29 January 2013 · Planning Committee
Communications Antenna, Ballafletcher Sports Pitches, Braddan Road, Strang, Douglas, Isle Of Man, IM4 4qj
The proposal involved mounting two 1.4m GSM/3G antennas and a 30cm microwave dish on previously approved 12m floodlighting masts at the rugby club playing fields, with an equipment cabinet (2m x 0.8m x 1m) housed in a stone wall enclosure built into an existing sod bank.
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The officer assessed that the antennas and dish were 'relatively small additions to the existing floodlighting masts' and the cabinet enclosure 'built into an existing sod hedge', concluding 'the prop…
General Policy 3
Restricts development outside zoned areas except for location-dependent essential services like telecoms where no reasonable alternative. Officer noted as relevant but focused assessment on ENV policies; proposal fitted as necessary services on previously developed sports land.
Environment Policy 1
Protects countryside unless overriding national need and no alternative. Officer found proposal 'would not adversely affect the countryside' due to small scale on existing masts, so no need to prove overriding need.
Environment Policy 2
Protects Areas of High Landscape Value unless no harm to character or location essential. Site in High Landscape Value; officer applied same test as ENV1, finding 'would not harm the character and quality of the landscape'.
Infrastructure Policy 3
Balances telecom needs against environmental impact, presuming against new masts, encouraging sharing and removal of redundant. Proposal used existing masts (sharing), with alternatives explored but discounted; no new mast needed.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the installation of two mobile phone communication antennae and microwave dish and the creation of an equipment enclosure as shown in drawing numbers 1, 2, 3 and photographs date stamped 25th October 2012 and drawing number 4 dated 2nd January 2013, and Planning Application Supporting Statement prepared by Cable and Wireless dated 22nd October 2012, Declaration of Conformity with ICNIRP Public Exposure Guidelines dated 2nd December 2011 and Kathrein antenna details date stamped 25th October 2012.
Removal if redundant
In the event of the antennae, microwave dish and equipment enclosure erected under this approval becoming redundant they must be taken down along with all ancillary infrastructure and be removed from the site within 3 months of the cessation of the use and, in respect of the enclosure, the land restored back to form part of the existing sod hedge.
have not commented on the application
Braddan Parish Commissioners initially listed no objection to PA12/01458/B but then explicitly objected due to adverse impact on local residents' amenity and insufficient demonstration of mast sharing or strategic need.
Key concern: adversely affect the amenity of local residents as stated in General Policy 2 (g)
Braddan Parish Commissioners
ObjectionThe Commissioners objected to the following Planning Application: - PA12 01458 - Vagabonds RUFC...; The Commissioners feel that such a facility would adversely affect the amenity of local residents as stated in General Policy 2 (g). They also feel that more extensive work should be undertaken in terms of mast sharing opportunities and if not they must clearly demonstrate strategic national need as detailed in Infrastructure Policy 3.
The original application 12/01458/B for erection of three mobile phone communications antennas on previously approved floodlighting masts and an associated electrical equipment cabinet at Vagabonds RUFC Playing Fields was permitted by the planning authority. Braddan Parish Commissioners, as an interested party, lodged an appeal against this approval under Article 8 of the Town and Country Planning (Development Procedure) Order 2005 on or before 20th February 2013, requesting written procedure. Notification letters were sent to parties including the applicant Cable and Wireless, agent Kelly Lewthwaite Building Design, and others, with a request for appeal statements by 15 March 2013. The appeal was withdrawn by Braddan Parish Commissioners on 15th March 2013. Consequently, the original permission decision stood without further proceedings or inspector involvement.
Precedent Value
This appeal demonstrates that third parties (interested persons) can appeal approvals but must commit to the full process; withdrawing early reinforces the original decision without setting any substantive precedent on the merits.
