning Officer was one of Approval1. At the committee meeting and following discussion, the application was refused unanimously by Members. The identified sole reason for refusal centres on the proposal for 5 telegraph poles having a negative visual impact which would adversely affect the character of the street scene to an unacceptable degree.
• 3. As set out above there was only one reason for refusal promoted by the Members of the Planning Committee and reflected in the terms of the decision notice. The Department, in their Statement of Case, has sort to expand the reasons for refusal2 to include impact on residential amenity as well as lack of justification on the grounds of national need or details of pursuance of alternative options. If these additional matters had been of concern to Members at the time the proposal was discussed and voted upon, it is reasonable to assume more than one reason for refusal would have been included on the decision notice.
• 4. However, I have noted the terms of the objections from local residents and will be addressing their concerns in my assessment.

Site and surroundings

• 5. Ballaquane Park is located in the eastern side of Peel. It forms part of a larger estate of homes where urban development prevails, but there is variety in the dwelling types and ages across the development. However, in the immediate vicinity of the appeal site properties are almost exclusively made up of detached

• 1 Committee meeting took place on the 26 August 2025. It was referred to Committee as a result of the level of objections from residents.
• 2 To three - see section 6.0 of the Statement of Case.

bungalows and chalet bungalows. Single storey roof ridge lines are particular characterising features, with some dormers and gable windows.

• 6. The homes benefit from small front gardens with low frontage walls and some mature hedging, shrubs and trees, introducing a verdant element into the streetscene. This layout allows for some set back from the pavement for each dwelling.
• 7. Set within the pavements in the vicinity are cranked top metal streetlights and columns, but in general the street has an uncluttered appearance.
• 8. Within this part of Ballaquane Park, due to the curve in the road and slight change in levels, visually one is not aware of other more distant properties, hence the single storey nature of development characterises the immediate locality.

Background as presented by the Appellant Manx Telecom

• 9. As the Island's fibre network continues to expand, Manx Telecom has announced plans to retire the legacy copper network. This Copper Switch-Off programme will see the decommissioning of the outdated copper infrastructure that has served as the backbone of telecommunication services on the Isle of Man for decades. The copper network, which supports traditional landline phones and older broadband services, has become increasingly expensive to maintain and repair and cannot meet the demands of modern digital services.
• 10. Manx Telecom has set a deadline of 2029 for the complete switch-off of the copper network, after which all services will be delivered through the fibre network. This timeline allows for a managed transition, ensuring all properties across the Island are connected to the fibre network before the copper services are withdrawn. The Copper Switch-Off programme represents the final phase in the Island's digital transformation, creating a more reliable, future-proof telecommunications infrastructure that will support economic growth and improve quality of life for residents.
• 11. 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.
• 12. On occasion, where there is no existing underground ducted or overhead infrastructure, then new telegraph poles are the preferred delivery method. There is insufficient existing underground ducting to use in the vicinity. It would also be uneconomical to provide new underground ducting in the footpath or carriageway. Property owners would also have additional cost to extend ducting across their land to reach the property3.
• 13. Where possible Manx Telecoms would share infrastructure to reduce the visual impact and avoid the need for new deployments. There is no other

• 3 This was undisputed evidence by any party.

infrastructure available to share within the estate that allows Manx Telecom to meet the design requirements4.

The proposed development

• 14. The appeal proposes the erection of five telegraph poles with an above ground height of approximately 7 – 7.5 metres5. The proposal includes the 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 radiate out between the poles all being installed at the same time. Once a property owner has placed an order with their chosen service provider, a drop cable would then be installed between the serving pole and the property.
• 15. Pole 1 would stand on the boundary between No 38 and 37 Ballaquane Park. Pole No 2 would be between Nos 31 and 32 Ballaquane Park. Pole No 3 would be on the boundary between No 10 and 11 Ballaquane Park. Pole No 4 would be between No 21 and 22 Ballaquane Park and finally Pole No 5 would be in the corner of the cul-de-sac, between No 24 and 25 Ballaquane Park. All the poles would be set in the existing pavement. The proposed overhead cables would provide the infrastructure for 26 homes in Ballaquane Park to be connected to a modern fibre Optic cable.

Relevant policy6

• 16.Within the Peel Local Plan7 (PLP) the appeal site is identified as being predominantly residential8.
• 17.General Policy 2 (GP2) of the Isle of Man Strategic Plan 2016 (IMSP) sets out the considerations required for development to be permitted and includes, that proposals should not affect adversely the amenity of local residents or the character of the locality. Policy compliant development should respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them.
• 18.IMSP Infrastructure Policy 3 (IP3) requires that a balance be struck between the need for new, evolving communications systems and the impact the necessary infrastructure would have upon the environment. It also requires the removal of redundant infrastructure.
• 19.National Telecoms Infrastructure committee report, September 2017 concluded that 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 This was undisputed evidence by any party.
• 5 And 2 metres below ground, set in a hole 400mm-600mm in width – See plan reference MT 2023P-0-0.
• 6 Policies of most relevance.
• 7 Adopted 19 April 1989.
• 8 The Area Plan for the North and West (2022) was not adopted by Tynwald and so its policies carry no weight in the balance of this decision.

• 20.National Telecommunications Strategy, October 2018 concluded that 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. It defines strategic outcomes to make it happen, in regulation and legislation, a national broadband plan, subsea cables and planning and wayleaves. The Government has made it clear that enhanced telecoms infrastructure is a top priority. The Isle of Man Government is determined to support the development of telecoms infrastructure which meets the needs of both businesses and the public now and into the future.
• 21.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. Given the diversity of the Isle of Man's landscape and the remote nature of some of the properties, the Isle of Man Government has recognised that delivery of fibre broadband to some areas would be commercially unviable and that funding should be made available to ensure that properties in nine intervention zones will have access to the Fibre. This project, was initiated in July 2020 and is set to conclude by August 2024.
• 22.Our Island Plan was updated in March 2024 and notes that the National Broadband Plan continues, with over 75% of targeted homes passed9, so supporting ongoing continued investment to deliver 99% of all homes fibre ready10. Complete the rollout of the National Broadband Plan, driving 99% Fibre Broadband available Island wide such that all parts of our economy and society can benefit from modern and ultrafast internet capability11. Within the section entitled "Outstanding lifelong learning and development opportunities for all" the plan identifies 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.

Case for the Appellant12 Design and placement considerations

• 23. The proposed poles have been carefully sited to minimise intrusion into pedestrian pathways and to ensure compliance with accessibility standards. Their placement has been selected to avoid obstructing movement and to maintain the functional width of footpaths. Existing footpaths do not meet the current highway standards, though Highways Services did not object to this application and commented that the proposal has “no significant negative impact upon highway safety, network functionality and/or parking as at least 1.2m footway width is maintained around the poles.”
• 24. At the design stage we have used the Telecommunications Poles Working Group Best Practice Recommendations guide as part of the planning decisions and

• 9 Install infrastructure to enable residents to place an order to connect.
• 10 Page 19.
• 11 Page 27.
• 12 Source Statement of Case of the Appellant - email dated 17 October 2025.

design for this scheme. We also took in the considerations of the Cabinet Siting and Pole Siting, Code of Practice, Issue 2; November 2016. (UK Guidance for best practice). These considerations can be seen within the application documents plans.

Visual Integration and Character

• 25. Wooden telegraph poles are a longstanding and familiar feature of residential infrastructure across the Isle of Man. Manx Telecom currently utilises 2,487 of its own telegraph poles and attaches to approximately 2,500 poles from Manx Utilities’ estate, which comprises around 10,000 poles Island-wide. These installations are essential for delivering fibre broadband services to homes and businesses. The scale and height of the proposed poles are proportionate to their function to meet current standard of clearance height across the carriageway. We don’t believe they are excessive when compared to other street furniture such as lighting columns. This approach reflects established practice across the Island and supports the continued rollout of high-speed connectivity in line with national infrastructure goals.

Compliance with General Policy 2 of the Strategic Plan

• 26. We believe the proposal aligns with the relevant clauses of General Policy 2:

• (b) The development respects the character and appearance of the surrounding area by using materials and forms that are sympathetic to the existing built environment.
• (c) The installation does not result in unacceptable harm to the amenity of the area, and any visual impact is mitigated through careful siting and design.

(h) The infrastructure supports essential utility services, contributing to the Island’s connectivity and resilience, which is a key objective of sustainable development.

Previous Planning applications

• 27.It is important to note that all applications have received recommendation for approval from the Planning Case Officer.
• 28.Manx Telecom has previously submitted applications and received approvals for: 23/01236/B – Ballamillaghyn Estate, Mount Rule 24/00258/B – Riverbank Road, Ramsey 24/00445/B – Ballasteen Drive, Andreas. All of these were approved by the Planning Committee and therefore were deemed to comply with Planning Policies and align with strategic infrastructure goals.
• 29.Highlighting an earlier application that has been approved 23/01236/B – Ballamillaghyn Estate, Mount Rule. The house type and topography of the dwelling density is similar to this application. 87% of properties within this application has now moved on to the new fibre network. During the planning approval process 28% of residence objected to the erection of new telegraph poles. 100% of the objectors have moved on to the new fibre network.
• 30.Despite similar infrastructure and planning context, Planning Committee have deemed

• • Riverbank Road (Approved) and Fairways Drive (Refused) are both in Ramsey yet received opposite outcomes.
• • Ballasteen Drive (Approved) and Larivane Close (Refused) are both in Andreas, yet one was deemed acceptable and the other not.
• • Visual impact assessments appear to be subjective, with no clear threshold for what constitutes “negative impact.”
• • Lack of uniform criteria for assessing visual impact
• • Variable interpretation of General Policy 2

Summary

• 31.Manx Telecom recognises the importance of balancing infrastructure improvements with the preservation of local character and amenity. However, we firmly believe that the benefits of delivering enhanced broadband and fibre connectivity—particularly in areas currently not served by fibre today significantly outweigh the limited and localised visual impact associated with the proposed development.
• 32.The installation of telegraph poles is a necessary component of expanding our network coverage and delivering reliable, high-speed connectivity to homes and businesses across the Island. These improvements directly support the Isle of Man Government’s strategic objectives as outlined in the Island Plan, the National Telecommunications Strategy, and the National Broadband Plan.
• 33.In this context, we believe that greater material weight must be given to the long-term public benefit of improved digital infrastructure. The proposed development aligns with national policy priorities and contributes to the Island’s economic resilience, social inclusion, and technological advancement. Manx Telecom remains committed to working collaboratively with planning authorities and local communities to ensure that all infrastructure projects are delivered responsibly, with sensitivity to the surrounding environment and in full compliance with planning policy.

Case for the DEFA13

• 34.The appeal site is identified for residential, and the proposals would seek to comply with IMSP Policy SP1(c) as the applicants are seeking to expand on existing telecoms infrastructure (located below ground) to facilitate service delivery within in the immediate vicinity. On this basis the broad principle of development would be supported through compliance with IMSP Policies SP1 and STP1 (c).

Visual impact

• 35.In terms of assessing visual impact and aligning this to the policy narrative, it is noted that General Policy 2 are general development considerations that are specifically focused on ‘development’. In this case for the erection of the wooden telegraph poles, the following excerpts from GP2 are relevant; b - respecting the site and surroundings; c - any adverse impact on the character of the surrounding area.

• 13 Source Statement of Case and Extract of Planning Committee Minute.

• 36. At the Planning Committee meeting, Members noted that the use of wooden poles for the provision of fibre internet was not evident anywhere else within the wider residential estate. It was noted that the remainder of the estate was likely serviced by an underground network of telecom ductworks which connects to each property. Members were concerned why these few properties could not be served by an engineering solution to have the cables underground like the remainder of the residential estate.
• 37.Members also noted, the proposed telegraph poles will be visible on this street scene as individual telegraph poles and their cabling above, where at present there are no telegraph poles, and they will be read against the backdrop of residential dwelling houses to this part of the street given their placement. This level of new infrastructure would not integrate sensitively with its surroundings.
• 38.Furthermore, the array of network cabling that would criss-cross out from the poles to the individual properties were considered a backwards step in service delivery and collectively would look out of place. The height of the poles was raised as a concern and whether they would be dominant on the streetscape because they would be greater in height than the surrounding dwelling houses.
• 39.Whilst the initial reasons for refusal focused on General Policy 2b,c, a further consideration is the wording from Infrastructure Policy 3 in the Strategic plan and the presumption against “visually intrusive masts”. If the application is being refused on visual impact (GP2b,c) it would also fail to meet the criteria of IP3 and given the lack of national need and alternative service delivery being explored, a further reason for refusal that is separately aligned with IP3 should be included.

Impact on residential amenity.

• 40. In addition to the reason for refusal, and noting an appeal considers the application de-novo, it would be pertinent to consider General Policy 2g which specifically deals with the impacts on the residential amenity from the proposals. Where proposals are considered to be visually intrusive, they could also be aligned with being overbearing. Whilst this was not included as a specific reason for refusal, but Gp2g would be reflective of the residents who objected to the proposals and are against the use of above ground fibre broadband delivery via poles and cables. Their level of objection was recorded in the minutes of the committee meeting, and their specific comments were summarised in the officer’s original report.
• 41.Consideration could be given to any adverse impact upon the neighbouring amenity and guidance on this is available within the residential design guide at Section 7.0 - Impact upon Neighbours. Further consideration could be given to whether there is any potential loss of light/overshadowing; potential overbearing impact upon outlook; and potential overlooking resulting in a loss of privacy.
• 42.With regard to these proposals, consideration could be given to objectively assess where there is any over-bearing impact from the physical presence of the poles in the public interest and whether this would feel oppressive because of

• their installation within the pavements on this quiet estate road. Should an overbearing impact exist because the development is so close to dwellinghouses, it would need to be aligned whether this would affect any outlook from within an affected dwelling house, from their gardens and any outside domestic spaces immediately surrounding the house. Further consideration is needed whether this change of outlook would be acceptable or harmful to the occupant’s living conditions of any residential property when compared to the current situation where the proposals don’t exist in the streetscape.
• 43.When assessing such impact, it could be apparent that the proposed installation of a wooden telegraph pole within approximately 20 metres of the principal elevation of a residential dwelling could result in an unduly dominant and visually intrusive feature in the immediate street scene. Due to its height, vertical form, and proximity to habitable rooms, the pole would appear starkly out of scale with the surrounding residential dwellings, creating a pronounced sense of visual oppression. Furthermore, this overbearing presence could significantly compromise the outlook from principle habitable rooms, diminishing their residential amenity of occupants by imposing an artificial and industrial structure into their immediate visual field on the property’s boundary. The proposal fails to respect the established character and spatial quality of the locality and could materially harm the living conditions of nearby residents.
• 44. The Department also submitted a rebuttal statement following the outcome of two recent appeal decisions:

• 25/90376/B by Manx Telecom for; Installation of 4 telegraph poles to supply fibre communications to; 77-87 Eary Veg and 88, 97, 98 and 99 Cronk Liauyr Tromode - Eary Veg Tromode Douglas.
• 25/90377/B by Manx Telecom for: Installation of 4 telegraph poles to supply fibre communications to; 115-119, 123-125 and 43-51 Slieau Dhoo Tromode Slieau Dhoo Tromode Douglas

• 45.These applications were initially refused by the Planning committee and following an appeal were both subsequently recommended for refusal by the planning inspector and upheld on behalf of the Minister of DEFA14.

Other Parties

• 46. Highway Services – The proposal has no significant negative impact upon highway safety, network functionality and/or parking, as at least 1.2m footway width is maintained around the poles. Therefore, no objection is raised.
• 47. Peel Town Commissioners have considered the application and object on the grounds that the erection of telegraph poles with overhead wiring will created a cluttered street scene and will be unsightly for a modern residential urban environment.

• 14 I shall return to these appeal outcomes in my assessment.

• 48. IMSP Policy IP3 sets out that a balance must be struck between the need for new, evolving communication systems to satisfy residential and business demand and the impact the necessary infrastructure will have upon the environment.
• 49. The Peel Local Plan emphasises the need for a quality residential environment through policy 5.15 stating that comprehensive landscaping proposals will be required as part of future submissions.
• 50. Manual for Manx Roads emphasises the need to build a quality environment and reduce clutter whilst identifying aspects of the built form that contributes to quality places15. It also covers a range of techniques to help reduce the clutter of unnecessary street furniture on the highway16.
• 51. All these planning policies and guidance documents encourage the reduction in street furniture and improve the residential street environment through placing statutory undertaker's communication services underground. These planning applications seek to ignore these planning policies and guidance.

Local residents17

• 52. Comments were received from nine different addresses raising objections at the application stage. They were concentrated in Ballaquane Park. The concerns raised were reported to the Members of the Planning Committee when a decision was originally taken on the proposal.
• 53. The following considerations have been summarised as follows:

• o Will change the aesthetics and be detrimental to the estate
• o Installation should be buried underground Use existing duct infrastructure
• o Loss of visual amenity & visual intrusion
• o Loss of a view and outlook from their properties
• o Could be susceptible to storm damage
• o Cheapest solution and no viability has been proposed
• o Negatively affect property valuations
• o Most of the estate’s cables are underground, why not here
• o Will be an eyesore in the street
• o Poles will be ugly and will ruin the character of this area
• o Potential for bird strikes and danger to wildlife from the cables
• o Poles will be taller than the houses and unsightly
• o Poles will allow other utility providers to use them creating clutter
• o Poles would be a backwards step

• 15 Manual for Manx Roads – Section 5.5.1.
• 16 Manual for Manx Roads – Section 5.5.3.
• 17 Source the Planning Officer report to Planning Committee and the full terms of the submitted letters and list of the addresses are reproduced on the Government planning application website.

• o Noise and Environmental disruption. The OH cables will create wind noise near bedroom windows causing disturbance to residents
• o Impact on Wildlife - The Estates proximity to Peels fish yards attracts a lot of birds to the area increasing the risk of cable damage and associated service
• outages
• o Accessibility/safety issues - poses potential problems for wheelchair user, mobility scooters and parents with prams and pushchairs, narrowing pavement widths through siting of poles;
• o Further disruption when poles are replaced at the end of their lifespan of 25-30 years
• o Detrimental impact upon the residents’ quality of life
• o Concern on Pole 3 and cable heights across the driveway
• o Several similar applications have been submitted across Peel estates. Residents’ views from a wide area should be considered
• o Use existing duct infrastructure
• o Star link is more viable and less intrusive
• o Previous applications have all been refused
• o Images are misleading and would cause a visual obstruction
• o Potential health issues from the overhead wires
• o Proposals are not in the residents' interests
• o No residential engagement from Manx Telecom/ Lack of consultation and disregard for residents’ views

Comments of resident of No 34 Ballaquane Park

• 54. The resident of No 34 Ballaquane Park submitted an individual Statement of Case and rebuttal to the appeal and the terms of the objection are set out as follows. For Manx Telecom to erect poles in order to provide fibre optic services to domestic properties, it would be a contravention of the original planning approval for our property. Since the early 70s it has been the settled policy that all services provided to new properties should be via underground means. To start erecting new poles in order to provide these services is a backward step and is on a par with a country in the 3rd world.
• 55. The MUA moved on years ago frequently under pressure from the planning committee to install cables underground. MT clearly place the payment of shareholders’ dividends above the loss of environmental amenity in the Manx built environment. This should not be allowed to happen. END

Assessment of the Inspector

• 56. From considering the evidence presented by both the Appellant and Department, as well as the minutes of the Planning Committee at which the proposal was discussed by Members, and the general essence of the concerns of local residents, the main issues for consideration are as follows:

• • the impact of the erection of the proposed telegraph poles and associated cabling on the character and appearance of the area;

• • the impact of the telegraph poles on the safety of those using the pavements;
• • the effect on the living conditions of residents, having particular regard to outlook.

Character and appearance

• 57. This part of Ballaquane Park, as already described, forms part of a wider estate of homes of similar character and appearance. The general character is of urban development, but there is a sense of openness in the immediate locality of the appeal site, where the predominance of detached single storey homes prevails set on good size plots of a verdant nature.
• 58. Telegraph poles are common elements of supporting infrastructure on the Island both in the urban centres as well as supporting more rural communities. Telegraph poles can become common features in the street scene, absorbed into townscape by their familiarity as street furniture.
• 59. At the site visit, in the immediate vicinity of Ballaquane Park, I did not see any existing telegraph poles within the street scene. However, cranked top streetlight columns were common features set in the pavements of the streets, being not unexpected pieces of infrastructure to support the residential amenity of local residents in the enjoyment of their home environment. They could be considered unobtrusive merely by the familiarity of such structures in the street scene.
• 60. The proposed telegraph poles at some 7-7.5 metres in height above ground level, would be taller than the streetlight columns. The wooden poles would be more substantial than other more slender pieces of street furniture.
• 61. In the absence of an already established pattern of telegraph poles, the presence of the proposed five poles at the height proposed would be visually obvious in the street scene. The poles would tower above the bungalows, and it is this contrast in height which would significantly harm the immediate character and appearance of this part of Ballaquane Park.
• 62. The connecting cabling strung between the poles to serve 26 properties, whilst fine in their appearance and seen against the skyline, would present a significant web of strands rising above the single storey roofs of the bungalows, which would further add to the visual harm in the way the cables would criss-cross the road emphasising the presence and dominance of these features which are not repeated elsewhere in the close vicinity.
• 63. The introduction of the telegraph poles and associated wires into this urban housing estate where single storey development prevails would result in significant harm, having an adverse effect on its character and appearance18.

Safety of pedestrians using the pavements

• 64. Manual for Manx Roads sets out that the width of residential footways should be in the order of 2 metres in width. However, the width should reflect the likely degree of useage. A narrower width of 1.2 metres may be permitted over short distances where the speed limit is 30 mph or less.

• 18 IMSP Policies GP2(C) & IP3.

• 65. Ballaquane Park being relatively narrow residential roads, including a cul-desac, all with on-street parking, are highways to which 30 mph applies. The insertion of the telegraph poles requiring a hole width of 400-600mm and a finished above ground pole diameter of 250-300mm would reduce the existing width of the pavements at the point of insertion, but this would only be over short distances, and the poles are proposed to be well spaced out.
• 66. However, I am mindful that the Highway Services were satisfied that as at least 1.2m footway width would be maintained around the poles they raised no objection. I have seen no evidence which would contradict the assessment of Highway Services, and I am satisfied that the proposed insertion of the poles would be in accordance with the terms of Manual for Manx Roads.
• 67. In these circumstances of a residential street location, where only short stretches of the pavement would be affected and compliance with Manual for Manx Roads is accepted, the terms of IMSP Policy GP2 i) would not be compromised.

Living Conditions

• 68. Concern has been raised by local residents that the proposed telegraph poles would over dominate nearby properties. The poles would be located in the pavement and generally off-set so poles would not be directly in front of homes. In addition, all the properties close to the poles have intervening front gardens, drives, front walls and some planting.
• 69. However, the dominance of the poles in respect of their height and the extent of the web of cabling in the context of low-level development would present a considerable degree of visual intrusion for residents along this part of Ballaquane Park. In particular, Nos 10, 21, 22, 29, 32 and No 38 would all have multiple connections passing over their gardens sloping down towards their neighbours’ properties. This would be particularly intrusive when viewed from their private outdoor space as well as from oblique views from their homes.
• 70. Therefore, I consider the proposed telegraph poles and cabling would result in an oppressive environment for residents which would be materially harmful to the outlook for the residents of this part of Ballaquane Park. In this way the terms of IMSP Policy GP2 b), c) and g), which follow the general thrust of the Residential Design Guide, would be undermined.

Planning balance and conclusion

• 71. I have identified that there would be significant harm to the character and appearance of the immediate locality of Ballaquane Park, along with identified harm to the living conditions of neighbouring residents, including some policy harm in respect of IMSP Policies GP2. All of this should be weighed into the negative side of the balance of the decision against the proposal.
• 72.However, as already identified above the terms of IMSP Policy IP3 requires that a balance be struck between the need for new, evolving communications systems and the impact the necessary infrastructure would have upon the environment. The Government of the Isle of Man is committed to establishing

• an up-to-date Ultrafast Fibre Optic Broadband network19, improving speeds and access to the Internet for the population of the Island.
• 73.The appeal proposal would facilitate connections for up to 26 properties should residents chose to move to ultrafast broadband. Manx Telecoms have indicated that the existing copper wire served system is not suitable to run the Fibre Optic Broadband network. In addition, any associated existing ducting is not suitable to accommodate new connections. It may be possible to underground the connections, but the cost of the works required would be likely borne, partly by the provider and partly by the home-owner.
• 74. Government’s goal is to be a world leader in telecoms, with the priority being to increase broadband across the Island20, whilst supporting the development of telecoms infrastructure to meet the needs of both businesses and the public now and into the future21. This is particularly so in respect of residents having access to fast, reliable internet via the Island's National Broadband Plan to create enhanced opportunities for learning in the Digital Age22. These are weighty matters in favour of the proposal. However, that does not mean any telecoms development anywhere is appropriate.
• 75. Although the matters in favour of the proposal are weighty, the significant harms I have identified in respect of the visual impact of the proposed telegraph poles and connecting web of wires on the established character and appearance of the immediate locality, and on the living conditions of residents, roundly outweigh the public benefits of the proposal. In this way there would be unacceptable and significant conflict with the terms of IMSP Policy GP2 b), c) and g) and IP3.

Recommendation

• 76. Therefore, I recommend that on balance the appeal be dismissed, and planning permission be refused for the installation of 5 telegraph poles to provide Fibre Optic Connectivity to 7-13 & 21-39 Ballaquane Park, Peel. If accepted, this recommendation will have the effect of upholding the decision of the Department to refuse the application.
• 77. In the event that the Minister should agree with the Appellant’s case and decide to allow the appeal recommended conditions are set out in Annex B below.

Reason

1. The prevailing characteristic of this part of the Ballaquane Park estate is of single storey detached homes with an open uncluttered appearance. In the absence of an already established pattern of telegraph poles, the presence of the proposed five poles and associated wiring, towering above the bungalows, would be an incongruous and intrusive addition which would significantly detract from the character and appearance of the locality. Further, the proposal would result in an oppressive environment for residents which would be materially harmful to the outlook for the residents of this part of Ballaquane Park. In this way the terms of

• 19 National Broadband Plan supporting ongoing continued investment to deliver 99% of all homes to be fibre ready.
• 20 National Telecoms Infrastructure Committee Report.
• 21 National Telecommunications Strategy.
• 22 Our Island Plan.

IMSP General Policy 2 b), c), g) and Infrastructure Policy 3 would be compromised. The harms identified would clearly outweigh the public benefits which the proposal would offer in respect of supporting the National Telecommunications Strategy, along with the National Broadband Plan and Our Island Plan in achieving Government’s goal of supporting the development of telecoms infrastructure for the Island which meets the needs of both businesses and the public now and into the future.

Frances Mahoney MRTPI IHBC

Independent Inspector 21st January 2026

Annex A Reasons for Refusal

• 1. The proposed installation of five wooden telegraph poles and their associated cabling amongst the uncluttered streetscene of predominantly bungalows would, due to the height, size and scale of the telegraph poles, result in a negative visual impact which would adversely affect the character of the streetscene to an unacceptable degree. As such, the proposed development would be contrary to the provisions of General Policy 2 b), c) and Infrastructure Policy 3 of the Isle of Man Strategic Plan 2016.
• 2. The proposed installation of wooden telegraph poles and its associated cabling would introduce a visually intrusive and disproportionate structure into the outlook of the properties in this part of Ballaquane Park. Its height and proximity would result in an overbearing impact on the outlook from habitable rooms and private outdoor spaces, unacceptably harming the living conditions of neighbouring residents. The proposal is therefore contrary to General Policy 2 g) of the Isle of Man Strategic Plan 2016 which seeks to protect residential amenity.

ANNEX B

Schedule of recommended conditions

• 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.

• 2. Unless otherwise approved in writing by the Department, any telecommunications cabinet, mounted equipment or wooden telegraph poles 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.

Relevant plans

This report and recommendation relate to the following plans and drawings:

Wooden Pole Measurements and Furniture 2023P-0-0 Site Location Plan Poles 1-5 2025P-8-1 Poles 1-4 Cable Distribution 2025P-8-2

• Pole 1 Site Plan 2025P-8-3

• Aerial photo Pole 1 Location 2025P-8-4

• Photomontage Pole 1 2025P-8-5

Pole 2 Site Plan 2025P-8-6 Aerial photo Pole 2 Location 2025P-8-7

• Photomontage Pole 2 2025P-8-8

Pole 3 Site Plan 2025P-8-9 Aerial photo Pole 3 Location 2025P-8-10

• Photomontage Pole 3 2025P-8-11

Pole 4 Site Plan 2025P-8-12 Aerial photo Pole 4 Location 2025P-8-13

• Photomontage Pole 4 2025P-8-14

• Pole 5 Site Plan 2025P-8-15 Aerial photo Pole 4 Location 2025P-8-16 Photomontage Pole 4 2025P-8-17

End of Schedule