Whinmoor, Leeds

Reference: 40393

Utility Feasibility Report

November 2015

Notice

This document and its contents have been prepared, and are intended solely, for the information and use by Persimmon Homes West Yorkshire in relation to the purposes set out in the report.

ATKINS assumes no responsibility to any other party in respect of or arising out of or in connection with this document and/or its contents.

Document history

Job number: Document ref: Utility Feasibility Report Revision Purpose description Originated Checked Date Rev 1.0 Feasibility Report Philip Adam 03.12.2015 Williams Bushnell

Atkins Whinmoor, Leeds – Utility Feasibility Report

Table of contents

Chapter Pages 1. Introduction 4 2. Electricity Infrastructure 7 2.1. Northern Power Grid (NPG) 7 3. Gas Infrastructure 12 3.1. Northern Gas Networks (NGN) 12 3.2. Gas Transportation Company (GTC) 14 4. Telecommunications Infrastructure 15 4.1. BT Openreach 15 4.2. KCOM Group 16 4.3. Virgin Media 16 4.4. Vodafone 17 5. Water Infrastructure 19 5.1. Yorkshire Water 19 6. Sewer Water Infrastructure 22 6.1. Yorkshire Water 22 7. Liability 24 7.1. Existing Plant 24 7.2. Liability 24 8. Appendices 25

Atkins Whinmoor, Leeds – Utility Feasibility Report

1. Introduction

Atkins Ltd has been engaged by Persimmon Homes West Yorkshire to evaluate the site wide utility constraints for the development site currently known as Whinmoor.

It is understood that the proposed development will be of mixed use and comprises the construction of 2000 domestic properties, A1 retail premises, health centre, community centre and primary school. The development is expected to be constructed in three phases.

Phase 1 consists of two parcels of land. Parcel one located adjacent to the A64 York Road and the second parcel located to the east of the A58 Whetherby Road. It is expected that development will start at both the A64 and A58 parcels simultaneously. For the purpose of this report the development parcels within Phase 1 will be split in to Phase 1A, area adjacent to the A64 York Road, and Phase 1B, area adjacent to A58 Whetherby Road.

Phase 1A, 2016 – 2021

 500 residential properties  Local centre comprising retail, health and community centres.  Primary School

Phase 1B, 2016- 2021

 400 residential properties

Phase 2, 2020 – 2024

 600 residential properties  Primary School

Phase 3, 2023 – 2026

 500 residential properties

The development site is located to the north and west of Whinmoor, north Leeds. Phase 1A is bounded to the south east by the A64, to the west by Willow Garth Farm and the residential area known as Hornbeam Way.

Phase 1B is located to the north of Red Hall Lane, bounded to the west by the A58, to the east by Coal Road and to the north by open fields and the village of Redhall.

Phase 2 is located to the north of Skelton’s Lane, bounded to the west by Coal Road and to the north and west by mature hedgerows.

Atkins Whinmoor, Leeds – Utility Feasibility Report

Phase 3 is located on both the north and southern sides of Skelton’s Lane. The site is bounded to the north and east by Skelton Hall Farm, to the west by the proposed Phase 2 development and to the south by land within the Phase 1A development parcel.

The development will be bounded by a section of the proposed East Leeds Orbital Route which will run from a new junction with the A64, located adjacent to the south eastern boundary of Phase 1A, up to a junction with the A58 located at the north western boundary of the proposed Phase 1B development site.

The site location and proposed layout are shown on the plans provided by Persimmon Homes West Yorkshire, appended to this report.

This report details the utility constraints identified on and around the proposed development site and is based on the results of the utility search carried out by Atkins under reference 40393. The report proposes methodologies to overcome the utility constraints in order to facilitate the proposed new development.

It is understood that Persimmon Homes West Yorkshire require preliminary guidance on the methodologies and costs associated with any diversions and disconnections required in order to clear the site of utility constraints to enable the works to take place.

In addition, it is understood that Persimmon Homes West Yorkshire require information pertaining to available capacity to support the additional loads of the proposed development, as well as budget costs for the new supplies.

This report will:

 Determine the existing constraints on the site created by the utilities shown on the utility plans procured.  Propose a strategy for removing any constraints from the development.  Include estimated elemental costs for any diversionary works and disconnections deemed required.  Include information procured from the regional utility network operators regarding the availability of capacity and budget quotations for new supplies.

Any reference made herein to the “site plan” or “site layout” refers to the plan provided by CLIENT appended to this report, in particular:

 Site Location Plan.

 Site Layout With Existing Geography

 Site Phasing Plan

The utilities that fall within the scope of this report include high voltage (HV) and low voltage (LV) electricity, low pressure (LP) and medium pressure (MP) gas, telecommunications, potable water and sewer water mains.

Atkins Whinmoor, Leeds – Utility Feasibility Report

Assumptions

A brief desktop study indicates that the parcels of land contained within Phases 1A, 1B, 2 and 3 are currently made up of open green fields used for arable purposes.

When procuring information in relation to utility network capacity, the information used as a basis for utility demands for the domestic units is based on standard loadings for gas heated residential dwellings. In general, these figures are standard and will be applied by the relevant utility companies when considering their network capacity.

In respect of the non-domestic element of the scheme, the information used as a basis for any utility demands is based on the following loading figures, estimated by Atkins.

 Electric – 250kW  Gas – 296kW

Basis of Cost

Any costs detailed within this report that have been indicated by Atkins and not procured from the utility companies will be ‘Elemental Estimated Budget Costs’ only. They are formed with reference to quotations received from District Network Operators (DNOs) on previous projects of a similar nature.

Exclusions

All elemental budget costs exclude VAT unless otherwise stated. Elemental Estimated Budget Costs exclude service disconnections, diversions and lowering unless otherwise stated. Estimated costs exclude the cost of any sewer diversions and disconnections.

The following utilities returned an “affected” response to the Utility Search carried out under reference 40393, however their apparatus is outside of the site boundary or is outside the scope of this report:

 BSKYB Telecommunication Services – BSKYB lease capacity on Vodafone network.  GTC – Proposed gas and electric network off York Road, yet to be constructed.  Leeds City Council - Records indicate they have street lighting apparatus outside of the development site.

The following utilities had not responded to Atkins Utility Search enquiries at the time of writing this report:

 CityFibre.

Atkins Whinmoor, Leeds – Utility Feasibility Report

2. Electricity Infrastructure

2.1. Northern Power Grid (NPG)

Existing Infrastructure & Constraints

 Substations / Transformers

Phase 1A

Records received from Northern Power Grid Indicate there is an electricity substation located at Mortec Park to the south east of the site boundary. Records also indicate a ground mounted substation located within the existing domestic development to the west of the Phase 1A development site. The substation is located in Naburn Approach adjacent to No.2 Acorn Drive. All of the substations are located outside of the development site boundary.

Phase 1B

NPG records indicate a pole mounted substation located at the north-west boundary of site 1B adjacent to the wooded area which bounds the A58 Whetherby Road.

Phase 2

Records indicate a pole mounted substation located at the western end of the southern boundary of Phase 2 adjacent to the northern verge of Sketon Lane and opposite the entrance to the footpath which runs from the southern footpath of Skelton Lane to Naburn Approach.

Phase 3

Records received from NPG indicate that a ground mounted substation is located adjacent to Bramley Gardens to the west of the proposed site and outside of the site boundary.

Buried & Overhead Cables

Phase 1A

Records received from NPG indicate two Extra High Voltage (EHV) overhead lines adjacent to Morwick Farm to the south west of Phase 1A. These EHV overhead lines terminate to the east of the A64 York Road. EHV cables then cross over the A64 adjacent to the southern boundary of Phase 1A before crossing the unmade area of land known as Willow Garth Farm which is located to the south west of Phase 1A. The EHV cables continue on to Naburn Drive before running through the existing built up area to the NPG Primary Substation located off Coal Road.

Atkins Whinmoor, Leeds – Utility Feasibility Report

NPG records indicate High Voltage (HV) underground cables located within Naburn Approach to the west of the proposed site and HV overhead lines located adjacent to Moretec Park to the south of the site. Records also indicate HV underground cables located within the area known as Willow Garth Farm to the south west of the Phase 1A development area.

Records indicate Low Voltage underground cables located in the both the northern verge and southern footpath of the A64 York Road outside of the proposed development site. NPG records indicate LV underground cables located within the existing developments located to the west of the proposed site at Phase 1A.

Phase 1B

NPG records indicate an EHV cable running north to south within the western verge of Coal Road which marks the boundary between Phase 1B and Phase 2. This EHV cable continues south along Coal Road to the existing NPG Primary Substation.

Records indicate a HV overhead line crossing Phase 1B from the south east to the northwest which provides a connection to a pole mounted substation located at the north-west boundary of site 1B adjacent to the wooded area which bounds the A58 Whetherby Road.

Records provided by NPG indicate LV cables located adjacent to the pole mounted substation within Phase 1B. This underground LV main provides a connection to existing LV cables located within the verges and footpaths of the A58 Whertherby Road. Records also indicate LV underground cables located within the northern and southern footpath and verge of Red Hall Lane to the south of the Phase 1B. NPG records indicate LV underground mains located within the existing developments to the south of Red Hall Lane and outside of the site boundary.

Phase 2

NPG records indicate HV overhead lines crossing the Phase 2 site. A HV overhead line runs north from the existing pole mounted substation located adjacent to the southern boundary, on Skeltons Lane, with a spur running off this line in a north westerly direction across Phase 2 to the pole mounted transformer located in Phase 1A. Records indicate that this HV overhead line provides connections to properties located to the north of the development site.

Records show an existing HV cable running north up Coal Road and turning east in to Skeltons Lane before crossing the carriageway on to the northern verge. This HV cable runs within the verge until it enters Phase 2 and connects to the existing HV overhead line.

Records provided by NPG indicate a second HV overhead line located to the east of Phase 2 which runs in a northerly direction across the development site exiting the plot at the northern boundary and continuing in a north easterly direction towards Intake Farm.

Records indicate a HV underground cable running in a north westerly direction from Naburn Approach along Westwinn Garth via the public footpath adjacent to the Recreation Ground before providing a HV connection

Atkins Whinmoor, Leeds – Utility Feasibility Report

to the ground mounted substation located to the south west of Bramley Gardens and on to Skeltons Lane. This HV cable crosses the carriageway on to the northern verge before running westwards and crossing the southern boundary of Phase 2 to connect to the HV overhead line.

Records indicate LV underground cables located within Skeltons Lane and within the built up area to the south of Skelton Lane, outside of the Phase 2 site boundary.

Phase 3

Records indicate an Extra High Voltage (EHV) tower line crosses Phase 3 from an easterly direction terminating at a tower located adjacent to the south west boundary of Phase 3 and to the south of Bramley Gardens. EHV cables run from the terminal tower in an easterly direction following the hedge line that marks the southern boundary of Phase 3 before turning in a south westerly direction and running adjacent to the rear gardens of Hornbeam Way and the western boundary of Phase 1A. The EHV cable then continues in to Birchfield Avenue and runs through the existing housing development to the NPG Primary Substation located off Coal Road.

NPG records indicate a LV main located within the southern footpath of Skeltons Lane which crosses the carriageway adjacent to Bramley Grange Farm and runs in an easterly direction along Skeltons Lane. Records show LV underground cables providing service connections to Bramley Gardens, outside of the Phase 3 boundary, and to Bramley Grange Farm which is located within the Phase 3 site.

Methodology to overcome Constraints

Phase 1A

From viewing the NPG records it is not considered that any diversionary works will be necessary as all the NPG apparatus falls outside of the boundary of Phase 1A. The exact location of the proposed new roundabout linking the proposed East Leeds Orbital Road to the A64 is currently unavailable and as such it is not possible to indicate whether the existing UKPN apparatus will be in conflict with the proposed new roundabout and if diversionary works will be required. Once more detailed plans become available further investigations can be carried out to establish the methodology required to overcome these constraints. Currently, no costs for these works have been included within this report.

Phase 1B

From viewing the plans currently available the EHV underground cable located in Coal Road, which is public highway, is not considered likely to require major diversionary works as the plans indicate that the current road layout is to remain. However, it will be necessary to divert or protect the existing EHV underground cable where new roadways cross or join the existing highway in Coal Road. No costs for these works have been included within this report.

Atkins Whinmoor, Leeds – Utility Feasibility Report

The records received from NPG indicate that it will be necessary to dismantle the existing HV overhead line and the existing pole mounted substation located at the north-west boundary of the development site. It may be possible to connect any existing supplies, connected to the existing pole mounted substation, to a new ground mounted substation located within the development site. A cable route and location for a new substation will need to be discussed and agreed with NPG once detailed site layout plans are available. The location of the proposed new roundabout which will link the new East Leeds Orbital Road to the A58 is currently unknown and it is therefore not possible to indicate whether existing UKPN apparatus will be in conflict with the new road link and whether diversionary works will be necessary. Once more detailed plans become available further investigations can be carried out to establish the methodology required to overcome these constraints. Currently, no costs for these works have been included within this report.

Phase 2

In order to develop the Phase 2 site, it is anticipated that it will be necessary to divert and underground the existing HV overhead lines which run across the site. Both HV overhead circuits provide connections to premises located outside and to the north of the site and will therefore need to retained. These HV overhead lines can be replaced with underground cables where they cross the site, the routes being discussed and agreed with NPG once a detailed site layout is available.

The existing pole mounted substation located within Phase 2 will require dismantling. This existing transformer provides supplies to the existing properties located to the south of Skelton’s Lane. These LV connections can be maintained by the provision of a new connection from the new ground mounted substation to be located within Phase 2. The location of new substations and HV/LV cable routes can be discussed and agreed with NPG once detailed site layout plans are available.

Phase 3

The existing EHV overhead tower line, which runs across the Phase 3 site, imposes major constraints on the development which will need to be overcome. Discussions with NPG should be arranged to determine what easements are in place regarding the existing tower line and to establish what limitations may be imposed regarding the proximity of the development to the existing line.

It is possible to replace the overhead tower line with EHV underground cables which could follow a route, to be agreed upon with NPG, through the proposed development to connect with the existing EHV cables located to the west of the site. This solution will likely require significant financial expenditure with the alternative solution being to leave the existing tower line in situ and design the site layout accordingly. It is suggested that reference is made to the following documents which specify overhead line clearances:

 Energy Networks Association Technical Specification 43-8 Issue 3 2004 Overhead Line Clearances  HSE Guidance Note GS6 “Avoidance of Danger from Overhead Lines” ISBN 0 11 885 6685

It has been assumed that the buildings known as Bramley Grange Farm, which are located within the boundary of Phase 3, will be demolished and as such the connection will require disconnecting.

New Supplies & Capacity Atkins Whinmoor, Leeds – Utility Feasibility Report

An application has been made to Northern Power Grid to carry out an assessment of their network with a view to supporting the proposed new development of some 2,000 domestic properties, various community facilities including two new schools. The total anticipated load requirement is expected to be in the region 4.3MVA.

Northern Power Grid state that they believe they can supply the site by installing one new high voltage (HV) circuit to the proposed site and connecting in to the other HV circuits located in the area of the site. This new HV circuit will run to site from the Sledmere Garth Primary Substation, located to the south of the site, which should have sufficient capacity available.

The budget proposal from Northern Power Grid is based upon a provisional investigation and no site visit or detailed study has been carried out. Unless otherwise stated it does not include costs for any reinforcement or diversionary work that may be required, or for any environmental, earthing or stability studies which may also be necessary.

Estimated / Budget Costs

Description of Works Cost Estimation (£) New Supplies (Provided by NPG) New HV circuit to site and reinforcement of existing HV circuits. £750,000 Installation of 5 1000kVA distribution substations. £350,000 Low voltage mains and 2000 service connections. £2,000,000 Disconnections Disconnect service to Bramley Grange Farm £1000 Diversionary Works (Provided by NPG) Diversion of existing HV underground and overhead circuits. £100,000

Total £3,201,000

Assumed depth of electric apparatus: LV = 450mm, HV 11kV = 600mm or lower

Based on NJUG Volume 2.

Atkins Whinmoor, Leeds – Utility Feasibility Report

3. Gas Infrastructure

3.1. Northern Gas Networks (NGN)

Existing Infrastructure & Constraints

 Buried Pipework

Phase 1A

Records received from Northern Gas Networks indicate a 16” Spun Iron (SI) Medium Pressure (MP) gas main located within the southern verge of the A64 York Road. Records also indicate a 90mm Polyethylene (PE) MP gas main located within the eastern verge of Thorner Lane, all of which are outside of the boundary of Phase 1A.

NGN records indicate a 10” Spun Iron (SP) Low Pressure (LP) main located within the southern verge and carriageway of the A64 York Road. Records indicate LP gas mains located within the existing built up areas to the west of the development site outside of the site boundary.

Phase 1B

NGN records indicate an existing 8” Cast Iron (CI) LP gas main running within the western footpath of the A58 Wetherby Road, located to the west of the site, running in a northerly direction up towards the Redhill Service Station where it crosses to the eastern footpath where it decreases in diameter to a 6”CI main terminating outside “Ned-Wyn” at the northern end of Wellington Terrace. Records show a 6”CI LP gas main running along the northern footpath of Whinmoor Lane.

NGN records indicate that there are existing LP gas mains located within the existing built up area to the south of Red Hall Lane to the south of the proposed site. All existing gas apparatus is outside of the site boundary of Phase 1B.

Phase 2

Records received from NGN indicate that there are LP gas mains and services located within the existing built up area to the south of Skelton’s Lane all of which are outside of the Phase 2 site boundary.

Phase 3

NGN records indicate a 90mm PE MP main, running in a northerly direction, located within the eastern footpath of Thorner Lane. Records indicate existing LP gas mains and services located within the existing built up area to the south west of Phase 3.

Atkins Whinmoor, Leeds – Utility Feasibility Report

Methodology to overcome Constraints

From viewing the NGN records it is not considered that there will be a requirement to carry out any diversionary works as all existing NGN apparatus is located outside of the proposed development site boundaries. No NGN apparatus is located within Phase 1A, Phase 1B, Phase 2 or Phase 3.

New Supplies & Capacity

An enquiry was raised with Northern Gas Networks to carry out an assessment of their network and advise whether there is sufficient capacity to support the proposed development.

Northern Gas Networks have responded and indicated that sufficient capacity is available in the existing 16” Spun Iron (SI) Medium Pressure (MP) which runs along the A64 York Road adjacent to Phase 1A. It will be necessary for Northern Gas Networks to install a medium pressure to low pressure district governor at the site boundary of Phase 1A and run a low pressure gas network through the proposed development, along a route and within timescales to be agreed with the developer, to provide gas connections to Phase 1B.

An application was made to Northern Gas Networks for the provision of a budget estimate for new gas connections to the proposed development. In order to produce a budget estimate Northern Gas Networks require the provision of detailed site plans, clearly indicating the domestic and non-domestic properties. As this detailed information is not yet available, Northern Gas Networks state that they are unable to provide a budget estimate at this time.

Estimated / Budget Costs

Description of Works Cost Estimation (£) New Supplies On-site main and service connections to 200 residential properties, Health £TBC Centre, Primary School, Community Centre and Retail Units Disconnections None anticipated £0 Diversionary Works None anticipated £0

Total £0

Atkins Whinmoor, Leeds – Utility Feasibility Report

3.2. Gas Transportation Company (GTC)

Existing Infrastructure & Constraints

 Buried Pipework

Records provided by the Gas Transportation Company (GTC) indicate that they have a LP gas network located within a new development currently known a Plots 1- 20 Red Hall Lane which is located to the south of Red Hall Lane, west of Wetherby Road.

Methodology to overcome Constraints

From viewing the GTC records against the proposed site plan, it is not considered that any diversionary works of GTC apparatus will be necessary, as the gas infrastructure falls outside the proposed site boundary.

Assumed depth of Gas apparatus = 600mm or lower

Based on NJUG Volume 2.

Atkins Whinmoor, Leeds – Utility Feasibility Report

4. Telecommunications Infrastructure

4.1. BT Openreach

Existing Infrastructure & Constraints

 Buried & Overhead Cables

Phase 1A

Records indicate that there is existing underground apparatus and associated chambers located within the northern verge of the A64 York Road. BT Openreach records indicate overhead apparatus located on the southern boundary of Phase 1A adjacent to and providing service connections to Morwick Farm. Records indicate BT Openreach underground and overhead apparatus located within existing development to the west of Phase 1A outside of the site boundary.

Phase 1B

BT Openreach records indicate existing underground apparatus and associated chambers located within the eastern verge of the A58 Wetherby Road adjacent to the western boundary of Phase 1B. Records indicate BT Openreach apparatus located within the existing developed areas to the south of Red Hall Lane outside of the site boundary.

Phase 2

Records provided by BT Openreach indicate existing underground apparatus and associated chambers located in the eastern verge of Coal Road running parallel with the western boundary of Phase 2. Records indicate existing BT Openreach apparatus located within the existing residential area located to the south of Skelton’s Lane and outside the site boundary.

Phase 3

Records received indicate existing BT Openreach underground apparatus and associated chambers located within the southern verge of Skelton’s Lane which runs east to west through Phase 3.

Methodology to overcome Constraints

It is not considered that any diversionary works will be required to facilitate the development of Phases 1A, 1B, or 3 as records indicate that all BT Openreach apparatus is located either outside of the site boundaries or located within existing public highways. However, as the exact locations of roundabouts linking the East Leeds Orbital Road to the A58 and A64 are currently unavailable it is not possible to indicate whether any existing BT Openreach apparatus will be in conflict with the proposed new roundabouts and access roads. Once more detailed plans become available further investigations can be carried out to establish the methodology required to overcome these constraints. Currently, no costs for these works have been included within this report.

Atkins Whinmoor, Leeds – Utility Feasibility Report

It has been assumed that it will be necessary to disconnect the BT Openreach service to Bramley Grange Farm prior to demolition.

Estimated / Budget Costs

Description of Works Cost Estimation (£) Disconnections Disconnect and remove service to Bramley Grange Farm £1000 Diversionary Works None anticipated £0 Total £1000

4.2. KCOM Group

Existing Infrastructure & Constraints

 Buried & Overhead Cables

Records received from KCOM Group indicate existing underground apparatus and associated chambers located within eastern verge of Coal Road. The records indicate that the underground apparatus runs down Coal Road from the junction with the A58 Wetherby Road, crosses the junction of Red Hall Road and Skeltons Lane and continues south towards the Seacroft Industrial Estate,

Methodology to overcome Constraints

It is not considered that any diversionary works will be required to facilitate the development of Phases 1A, 1B, or 3 as records indicate that all KCOM Group apparatus is located either outside of the site boundaries or located within the existing public highway at Coal Road. However, it may be necessary to carry out diversionary or protection works where proposed new access roads intersect with the existing highway. No costs for these works have been included in this report.

4.3. Virgin Media

Existing Infrastructure & Constraints

 Buried & Overhead Cables

Phase 1A

Records received from Virgin Media indicate that existing underground apparatus and associated chambers are located within the A64 York Road to the south of Phase 1A. The underground apparatus is shown to run east wards along the A64 and turn north to run along Thorner Lane. Virgin Media records indicate the presence

Atkins Whinmoor, Leeds – Utility Feasibility Report

of existing Virgin Media apparatus located within the existing residential areas to the west of Phase 1A. All existing Virgin Media apparatus is shown to outside the site boundary of Phase 1A.

Phase 1B

Records obtained from Virgin Media indicate existing underground apparatus and associated chambers located within the A58 Wetherby Road and Coal Road. Records also indicate Virgin Media apparatus is located within the residential areas located to the south of Red Hall Lane.

Phase 2

Virgin Media records indicate that existing underground apparatus and chambers located within Coal Road which runs between Phase 1B and Phase 2. Additionally, records indicate that existing Virgin Media apparatus is located within the residential area to the south of Skelton’s Lane.

Phase 3

Records received indicate existing Virgin Media underground apparatus located in Thorner Lane to the east of the Phase 3 site. Records also indicate underground apparatus located within Skelton Lane adjacent to the junction with Thorner Lane outside of the site boundary.

Methodology to overcome Constraints

It is not considered that any diversionary works will be required to facilitate the development of Phases 1A, 1B, or 3 as records indicate that all Virgin Media apparatus is located either outside of the site boundaries or located within the existing public highway at Coal Road. However, it will be necessary to carry out diversionary or protection works where proposed new access roads intersect with the existing highway at Coal Road. In addition the existing apparatus located within the A64 is likely to be in conflict with the construction and location of the proposed roundabout to be located at the southern boundary of Phase 1A to provide access off the A64 to the proposed new East Leeds Orbital Road. Once more detailed plans become available further investigations can be carried out to establish the methodology required to overcome these constraints. Currently, no costs for these works have been included within this report.

4.4. Vodafone

Existing Infrastructure & Constraints

 Buried & Overhead Cables

Records received from Vodafone indicate existing underground apparatus and associated chambers located within the carriageway and northern verge of the A64 York Road adjacent to but outside the southern boundary of Phase 1A. The underground apparatus runs north east along the A64 to the junction with Thorner Lane. The underground apparatus runs within the western footpath in a northerly direction up Thorner Lane.

Methodology to overcome Constraints

Atkins Whinmoor, Leeds – Utility Feasibility Report

It is not considered that any diversionary works will be required to facilitate the development of Phases 1A, 1B, 2 or 3 as records indicate that all Vodafone apparatus is located outside of the site boundaries. However, the existing apparatus located within the A64 is likely to be in conflict with the construction and location of the proposed roundabout to be located at the southern boundary of Phase 1A to provide access off the A64 to the proposed new East Leeds Orbital Road. Once more detailed plans become available further investigations can be carried out to establish the methodology required to overcome these constraints. Currently, no costs for these works have been included within this report.

Assumed depth of Telecommunications = 350mm or lower Based on NJUG Volume 2

Atkins Whinmoor, Leeds – Utility Feasibility Report

5. Water Infrastructure

5.1. Yorkshire Water

Existing Infrastructure

 Buried Pipework

Phase 1A

Records received from Yorkshire Water indicate two existing potable water mains located within the northern verge of the A64 York Road adjacent to the southern boundary of Phase 1A. Both water mains run along the A64 in a north easterly direction. Yorkshire Water records indicate an existing potable water main running within the western footpath in a northerly direction up Thorner Lane to the junction with Skelton’s Lane. Records also indicate existing water underground infrastructure located within the existing residential areas to the west of Phase 1A outside the boundary of the development site.

Phase 1B

Yorkshire Water records indicate an existing 125mm Medium Density Polyethylene (HDPE) potable water main running in a northerly direction, within the eastern verge, along the A58 Wetherby Road adjacent to the western boundary of Phase 1B. This 125mm HDPE main runs along Red Hall Lane where it connects with an existing 180mm MDPE water main which runs within the southern carriageway of Red Hall Lane up to the junction with Coal Road. Records indicate existing potable water infrastructure located within the built up area to the south of Red Hall Lane all outside of the development site boundary.

Phase 2

Records indicate an existing 180mm MDPE potable water main running within the northern verge of Skeltons Lane adjacent to the southern boundary of the Phase 2 development site. Yorkshire Water records indicate existing water infrastructure located within the existing residential areas to the south of Skelton’s Lane outside of the site boundary.

Phase 3

Records received from Yorkshire Water indicate an existing 180mm MDPE main located within the northern verge of Skelton’s Lane which runs within the Phase 3 development site. Records indicate further underground water infrastructure located within Thorner Lane to the east of Phase 3 and outside of the site boundary.

Methodology to overcome Constraints

It is not considered that any diversionary works will be required to facilitate the development of Phases 1A, 1B, 2 or 3 as records indicate that all Yorkshire Water infrastructure is located either outside of the site boundaries

Atkins Whinmoor, Leeds – Utility Feasibility Report

or located within the existing public highway at Skelton’s Lane which runs through the Phase 3 site. However, it will be necessary to carry out diversionary or protection works where proposed new access roads intersect with the existing highway. In addition the existing water apparatus located within the A58 Wetherby Road and A64 York Road is likely to be in conflict with the construction and location of the proposed roundabouts to be constructed to provide access to the proposed new East Leeds Orbital Road. Once more detailed plans become available further investigations can be carried out to establish the methodology required to overcome these constraints. Currently, no costs for these works have been included within this report.

It has been assumed that the buildings known as Bramley Grange Farm, which are located within the boundary of Phase 3, will be demolished and as such the water connection will require disconnecting.

New Supplies & Capacity

An enquiry has been raised with Yorkshire Water regarding the availability of capacity in their network to support the proposals to develop the areas north and south of Skeltons Lane.

Yorkshire Water have advised that they are able to provide water to all phases of to the proposed new development from their existing potable water infrastructure. The whole development, some 2000 domestic properties and associated commercial units, can be supplied from the existing potable water infrastructure located within Skeltons Lane.

Yorkshire Water have also confirmed that there are no off-site mains reinforcement works required to supply the development and that this development can be supplied by gravity removing any requirement to install booster pumps or a water storage system.

The assessment carried out by Yorkshire Water is based upon certain assumptions where some information is currently available. The requirement for mains reinforcement work may change prior to a formal connection application being made dependent upon applications for connections to the local water network from other new developments.

Estimated / Budget Costs

Description of Works Cost Estimation (£) New Supplies (Excluding on-site mains and commercial connections) 2000 residential plot connections (at £330 per plot) £660,000 Infrastructure Charges – Water (at £354 per plot) £708,000 Infrastructure Charges - Sewer (at £354 per plot) £708,000 Note: the cost to the developer of new onsite mains will be dependent on the requisition option chosen and the outcome of Yorkshire Water’s financial assessment at the point of formal connection offer. Disconnections Disconnect service to Bramley Grange Farm £1,000 Diversionary Works None anticipated £0 Total £2,079,000

Atkins Whinmoor, Leeds – Utility Feasibility Report

Assumed depth of Potable Water mains = 750mm – 900mm or lower Based on NJUG Volume 2.

Atkins Whinmoor, Leeds – Utility Feasibility Report

6. Sewer Water Infrastructure

6.1. Yorkshire Water

Existing Infrastructure & Constraints

 Buried Pipework

Phase 1A

Records provided by Yorkshire Water indicate a 300mm diameter public foul sewer located between the rear of Cherry Rise/Hornbeam Way and the rear gardens of Birchfield Avenue to the west of the development site. The sewer infrastructure then runs adjacent to the southwest site boundary before continuing in a south east direction through land adjacent to Grimes Dyke before crossing over the A64.

Phase 1B

Yorkshire Water records indicate existing foul sewer infrastructure located at the rear pf the domestic properties located on the eastern side of the A58 at Wellington Hill to the north of the Phase 1B site and outside of the site boundary.

Phase 2

Records indicate both foul and surface water sewer infrastructure located within the residential area to the south of Skelton’s lane and outside the boundary of Phase 2.

Phase 3

Yorkshire Water records indicate that there is no sewer infrastructure located within or adjacent to the Phase 3 development site.

Methodology to overcome Constraints

It is not considered that any diversionary works will be required to facilitate the development of Phases 1A, 1B, 2 or 3 as records indicate that all Yorkshire Water sewer infrastructure is located either outside of the site boundaries. However, Yorkshire Water state that restrictions apply to the areas adjacent to the existing 300mm diameter public foul sewer located adjacent to the western boundary of Phase 1A. No buildings are to be erected within 3 metres, or trees planted within 5 metres of the public sewer nor restrict access to the manholes on the sewer.

New Supplies & Capacity

Atkins has raised an enquiry with Yorkshire Water regarding the availability of capacity in their network to support the proposals.

Atkins Whinmoor, Leeds – Utility Feasibility Report

Yorkshire Water advise that the development should take place with the provision of separate infrastructure systems for foul and surface water drainage. It is advised that foul water domestic waste should be discharged to the existing 381mm public combined sewer located in Wetherby Road, at a point approximately 225 metres from the site and to the existing 300mm public foul sewer located in third party land at a point adjacent to the site.

As the proposed site is undeveloped no surface water is currently discharged in to the public sewer network. As such, Yorkshire Water, advises that the local public sewer network does not have available capacity to accept surface water discharge from the proposed development site. Yorkshire Water recommend that alternative methods are considered for the disposal of surface water such as the use of Sustainable Drainage Systems (SuDS) or possible use of the local water courses if the use of sustainable drainage systems is not viable.

The assessment carried out by Yorkshire Water is based upon information currently available. The available capacity within the existing infrastructure is dependent upon applications for connections to the local foul water network from other new developments.

Assumed depth of Sewer mains = 750mm – 900mm or lower

Based on NJUG Volume 2

Atkins Whinmoor, Leeds – Utility Feasibility Report

7. Liability

7.1. Existing Plant

The quality and accuracy of information provided by utilities about their existing plant is indicative and no warranty is made as to its accuracy. Therefore, any map extracts and/or marked up drawings provided by each utility must only be used as a guide and the actual location of plant should be verified by CAT scan or trial holes before construction works commence. It is the responsibility of any on site contractor to identify and locate any utility plant prior to development work going ahead. It is enshrined in the NRSWA that it is the responsibility of any on site contractor to ensure the safety of its employees on site in relation to utility plant and to ensure that there is no damage to utility plant caused by site works.

7.2. Liability

Where applicable, our estimates provided in the course of completing this review, are provided on the basis of our experience and are accordingly on an estimate basis. The client should be aware that actual charges made by utilities providers are determined by a number of factors. Accordingly any cost estimates provided are for information purposes only. If the client wishes to have more robust information, better information on localised proposals and phased development proposals should be provided and further estimates should be obtained from utilities providers as and when the better information becomes available. Atkins Ltd will take all reasonable steps to obtain the most robust information but shall accept no liability for the accuracy of such information or report.

Atkins Whinmoor, Leeds – Utility Feasibility Report

8. Appendices

Site location plan and utility responses on following sheets.

Name: Howard Kirke Tel: 01132 415246 Our Ref: ENQ5313836 Date: 29th September 2015 Mr Phil Williams Atkins 500 Park Avenue Aztec Way West Bristol BS32 4RZ

Dear Mr Williams

Budget estimate for electricity connection at : Proposed Community Develoment Area, South of Skeltons Lane, Whinmoor, LS14 1AE

Enquiry No: ENQ5313836

Thank you for your enquiry about this site. As you requested, I am pleased to provide you with a budget estimate for the work we believe we will need to carry out to the Northern Powergrid (Yorkshire) plc distribution system to provide an electricity connection to this development.

We calculate our budget estimates by making assumptions about the work we will need to do based on similar work we have carried out in the past. We have not visited the site, analysed the electricity network in the area or carried out any technical studies. Therefore, the budget estimate we have given may differ from the amount in any later quotation.

I hope that this budget estimate is helpful to you. You should read it alongside the attached information which outlines any assumptions we have made and any aspects of the work that are likely to significantly change the charges.

We have used the information you have provided to process your application. We may also pass your details to a market research company who conduct customer satisfaction surveys on our behalf.

We aim to give the best possible service and I hope this information meets your needs. If you have any questions about the information in this letter, please contact me on the above number.

Yours sincerely

Howard Kirke

NORTHERN POWERGRID is the trading name of Northern Powergrid (Northeast) Ltd (Registered No: 2906593) and Northern Powergrid (Yorkshire) plc (Registered No: 4112320) Registered Office: Lloyds Court, 78 Grey Street, Newcastle upon Tyne NE1 6AF. Registered in England and Wales. If you would like an audio copy of this letter, a copy in large type, Braille or another language, please call 0800 169 7602

Budget estimate for a New electrical connection to the distribution system of Northern Powergrid (Yorkshire) plc

Your request

I understand that you would like to connect approximately 2,000 houses and various community facilities including two new schools, with an anticipated demand of 4.3MVA.

We believe we can supply the site by installing one new circuit to site and connecting into the other 11,000 Volt circuits in the area of the site. The circuit will be derived from our Sledmere Garth substation which should have sufficient capacity to supply the site.

We believe the total cost for the works will be in the region of £3.2M based on the following assumptions,

 Installing five 1000KVA distribution substations - £350,000  Diversion of existing 11,000 volts cables - £100,000  New circuit to site and reinforcement of existing circuits - £750,000  2,000 new connections at £1,000 each including all low voltage mains - £2,000,000

When calculating the budget estimate, we have assumed that:-

 we will not need to reinforce the local electricity network or carry out associated works that may be required to provide you with the load you have requested  sufficient spare capacity exists within the local network  there is adequate space to accommodate the additional switchgear and terminate the new circuit(s) at Sledmere Garth primary substation  any substation will be sited next to the public highway with 24 hour, 365 days a year unrestricted vehicular access  you will carry out all civil works on your site, including the construction of suitable substation accommodation built to our specification  you grant us a lease, at no cost, for the substation accommodation  we can obtain wayleaves and any other statutory consents for the cable route. If we need to obtain any wayleaves or consents from any third parties, there will be no charge or conditions imposed upon us  you will carry out all excavations on site  we can provide the connection along the most direct and economical route and there are no abnormal ground conditions along that route  the work will be carried out during normal working hours of 9am to 5pm between Monday and Friday  there are no disturbing loads, e.g. motors, welders  your proposals will not affect any street furniture, e.g. street columns, bollards, traffic lights  your proposals will not affect any existing assets, i.e. site entrance diversions, diversions across the site, substation re-locations  any generation that you install complies with the associated Engineering Recommendations

 any equipment that you install which produces harmonics complies with the associated Engineering Recommendation

If you would like a quotation

This letter is not an offer to provide a connection and the above budget estimate is for guidance only. It is not a quotation and you cannot accept it and instruct us to start work.

If you wish to proceed with the provision of this connection and require a quotation, please write to:

Northern Powergrid Network Connections Cargo Fleet Lane Middlesbrough TS3 8DG

Please send us a completed application form, ensuring you provide the following minimum information. You can find all our application forms on the Northern Powergrid website www.northernpowergrid.com.

 Customer name and address (correspondence address), other contact details and preferred method of contact  Site address  Site plan at an appropriate scale to indicate the site boundary, the layout of buildings and roads and where the customer expects a substation(s) to be required, the proposed location of the substation(s). The plan should be free of unnecessary detail and be suitable for use as a background layer for the Distributor proposal drawing.  Proposed location of each metering point  Letter of authority where the applicant is acting as an agent of the customer  Date when the customer requires the connection(s) to be made  Maximum capacity (kVA) at each metering point to be connected (for domestic premises the Distributor may require a description of the premises and whether electric space and water heating is to be installed)  Technical details of any electricity generator that is required to operate in parallel with the supply  Technical details of any customer owned equipment that is likely to cause disturbance to the electricity supply (i.e. large motors, welders etc.)

We will then send you a quotation detailing our charges and terms of contract.

Competition in connection

Under competition regulations, other companies may be able to carry out some aspects of this work. If you choose to use another company, you must ensure that they are accredited by ‘Lloyds Register’ to undertake the work.

Northern Powergrid records

If you need copies of Northern Powergrid mains records you can get these by contacting us using the following contact details:-

Northern Powergrid Records Information Centre New York Road Shiremoor Newcastle upon Tyne NE27 0LP

Tel. 0191 2294294 or 0191 2294296

Philip Williams

Atkins Limited The Hub, 500 Park Avenue Aztec West Almondsbury Bristol, BS32 4RZ