JEALOTT’S HILL, BRACKNELL
UTILITIES STRATEGY
SYNGENTA UK
15 MARCH 2018
JEALOTT’S HILL, BRACKNELL UTILITIES STRATEGY
Abley Letchford Partnership Limited 3 Tealgate Charnham Park Hungerford RG17 0YT
T: 01488 684390 E: [email protected] W: www.alpce.co.uk
Quality Management:
Prepared by: Leigh Abley
Authorised by: Shaun Letchford
Date: 15 March 2018
Document Reference: A199-R04 Rev A
COPYRIGHT © ABLEY LETCHFORD PARTNERSHIP LIMITED The material presented in this report is confidential. This report has been prepared for the exclusive use of Syngenta UK within the terms of the contract and shall not be distributed or made available to any other company or person without the knowledge and written consent of Abley Letchford Partnership Limited. Any such party relies on the report at their own risk.
A199-R04 Rev A 15 March 2018 JEALOTT’S HILL, BRACKNELL UTILITIES STRATEGY
Contents
Executive Summary ...... 1 1.0 Introduction ...... 2 2.0 Utility Strategy ...... 3 3.0 Conclusion ...... 5
A199-R04 Rev A 15 March 2018 JEALOTT’S HILL, BRACKNELL UTILITIES STRATEGY
Executive Summary
The proposed development generally consists of the following provision:
▪ 4000 new homes;
▪ A Secondary School;
▪ Three Primary Schools;
▪ Approximately 2,500m2 of retail; and
▪ Generation of 96,000m2 of new business space.
Utility asset information was reviewed in order to establish the location of existing apparatus within and surrounding the development. The ‘typical’ utility providers were identified as being present, namely:
▪ Scottish & Southern Electricity (Electricity)
▪ Cadent (Gas)
▪ South East Water (Potable Water)
▪ Vodafone (Telecommunications)
▪ BT Openreach (Telecommunications)
▪ Linesearch (Oil pipelines and major telecommunications)
The presence of such utility providers within the immediate and surrounding vicinity is a positive position in respect to the requirement for increased capacity and connectivity.
The majority of the utilities are located within adjacent public highway, as opposed to across current agricultural land; therefore, future impacts on existing infrastructure is minimal. Sufficient capacity is, or can be made available.
There is no reason, from a utility constraint or supply availability perspective that would conflict with the site allocation.
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1.0 Introduction
Context
1.1. This report has been prepared by Abley Letchford Partnership Limited, commissioned by Barton Wilmore LLP on behalf of Syngenta UK, in support of a site promotion of a new Science and Innovation Park around their existing facility at Jealott’s Hill, Bracknell.
1.2. The proposed development site is located approximately 5km to the north of Bracknell, within Jealott’s Hill. The existing Syngenta UK campus is in the centre of the development site. Overall the site covers approximately 241 hectares (Ha). The National Grid Reference of the site is SU 87465 73549.
1.3. Appendix 1 identifies the location of the site in its local context.
1.4. Save for the existing Syngenta UK campus, the site is currently greenfield, agricultural land.
1.5. This report identifies existing utility apparatus within the immediate vicinity together with any major utility constraints or costs in providing new utilities to the development that would compromise the deliverability of scheme.
1.6. Information has been gathered from land searches, together with an assessment of information provided by the regional asset owners.
1.7. The principal aim of this Utilities Strategy is to establish the following:
▪ Review the existing utility networks to determine their location and potential to serve the development proposals;
▪ Identify strategic proposals for the supply of utilities for the development; and
▪ Identify any need for offsite utility network reinforcements to support the development
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2.0 Utility Strategy
Electricity
2.1. Scottish and Southern Electricity (SSE) is the regional distributor for the area. Electricity apparatus is located throughout the surrounding area, with numerous underground and overhead 11kv circuits and corresponding sub stations. More significant 33kv overhead assets are located toward the north-west of the development area along Hazelwood Lane and Pendry’s Lane.
2.2. The development area and wider locality is well served by SSE apparatus, and the presence of 33kv overhead lines is not considered to be a constraint given the proposed land use of passive open space. Indeed, the presence of 33kv systems in the immediate area is a positive addition to the availability of future electric capacity.
2.3. In terms of future demands, a Feasibility Study has been lodged with SSE to derive possible offsite reinforcement requirements and new supply requirements.
2.4. The proposed dwelling numbers and increased employment use will require new High Voltage 11kv circuits within proposed estate roads/footways, together with new onsite sub stations in order to provide the necessary connectivity. Given the expansive built form, this is not considered to be detrimental or unusual.
2.5. In a similar way, should more significant electricity apparatus such as a new Primary Sub Station be necessary, the return on capital will more than out way infrastructure expenditure.
2.6. The Illustrative Masterplan allows ample space for such apparatus to be located within the development area.
2.7. The proposed highway access improvements will interface with existing SSE apparatus, which may result in asset diversion or protection. Such activities are standard, and are not considered to be prohibitive given the scale of development. Gas
2.8. National Grid Gas (NGG) is the primary gas transporter for the area. Low pressure gas apparatus is located within many of the surrounding public roads. Additionally, a medium pressure system is located within the existing Syngenta facility which in turn connects to medium pressure assets within Weller’s Lane and therein Ascot Road.
2.9. The presence of medium pressure is positive in respect to increased requirement for employment land uses. Coupled with the existing low-pressure gas networks within the immediate vicinity, NGG’s ability to serve the whole development area is not considered to be an issue.
2.10. NGG will need to undertake Impact Assessments as part of their development review, and any offsite reinforcement works will be established.
2.11. New low pressure supplies serving the proposed residential dwellings will be sited within the estate roads/footways, and it is assumed that the expanded employment area will be fed by the existing medium pressure mains within the existing facility or via ancillary main extensions.
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2.12. The proposed highway access improvements will interface with existing NGG apparatus, which may result in asset diversion or protection. Such activities are standard, and are not considered to be prohibitive given the scale of development. Potable Water
2.13. South East Water Limited (SEWL) are the regional distributor for the area. An existing covered reservoir is situated to the east of the development area close to the junction of Weller’s Lane and Ascot Road. This reservoir provides supply to apparatus located within Ascot Road, Maidenhead Road and Pendry’s Lane and therein the surrounding villages.
2.14. The existing reservoir is unaffected by the proposed development, and given the surrounding SEWL assets, capacity is unlikely to be an issue, although any shortfall will be the responsibility of SEWL following recent changes in their charging methodology.
2.15. New potable water mains would be located within proposed estate roads/footways as required. Telecommunications
2.16. Given the proximity to existing residential dwellings and the existing Syngenta facility, it is likely that the surrounding area is well served by existing telecommunication apparatus.
2.17. Several providers such as Openreach or Virgin Media would be capable of serving the proposed development, however Openreach has a “Universal Service Obligation” to provide network to the site boundary at their expense.
2.18. This would provide Fibre to Premise capabilities to the whole development area.
2.19. More significant telecommunication apparatus exists within Ascot Road. Such assets typically provide national telecommunication connectivity, as opposed to more regional links, and as such can attract a premium to divert or protect. However, given its locality within public highway, constraints relate to proposed access points as opposed to proposed residential development or employment expansion within existing greenspace.
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3.0 Conclusion
3.1. Each utility has been examined to assess the potential to connect the proposed development zone, and the availability of connections has been identified within the surrounding area.
3.2. Initial investigations have not highlighted any concerns or engineering difficulties with servicing the proposed development with new gas, water, electric or telecommunications.
3.3. Sufficient capacity is, or can be made available in order to serve the proposals.
3.4. There is no reason, from a utility constraint or supply availability perspective that would conflict with the site allocation.
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Appendices
A199-R04 Rev A 15 March 2018 JEALOTT’S HILL, BRACKNELL UTILITIES STRATEGY
Appendix 1 - Drawings
Location Plan
A199-R04 Rev A 15 March 2018 Reproduced from the Ordnance Survey Map with permission of Controller HMSO. Crown Copyright Reserved. Licence No. 100019279. Stratton's Copse Wilson's Copse
Path Home Park
Mobile
Drain
Path Hazelwood
Hazelwood Lane (Track) Lane Hazelwood Path Ford
The Cut
Farm
Track Track Ashley Farm
Gorse The LANE HAZELWOOD Westcott Gorse
Drain
Willow GOUGH'S Farm Icehouse
Path 49m
Hazelwood Lane Nurseries
BARN Tickleback Row Nurseries Rivermead Bungalow Plantation Cottage The Lilac LANE Mast
PENDRY'S LANE
G
Path
O
U
G
H
S
'
B
A P
R E
N N
L D
A
T N R BUCKLE LANE BUCKLE I C E K L Y E S ' B A C K Buckle R Farm Lane O W
L A
N Broadview
E Paddock PH Warfield 56m Hall
A I D E N H E A R A M D O D Drain 53m 58m PH
Sewage
Moss End 62m Works Drain Hawthorn Moss End Lodge Jealott's Hill
Farm Path B
Holdfast Hall
O W
54m
Y Golf Course
E
R
' S
L
A
N
E Track
Drain
W
E
S
T
H Hawthorn Hill
A
T
C
H Hawthorndale Track Cottages L
A
N Westhatch
E Corner Research Station Jealott's Hill
W E L L '
E R S L A N E Track Cycle
56m A3095
68m
Drown Boy Track Track Weir
Pond Path Sports Ground
FB A330 Manor House Weller's Cruchfield Wood
PENFURZEN Gdns Allot FBs
Track LANE
Track Penfurzen Lane
Path Track
Track 74m Manor Farm Cruchfield
H A W T H
C O
H R
U N Rectory Drain
Drain House
R L
C A
H
N
E L Mast PW
A Drain
Yd N Drain
G
Track
E
Tk
Path Co Const, UA & CP Bdy CP & UA Const, Co Herbert House Lordland's
Vic Cruch Lane Drain Farm
(covered) (Track) Reservoir
Track Warfield Close 63m
Lodge
Stables A
S
C
O T
Alanby
R Cottages Nuptown O
A D
Track Track Warfield 68m
Track Bridge Wane 56m Nuptown 73m Fowlers 63m Fernygrove
M A L T Copse
H I L L Hawthorn Lane Hawthorn Malt Hill
Farm Drain
Ashmore Lane Nuptown 73m House 59m
J:\26000 - 26999\26300 26399\26386 Land At Jealotts Hill\A4 Dwgs & Registers\M Planning\26386 RG-M-07A Location Plan.dwg Drain
Track Berry Lane Berry
68m (Track)
Honeywood (Track) A 330 A
Farm N U
P Nuptown Orchard T O W
N FB
L
Kingscroft A 71m N
Farm E Nuptown
Farm
K Path
I
N
G
S
C
R O
62m
F Whitelock's
T L
Farm
Windmill A
N Hill E Pine Lodge Stud Farm Nuptown Bungalow Piggeries Brock Hill 59m Site Area - 247.51Ha - (1-5000@A1) - Revision 26386 Project No 12.07.16 Date LOCATION PLAN Drawing Title NORTH BRACKNELL SYNGENTA Project The scaling of this drawing cannot be assured Planning ● Master & Urban Design Architecture Landscape Planning & Design ● Environmental Graphic Communication ● Public Engagement Research 0 Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh bartonwillmore.co.uk 50 RG-M-07 Drawing No 1:5,000@A1 Scale Leeds London Manchester Newcastle Reading Southampton 100 150 200 J.W. Drawn by Date Certificate FS 29637 - 250m N A Revision D.S./M.U. Check by Drn - Ckd -
development planning infrastructure design transport drainage HIGHWAYS CIVIL ENGINEERING site appraisal flood risk assessment travel plans masterplanning
ABLEY LETCHFORD PARTNERSHIP LTD 3 Tealgate Charnham Park Hungerford RG17 0YT T: 01488 684 390 E: [email protected] W: www.alpce.co.uk