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PLANNING & BUILDING CONTROL RECEIVED ON 20 SEP 2019 DEPT OF ENVIRONMENT FOOD AND AGRICULTURE
Utilities Infrastructure Technical Report
1901061
On behalf of Allprop Ltd
Project Ref: 28538 | Rev: - | Date: April 2015
| Revision | Date | Description | Prepared | Reviewed | Approved |
|---|---|---|---|---|---|
Project Name: Howstroke Development Project Project Ref: 28538 Report Title: Utilities Infrastructure Technical Report Doc Ref: 28538/UITR Date: April 2015
| Name | Position | Signature | Date | |
|---|---|---|---|---|
| Prepared by: | Rob Wootton | Principal Engineer | RW | 23/04/2015 |
| Reviewed by: | Olaf Bierfreund | Senior Associate | OB | 23/04/2015 |
| Approved by: | Nick Skelton | LLP Director | NS | 23/04/2015 |
| For and on behalf of Peter Brett Associates LLP |
Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence within the terms of the Contract with the Client and generally in accordance with the appropriate ACE Agreement and taking account of the manpower, resources, investigations and testing devoted to it by agreement with the Client. This report is confidential to the Client and Peter Brett Associates LLP accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk.
© Peter Brett Associates LLP 2015
Peter Brett Associates LLP (PBA) was appointed by Allprop Ltd to provide infrastructure and development services to support an exclusive single dwelling residential development proposed on land east of King Edward Bay Golf Club, Onchan, Isle of Man. Due to its nature the scheme will contain office uses within the proposed residential property.
The site is currently semi-developed but derelict land situated on the peninsular immediately east of King Edward Road between Onchan and Groudle. The entire site covers an approximate area of 10 ha.
Existing utilities for potable water and electrical supply are available onsite dating from the previous holiday camp facility once located there. Telecoms are available from the settlements to the north and south of the site requiring a new duct to be laid. Sewerage networks are not present in the area and the use of an independent sewage treatment or storage system is proposed; this is the preferred current foul water collection and treatment method used by holiday properties in the village of Groudle immediately to the north of the site. There is no existing gas infrastructure and the use of a gas storage tank is proposed to facilitate supply.
On the basis of the above, there are no onsite utility constraints that will affect development of the site. Subject to the detail design and location of the site access, it may be necessary for localised plant protection or plant diversion works to be undertaken. Details of any works required to deliver the site access and required service connections will be confirmed as part of the detail design works completed post planning.
Due to the proximity of existing services to the Howstroke development site, the site is reasonably well placed to be supplied from some of the existing local infrastructure. Based on consultation with utility companies the following potential points of connection have been identified:
Further consultation with the utility companies will be undertaken to confirm the final strategy for providing new supplies to the site for the proposed development at post planning consent stage.
1.1 Foreword ... 1 1.2 Approach ... 1 1.3 Development Proposals ... 1
3.1 General Overview ... 3 3.2 Constraints ... 4 3.3 New Infrastructure ... 4
4.1 General Overview ... 5 4.2 Constraints ... 5 4.3 New Infrastructure ... 5
5.1 General Overview ... 6 5.2 Constraints ... 6 5.3 New Infrastructure ... 6
6.1 General Overview ... 7 6.2 Constraints ... 7 6.3 New Infrastructure ... 7
7.1 General Overview ... 9 7.2 Constraints ... 9 7.3 Network Modifications ... 9
Table 2.1 – Contacts Directory ... 2
Appendix A Drawings
1.1.1 Peter Brett Associates LLP (PBA) has been appointed by Allprop Ltd to prepare a Utilities Infrastructure Report in support of an outline planning application for the proposed residential development of land east of King Edward Bay Golf Club, Onchan, Isle of Man.
1.1.2 The Existing Services Layout and Constraints Plan; PBA Drawing No: 28538/2002/002 is included at Appendix A for information.
1.2.1 This report sets out existing utility infrastructure constraints to the site and outlines proposals for providing new supplies (electricity, foul water drainage, surface water drainage, gas, potable water, and telecommunications) to the proposed development.
1.3.1 The site is currently semi-developed but derelict land situated on the peninsular immediately east of King Edward Road between the villages of Onchan and Groudle. While there is no public access at present, a former access from King Edward Road is located at the southwest boundary of the site.
1.3.2 Outline planning permission for the development is to be sought for a development consisting of a single residential property with some ancillary office use. Utility load calculations have been completed using guidance from the Building Services Research and Infrastructure Association and utility company data. The calculations are based upon estimates for an 8 bedroom residential complex with $20,000\mathrm{m}^2$ of floor space, with additional $150\mathrm{m}^2$ of air conditioned office space for 15 staff. These calculations have formed the basis of capacity assessments.
1.3.3 This report is based on the identification of existing services at the site, the viability of future service connections through discussions with the utility undertakers and calculated estimates of the future utility requirements.
| Title | Address | Contact Details |
|---|---|---|
| Utility Providers | ||
| Electricity | Manx Utilities PO Box 177 Douglas Isle of Man IM99 1PS | Tel: 01624 687 829 |
| Gas | Manx Gas Ltd Murdoch House South Quay Douglas Isle of Man IM1 5PA | Tel: 01624 644 444 |
| Potable Water | Manx Utilities PO Box 177 Douglas Isle of Man IM99 1PS | Tel: 01624 687 829 |
| Waste Water | Manx Utilities PO Box 177 Douglas Isle of Man IM99 1PS | Tel: 01624 687 829 |
| Telecoms | Manx Telecom Isle of Man Business Park Cooil Road Braddan Isle of Man IM99 1HX | Tel: 01624 624 624 |
2.1.1 Contact details for the utility providers consulted in preparing this report are provided in Table 2.1. Table 2.1 – Contacts Directory
3.1.1 The incumbent electricity provider is Manx Utilities who have provided records of existing electricity infrastructure in the vicinity of the proposed development. These have been reviewed by PBA with comments and summary provided below.
3.1.2 A copy of PBA's Existing Services Layout and Constraints Plan, Drawing No: 28538/2002/002 is included at Appendix A.
3.1.3 Manx Utilities asset plans show no overhead cables on the site. This has been confirmed by a site visit on 30 October 2014.
3.1.4 Manx Utilities asset plans show there are no overhead cables in the nearby locality.
3.1.5 Manx Utilities' asset plans show the site is served by a buried low voltage cable feeding in from the north of the site. The condition of the cable is to be confirmed post planning stage as it is an existing connection from an existing 11kV substation offsite at Groudle to the abandoned building area onsite.
3.1.6 Manx Utilities' asset plans confirm that an underground HV line and an abandoned LV line are located to the immediate west of the site in the verge of King Edward Road, running between an existing 11kV substation at Groudle to the north of the site, and Onchan to the south.
3.1.7 There are no substations within the site.
3.1.8 Manx Utilities' asset plans show an 11kV substation located in the residential area of Groudle adjacent to the north of the site.
3.1.9 Due to the former use of the site and the low predicted maximum diversity demand of 21 kW, there is no anticipated requirement to reinforce existing electrical infrastructure on and adjacent to the site. Manx Utilities are to confirm any requirement for reinforcement post
outline planning.
3.2.1 The existing buried electrical cables on site do not form a constraint as they are a historic private supply and the site is abandoned.
3.3.1 Due to the size of the development and its power requirements it is not anticipated that reinforcement of the existing substation will be required. Depending on the condition and position of the existing buried electrical cables on site they may be reused, replaced or removed as necessary.
3.3.2 Any requirement for reinforcement of the existing substation is to be confirmed by Manx Utilities post outline planning.
4.1.1 The incumbent gas provider for this area is Manx Gas Ltd. Existing gas infrastructure records in the vicinity of the proposed development have been obtained from Manx Gas Ltd. They have been reviewed by PBA with comments and summary provided below.
4.1.2 A copy of PBA's Existing Services Layout and Constraints Plan, Drawing No: 28538/2002/002 is included within Appendix A.
4.1.3 No existing gas infrastructure has been identified within the proposed development site.
4.1.4 Asset plans from Manx Gas Ltd show the nearest infrastructure to the site to be Low Pressure (LP) gas mains that run within King Edward Road approximately 600m to the south west of the site in Onchan. There is no gas supply shown to the village of Groudle to the north of the site.
4.1.5 There is no gas network in the vicinity of the site. Manx Gas Ltd has proposed the use of cylinders or bulk storage tanks for any required gas supply, due to the length of new pipeline that would be required to access the network.
4.2.1 The lack of existing infrastructure does not represent a major constraint to the development of the site.
4.3.1 Due to the distance of new gas pipe required to connect to the existing gas network, it is recommended that a gas storage tank is utilised on site to meet the calculated diversified peak demand of 28kWh.
5.1.1 The incumbent potable water provider is Manx Utilities. Manx Utilities' existing asset records within the vicinity of the site have been obtained and reviewed with comments and summary provided below.
5.1.2 A copy of PBA's Existing Services Layout and Constraints Plan, Drawing No: 28538/2002/002 is included within Appendix A.
5.1.3 A review of Manx Utilities asset records shows 3no. private water mains leading into the site from King Edward Road to the west, from 4" to 1½" in diameter, with each spur having a valve point at its tee from the road. A small private potable water network exists within the site from its former use.
5.1.4 There is an existing 6" diameter water main running within King Edward Road from Onchan south of the site to Groudle to the North. This water main feeds into the private network on the site at 3no. tee junctions and also crosses into the site boundary to the north of the site area.
5.1.5 Manx Utilities has not confirmed the suitability of the network capacity, though the size of the existing connections to the site and former uses indicate sufficient capacity to meet the requirements of the proposed development.
5.2.1 Existing infrastructure in the vicinity of the development does not pose a constraint to the development of the site. Subject to the final design and location of the proposed site access, plant protection or diversion works may be required where the water mains are crossed.
5.3.1 Details of any offsite works or new infrastructure that may be required will be confirmed at a later stage on receipt of the formal response from Manx Utilities along with details of the onsite infrastructure.
6.1.1 The surface water and foul water sewers provider for this area is Manx Utilities. PBA has obtained records of the Manx Utilities' existing plant and apparatus within and in the immediate vicinity of the proposed site boundary.
6.1.2 A copy of PBA's Existing Services Layout and Constraints Plan, Drawing No: 28538/2002/002 is included within Appendix A.
6.1.3 No existing sewerage or surface water infrastructure is identified within the proposed development site.
6.1.4 There is no existing sewerage infrastructure in the vicinity of the site with the nearest foul sewers some 600m to the south at Onchan. Holiday cottages to the north of the site at Groudle are served by a small private stand-alone treatment works.
6.1.5 There are existing highway gullies in King Edward Road, indicating the presence of a highway drainage network within the road.
6.1.6 Manx Utilities has proposed that the development be served by an independent sewerage system as per the properties to the north at Groudle, due to the impracticality of connecting to the network in Onchan.
6.1.7 The Howstroke "holiday" cottages at Groudle drain into a stand-alone sewage treatment works. The only involvement Manx Utilities has with this drainage infrastructure is to de-sludge the unit when required by the management company, which is then chargeable. Any permission to connect into this drainage system would need to be sought from the management company. However due to the topography of the site, distances involved and difficult ground conditions, connection to this private system is not currently proposed.
6.1.8 There is no surface water network and it is recommended that surface water shall be discharged to sea due to the locality and topography of the site.
6.2.1 The lack of existing infrastructure dictates is not a constraint to the development of the site.
6.3.1 The proposed site foul system shall discharge to a new onsite septic tank, cesspool for tanker removal, or small treatment system. This solution is similar to that adopted in existing properties to the north at Groudle. The preferred treatment option shall be determined for detailed planning, taking into consideration ground conditions, position and access.
6.3.2 The proposed site surface water system shall discharge to a new outfall to the sea, incorporating pollution control systems as necessary. This is a similar solution to existing properties to the north at Groudle.
7.1.1 The telecommunications provider for the area is Manx Telecoms. Existing Manx Telecoms infrastructure records have been obtained and reviewed by PBA and comments are provided below. A copy of PBA's Existing Services Layout and Constraints Plan, Drawing No: 28538/2002/002 is included within Appendix A.
7.1.2 Manx Telecom asset plans show there are no existing telecoms cables running through the development site.
7.1.3 The nearest telecom cables are buried to the north of the site at Groudle and south of the site at Onchan, both some 600m from the proposed site.
7.1.4 Both buried telecoms cables are broadband capable though Manx Telecoms have informed of issues with broadband speeds in this area due to distances from the telecoms exchange.
7.2.1 Existing infrastructure located in the vicinity of the development does not pose a constraint to the development of the site.
7.3.1 Details of any offsite works or new infrastructure that may be required will be confirmed at the post planning stage. It is envisaged that a new telecoms duct shall be laid within Kind Edward Road from the proposed development to the existing buried telecoms line at Groudle.
8.1.1 There are no onsite utility constraints that prevent development of the site at Howstrake for the proposed mixed use dwelling. Subject to the detail design and location of the site access, localised plant protection or plant diversion works may be necessary although this is not considered to be a constraint to development. Details of any works required to deliver the site access will be confirmed as part of the works completed post planning.
8.1.2 Due to the proximity of existing services, the Howstrake site is reasonably well placed to be supplied from existing local infrastructure. Based on consultation with utility companies the following new connection strategies have been identified:
PBA Drawing No. 28538/2002/002 – Existing Services Layout and Constraints Plan
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