15 June 2009 · Planning Committee
Field 524278, West Baldwin Road, Mount Rule, Douglas, Isle Of Man, IM4 5ep
Cable and Wireless IOM Ltd proposed erecting a 12.2m high green-coated monopole mast with antennas, dish, two equipment cabinets (up to 2m high), a meter cabinet, and a 1.25m high fenced compound in an unzoned agricultural field 200m east of West Baldwin Road.
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The officer assessed the proposal against policies protecting countryside and high landscape value areas, concluding the mast would be conspicuous, breach the skyline, and act as an 'alien feature' in…
General Policy 3
Prohibits development outside zoned areas except specific exceptions including location-dependent infrastructure or overriding national need with no reasonable alternative. Officer found proposal does not qualify as site is unzoned countryside and essential services exception not met due to lack of proven national need.
Environment Policy 1
Protects countryside unless overriding national need outweighs protection and no reasonable alternative. Assessed as failed because mast harms countryside ecology/character without proven overriding need; no policy for full mobile coverage.
Environment Policy 2
Prioritises landscape character protection in AHLV unless no harm or location essential. Site in High Landscape Value; mast causes harm (alien feature, skyline breach) and location not proven essential despite alternatives considered.
Infrastructure Policy 3
Balances communications need against environmental impact with presumption against intrusive masts in sensitive landscapes unless strategic national need via sharing/alternatives. Sensitive landscape presumption applies; no strategic need demonstrated as alternatives not fully justified.
Castletown Local Plan Policy 13.4
No countryside development except national strategic or agricultural needs; open space to be respected. Proposal intrudes on agricultural open space without qualifying exception.
No objection
Multiple private residents and Braddan Parish Commissioners responded to the telecommunications mast application; Braddan Parish Commissioners had no objection while residents objected due to visual impact on the sensitive landscape.
Key concern: visual impact and intrusion on sensitive landscape protected by Environment Policies 1 and 2
Braddan Parish Commissioners
No ObjectionThe Commissioners had no objection to the following planning applications: ... PA09 00335 B - Cable and Wireless - Erection of antenna and creation of a communications compound - Field 524278 West Baldwin
Mount Rule Cottages Residents
ObjectionOur objection is principally in respect of the public view of the mast and equipment as viewed from the countryside in which we live - the public highways, the view from and the character of which is a material planning consideration, as encapsulated in Environment Policies 1 and 2 of the Island Strategic Plan.; We believe that where the mast would be visible it would appear as an artificial element in an otherwise very natural landscape.
Mr. David Dentith and Miss Sarah Corlett
ObjectionWe believe that the landscape in which the mast and cabin are to be installed and the landscape from which they could be seen, are such sensitive landscapes as identified in the Isle of Man Planning Scheme (Development Plan) Order 1982 and extant adopted Local Plan and as such there should be a presumption against the mast and cabin in this location.; For the above reasons we would suggest that the application should be refused.
B Hurst
ObjectionWe appreciate that a 'right to a view' is not the strongest of interests but in the event planning permission was granted we are particularly concerned as to the adequacy of screening and that conditions are put on to cease the current storage of plant & materials.; ask you to return the application as it does not minimise impact.
Conditions requested: conditions are put on to cease the current storage of plant & materials
The original application 09/00335/B for erection of a 12.2m antenna mast and communications compound on farmland at Field 524278, West Baldwin Road, Mount Rule, was refused by the Planning Committee. The appellant, Cable and Wireless IOM Ltd, argued essential national need for coverage in blackspot areas including emergency services, supported by site selection process and government department. The Council defended refusal citing harm to High Landscape Value area under IoM Strategic Plan policies, lack of proven strategic national need, and non-essential location. The inspector found the mast would protrude unacceptably on the skyline from public viewpoints, causing adverse visual impact contrary to landscape policies, and that alternatives existed without overriding national need. The appeal was dismissed, upholding the refusal.
Precedent Value
Demonstrates high bar for masts in High Landscape Value: must prove no alternatives and strategic national need beyond commercial coverage; skyline protrusion from public views decisive against approval despite safety arguments.
Inspector: John S Turner
