Whinmoor, Leeds
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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.