DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00277/B Applicant: Sure (Isle Of Man) Ltd Proposal: Installation of a 10 meter slimline lattice with multiple mobile panel antennas/dishes/radio kit with associated ground equipment cabinets and boundary fence Site Address: Transmitter North East Corner Field 114443 Kimmeragh Farm Bride Isle Of Man IM7 4AR Senior Planning Officer: Jason Singleton Photo Taken: 30.04.2024 Site Visit: 30.04.2024 Recommended Decision: Permitted Date of Recommendation: 07.05.2024

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. Unless otherwise approved in writing by the Department, any telecommunications cabinet, mounted equipment or telecommunications structure 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.

• C 3. The development hereby approved shall not commence until further details of the antennas, dishes and remote radio heads to be installed have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter unless a variation or alteration is permitted under Schedule 2 of the Town and Country Planning (Telecommunications) Development Order 2019 (or any alteration/replacement of that order). Reason: To ensure appropriate use of the mast for telecommunication equipment.

• C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any amendment or replacement of that order) no fencing, walling or gates shall be erected at the site other than as shown on the approved plans shall be erected.

Reason: to ensure the development is carried out in accordance with the approved plans in the interests of the visual amenity of the area.

• C 5. The proposed 10m slim line lattice tower and the 1.25m high post and rail fence shall be painted dark green and maintained and retained in perpetuity. Reason; To be in keeping with a rural area.
• C 6. The proposed telecoms mast and affixed communication equipment here by approved shall be no higher than the stated 10m when measured from the concrete base as shown on plan referenced; IOM_09/0114_C REASON To ensure the mast height is installed in accordance with the approved plans
• C 7. The proposed antennas, dishes and RRU shall be coloured to match the monopole tower mast to which they are affixed and retained in perpetuity. REASON: To mitigate any visual impact.
• C 8. No development shall be commenced on site until a planting scheme has been first submitted to and approved in writing by the Department showing details of existing and proposed type of native gorse bushes or as otherwise advised by the department, to bolster the existing levels of planting to those areas of open parts of the site, and a programme of implementation. All planting shall be carried out in accordance with the approved details.

Reason: In the interests of the wooded appearance of the development and the surrounding area.

This application has been recommended for approval for the following reason. It is considered that the height of the lattice tower will have a limited visual impact in the existing rural setting and would not create any additional visual harm or intrusion into the site and surrounding wider rural area. The benefits of providing the required equipment to increase network coverage are considered to outweigh the aforementioned limited visual harm in the context of the Government's ambition to improve public infrastructure and promote remote/home working as part of the Government's plan to achieve net zero status for the Island by 2050 and would comply with Spatial Policy 5, General Policy 3, General Policy 2 (b,c,g,m) Environmental Policy 1, 2, 22, and Infrastructure Policy 3 of the IoM Strategic Plan.

Plans/Drawings/Information; This decision relates to drawings and supporting information received on 14th March 2024, referenced; IoM_09/110 B

• IoM_09/112 C
• IoM_09/113 C
• IoM_09/114 C
• IoM_09/115 A
• IoM_09/116 A
• IoM_09/117 A

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 a floor area of 6.3m x 4.2m and would be located to the north east of the field adjacent to the 3-4m high 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. - 1.4 Adjacent to the site (at the time of the site visit) is a temporary telecoms trailer mast (see planning history).

THE PROPOSAL 2.1 Planning permission is being sought for the installation of a permanent 10.0m high slim line lattice tower on a new concrete slab foundation measuring 2.5m x 2.5m. The tower would be a triangular shape consisting of three tubular columns with supporting bracing forming the overall structure with a plain grey colour of the manufacturer's galvanised finish. The site extents would measure 4.2m x 6.3m and would form a compound area and fenced with a

• 1.25m high stock proof timber fence.
• 2.2 The applicant also notes that there is the potential of painting the tower mounted equipment to match the structure to help blend the mobile equipment in. Additionally they offer the planting of common gorse around the site boundary to help mitigate the visual impact of the ground equipment, helping it blend with the current gorse that is growing along the hedgeline.

2.3 Mounted to the lattice tower would be: 3 x panel antennas towards the top of the mast and below this are; 6x RRU's and three dishes 2@ 600mm dia. Also proposed is are two equipment cabinets (0.75mx0.75mx1.8m) and an electrical meter cabinet (1.0mx0.34mx1.18m). None of the equipment would be higher than the top of the 10m lattice tower. - 2.4 The applicant notes; " The proposed structure will be a 10-meter slimline lattice, capable of supporting multiple panel antennas, providing 2G, 3G and 4G/4G+ coverage in the area along with capability to support next generation mobile antenna technology, tower mounted remote radio heads (RRHs) will also be mounted near the new antennas, these are required to support MIMO* on the network…The new proposed structure will also support smaller dishes known as microwave links used as transmission links for the site back to the Sure core network, the proposed design includes 2 microwave links, the size/location of the dishes on the included drawings for this application are indicative until a final vendor decision has been made, final sizes will be confirmed with planning ahead of installation." - 2.5 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 23/01455/B - Deployment of temporary trailer mast for 12 months to provide mobile coverage to the area of Bride whilst a new permanent site is constructed. Approved. Transmitter North East Corner Field 114443 Kimmeragh Farm. To be removed after 12 months, on 14/02/2025.

PLANNING POLICY LOCAL PLAN

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. STRATEGIC PLAN - 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 2,3,4 Settlement hierarchy 5 New development will be located within defined settlement.

General Policy

• 2 General Development Considerations (b,c,g,m)
• 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

The text preceding Infrastructure Policy 3 is an important consideration where it states in paragraph 11.9.2;

• o "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". OTHER MATERIAL CONSIDERATIONS;

4.6 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. - 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.
• 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 Bride Parish Commissioners had not commented at the time of writing.

5.2 Highways Services do not object (22/03/24)

ASSESSMENT The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP2,3,4,5; STP1; GP3e)
• - Necessity (IP3)
• - Visual impact (GP2b,c, EP1,2 IP3)
• - Impact upon residential amenity (GP2g and EP22)
• - Other matters

PRINCIPLE

6.1 The general principle would comply with Stp1 as the applicants are utilising an area of land where telecommunications infrastructure is already in existence and other communication facilities within this field.

6.2 It is noted that this site sits outside of any defined residential settlement boundary, the nearest being Bride and Andreas. However the proposals would serve those adjoining rural areas where there are many sporadic rural dwellings and agricultural farms that sit within the identified villages in the north (Ramsey, Jurby, Andreas and Bride) as identified in SP2,3,4.

6.3 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. - 6.4 As an exception can be found 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. As such the principle 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 by installing a 10m slim line lattice tower while considering the general development control principles as discussed below. NECESSITY - 6.5 The application is submitted by Sure Mobile, essentially to improve the available mobile signal coverage to both indoor and outdoor demands within the rural parishes of Bride and Andreas but also to the wider catchment to Ramsey and the North of the Island, as demonstrated as part of the submission. - 6.6 In favour of the proposals is Infrastructure Policy 3 and its supporting text which broadly advises that the maintenance and improvement of the Island's telecommunications

• systems will likely require the provision of new infrastructure and a balance has 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.
• 6.7 A further material consideration is the general support from the Climate Change Plan 2022-2027 through improved network infrastructure to allow for increased levels of home/remote working within the wider residential areas. The residential catchments as identified above are important considerations, particularly given the Government's strategy for remote workings.
• 6.8 The overall "need" for the proposal can be substantiated in this instance and works towards the overall Government objectives to enhance the level of connectivity through the investment and modernisation of communications equipment. This will result in the provision of newer and faster technology as part of the Islands communication goals, which is also part of the overall Island Economic Strategy and is welcomed as technology and demands on mobile services increases. As such this aspect would be read in accordance with IP3 of the IOM Strategic Plan. VISUAL IMPACT
• 6.9 General policy 2 ensures any visual impact is considered and equally Environmental Policy 1 and 2 ensure there is no adverse visual harm to the wider countryside or its character and quality. So careful consideration is needed to ascertain whether a proposed mast at 10m high, particularly the upper proportions, could be visible from afar outside of the site and could be visible on the landscape and whether this would be more detrimental than the current situation, noting the existing radio mast to the south of the site and the topography of the land in this area. Those views would essentially be distant views looking towards the overall area.
• 6.10 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."
• 6.11 In terms of site selection, the applicants have noted in their application the alternative sites that were examined and discounted in favour of the proposed site;

• 1. 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 and sits to the south west of Bride approx. 1km;
• 2. The Kimmeragh Radio Site (to the south of the application site) has been discounted due to available space on the structure;
• 3. Manx Telecom site at Ballaskilley Farm does not currently offer the level of coverage to support Bride Village and is substandard in terms of connectivity;
• 4. Bride Church (PA-23/01323/B - Pending decision) poses a number of ecological and conservation objections when trying to install communication equipment within the bell tower and replacement of the tiles.

6.12 From the site visit it was noted there are only fleeting views of the general site area where the mast would be placed and given the topography in the area with the site being much higher than the nearest roads (Bride Road and Lamb Hill Road) those views are limited in any case. When driving along the highway those views towards the proposed mast and the existing temporary telecoms trailer mast at 9m high, it is only here when viewed from the immediate surroundings would the proposed mast be present and would have a simplistic, slim line appearance with the lattice style offering a degree of transparency when viewed in the context of the skyline. It should be noted the existing hedgerow to the site is approx. 3-4m high and efficiently screen the lower half of the mast and equipment areas.

6.13 It is also of note, the size and scale of the existing telecoms trailers mast at 9m high (23/01455/B), the much taller existing radio mast the prevalence of wooden telegraph poles within the agricultural fields. The view here towards the masts are interrupted with the presence of wooden telegraph poles and suspended high voltage overhead electric cabling observed on the rural landscape. - 6.14 The level of finish of the equipment and mast here is an important consideration as it was proposed to be untreated colour of galvanised steel / grey that would be read against the skyline. It is noted that the communications equipment attached to the mast would be no higher than the top of the pole (10m) and can be conditioned as such, but it is important that any communications equipment and antennas are colour coded to match the mast to mitigate any visual impact and they are all read as one unified colour. - 6.15 This can be secured through an appropriate worded condition to help reduce the visual impact of the mast and equipment, whilst providing sufficient signal strength for customers to take advantage of a range of Sures' services. In terms of colour it was discussed with the applicants that a green colour would be preferable as the backdrop here when viewed from public vantage points could be read against the rural countryside (agricultural fields) when viewed from afar and in some areas possibly the sky, so a grey could our could work. Given the siting in a rural environment, a green colour would be preferable in this instance. - 6.16 With regard to the associated cabinets their visual impact would be negligible and would not be seen as in conflict with policy leading to an adverse visual impact, over and above given the levels of existing development in the wider area and would be read in the same context as the mast. The proposed landscaping would be welcomed. - 6.17 On balance, the benefits of providing the required equipment to increase network coverage are considered to outweigh the limited visual harm resulting from the development, particularly in the context of the Government's ambition to improve public infrastructure and promote remote/home working as part of the Government's plan to achieve net zero status for the Island by 2050 and would conform to those parts of Strategic Policy 1, General Policy 2(b,c), Environment Policy 1 and Infrastructure Policy 3. RESIDENTIAL AMENITY - 6.18 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 new mast in this setting. As such the proposal would comply with GP2g and EP22. OTHER MATTERS - 6.19 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), then the Local Planning Authority should have no concerns with regard to health and safety issues. - 6.20 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. In this respect, the proposal is compliant also with GP2(m). - 6.21 The proposed equipment to be affixed to the mast are shown on the plans with indicative sizes. As such, whilst the principle of the telecom functioning equipment affixed to

the mast has been shown and the quantity of units, those specific details can be conditioned to ensure specifics and dimensions are submitted prior to commencement on site to ensure the mast is appropriately utilised for telecommunication equipment as shown/ assessed on the plans.

- 7.0 CONCLUSION

7.1 Whilst it is acknowledged that the height of the lattice tower will have a limited visual impact in the existing rural setting, it is considered that the proposal would not create any additional visual harm or intrusion into the site and surrounding rural area 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 : 08.05.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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