Communications Act 2003, Schedule 3A, paragraph 108

General interpretation

SCHEDULE 3A The electronic communications code

108 (1) In this code—

  • “agriculture” and “agricultural”—

    (a)

    in relation to England and Wales, have the same meanings as in the Highways Act 1980,

    (b)

    in relation to Scotland, have the same meanings as in the Town and Country Planning (Scotland) Act 1997, and

    (c)

    in relation to Northern Ireland, have the same meanings as in the Agriculture Act (Northern Ireland) 1949;

  • “bridleway” and “footpath”—

    (a)

    in relation to England and Wales, have the same meanings as in the Highways Act 1980,

    (b)

    in relation to Scotland, have the same meanings as Part 3 of the Countryside (Scotland) Act 1967, and

    (c)

    in relation to Northern Ireland, mean a way over which the public have, by virtue of the Access to the Countryside (Northern Ireland) Order 1983 (SI 1983/1895 (NI 18)), a right of way (respectively) on horseback and on foot;

  • “code agreement” has the meaning given by paragraph 29(5);

  • “Crown interest” has the meaning given by paragraph 104(2) and (3);

  • “enactment” includes—

    (a)

    an enactment comprised in subordinate legislation within the meaning of the Interpretation Act 1978,

    (b)

    an enactment comprised in, or in an instrument made under, a Measure or Act of the National Assembly for Wales,

    (c)

    an enactment comprised in, or in an instrument made under, an Act of the Scottish Parliament, and

    (d)

    an enactment comprised in, or in an instrument made under, Northern Ireland legislation;

  • “land” does not include electronic communications apparatus;

  • “landowner” has the meaning given by paragraph 37(1);

  • [F1447 “lease” includes—

    (a)

    in relation to England and Wales and Northern Ireland, any leasehold tenancy (whether in the nature of a head lease, sub-lease or underlease) and any agreement to grant such a tenancy but not a mortgage by demise or sub-demise, and

    (b)

    in relation to Scotland, any sub-lease and any agreement to grant a sub-lease,

    and “lessee” is to be construed accordingly; F1447]

  • [F1447 “lease”—

    (a)

    in relation to England and Wales and Northern Ireland, includes—

    (i)

    any head lease, sub-lease or underlease,

    (ii)

    any tenancy (including a sub-tenancy), and

    (iii)

    any agreement to grant any such lease or tenancy,

    but does not include a mortgage by demise or sub-demise;

    (b)

    in relation to Scotland, includes any sub-lease and any agreement to grant a sub-lease,

    and “leased premises” and “lessee” are to be read accordingly; F1447]

  • [F1448 “Part 4A code right” has the meaning given by paragraph 27E(3); F1448]

  • “relevant person” has the meaning given by paragraph 20(1);

  • “restricted byway” has the same meaning as in Part 2 of the Countryside and Rights of Way Act 2000 ;

  • “road”—

    (a)

    in relation to Scotland, has the same meaning as in Part 4 of the New Roads and Street Works Act 1991;

    (b)

    in relation to Northern Ireland, has the same meaning as in the Roads (Northern Ireland) Order 1993 (SI 1993/3160 (NI 15));

  • “site provider” has the meaning given by paragraph 30(1);

  • “street”—

    (a)

    in relation to England and Wales, has the same meaning as in Part 3 of the New Roads and Street Works Act 1991, and

    (b)

    in relation to Northern Ireland, has the same meaning as in the Street Works (Northern Ireland) Order 1995 (SI 1995/3210 (NI 19)).

(2) In this code, references to the alteration of any apparatus include references to the moving, removal or replacement of the apparatus.F1392]

Definitions used in Schedule 3A, paragraph 108 4

enactment

“enactment” includes any enactment comprised in an Act of the Scottish Parliament or in any Northern Ireland legislation;

Defined in s.405(1) · see it in the full Act
subordinate legislation

“subordinate legislation” means—

(a)

any subordinate legislation, within the meaning of the Interpretation Act 1978 (c. 30); or

(b)

any statutory rules (within the meaning of the Statutory Rules (Northern Ireland) Order 1979 (S.I. 1979/1573 (N.I. 12));

Defined in s.405(1) · see it in the full Act
electronic communications apparatus

(16) In this paragraph “Access Directive”, “electronic communications apparatus”, “the provision of premium rate services”, “SMP condition”, “SMP apparatus condition” and “Universal Service Directive” each has the same meaning as in Chapter 1 of Part 2 of this Act .

Defined in Sch.18 para.9(16) · see it in the full Act
apparatus

“apparatus” includes any equipment, machinery or device and any wire or cable and the casing or coating for any wire or cable;

Defined in s.405(1) · see it in the full Act

Cases considering Schedule 3A, paragraph 108 4

Icon Tower Infrastructure Limited v On Tower UK Limited

[2026] UKUT 89 (LC) · 27 February 2026Limits

The Tribunal considered the exclusion of electronic communications apparatus from the definition of land. It held that this did not prevent the replacement of a mast from constituting redevelopment, because the Tribunal had already determined the issue in <em>Steppes Hill Farm</em>. (see paras [62]-[66])

Cornerstone Telecommunications Infrastructure Ltd v Compton Beauchamp Estates Ltd

[2019] EWCA Civ 1755 · 22 October 2019Defines

The court applied the definition that land does not include electronic communications apparatus. This supported the conclusion that cases about structures becoming part of land did not govern the Code question (see para [47]). The court held that this express definition, rather than paragraph 43(2), identifies the meaning of “relevant person” in the Code (see para [33]).

On Tower UK Limited v AP Wireless II (UK) Limited

[2026] UKUT 245 (LC) · 7 July 2026

The Tribunal used the exclusion of electronic communications equipment from “land” to explain why antenna rights between operators are not Code rights (see para [9]).

What each judgment says about Schedule 3A, paragraph 108 is in the case-law panel in the full Act.

Amendments and notes

3 notes from legislation.gov.uk

Amendments

  1. F1447Words in Sch. 3A para. 108(1) substituted (15.3.2021 for specified purposes, 26.12.2022 for E.W. in so far as not already in force, 1.7.2023 for S. in so far as not already in force) by Telecommunications Infrastructure (Leasehold Property) Act 2021 (c. 7), s. 3(3)(b)(4), Sch. para. 4(12)(a); S.I. 2022/1308, reg. 3(c)
  2. F1448Words in Sch. 3A para. 108(1) inserted (15.3.2021 for specified purposes, 26.12.2022 for E.W. in so far as not already in force, 1.7.2023 for S. in so far as not already in force) by Telecommunications Infrastructure (Leasehold Property) Act 2021 (c. 7), s. 3(3)(b)(4), Sch. para. 4(12)(b); S.I. 2022/1308, reg. 3(c)
  3. F1392Sch. 3A inserted (31.7.2017 for the purpose of making regulations under Sch. 3A para. 95, 22.11.2017 but only in relation to Sch. 3A para. 106, 28.12.2017 in so far as not already in force) by Digital Economy Act 2017 (c. 30), s. 118(6), Sch. 1 (with Sch. 2); S.I. 2017/765, reg. 2(ii)(jj); S.I. 2017/1136, reg. 2; S.I. 2017/1286, reg. 2(b)