What was the Client Requirement?

The client sought clarity on a proposed development for an industrial site in Peterborough which was to accommodate new Warehouses & Offices, as well as Logistical hubs. Due to their large loading requirements industrial sites such as this present unique utility challenges, as costs of updating the network to accommodate their load can rapidly become very expensive, and spare capacity more often is not able to meet the demand. Apogee investigated the site and contacted the relevant parties to provide the client with information about these challenges, so they could understand and minimise the potential for delays and extra costs and understand the viability of the site with regards to Utilities.

What was the Apogee Solution?

Using their experience in analysing utility plans and knowledge of how to handle them in relation to new developments, Apogee were able to identify the main issues with the site and provide clarity on the time and cost of connecting it to utilities, which were significant in this case.

What was the result of the report?

The Report presented some issues which were apparent in the site, notably regarding the Gas & Electricity. Capacity existed for the site’s load to be connected to existing water & gas infrastructure in the area, however the Presence of a High Pressure Gas Mains in the Northwest part of the site meant that the existing design proposal would have been uneconomical – costs for this particular mains to be diverted were not sought, but they are known to be extremely expensive, often millions of pounds. Apogee’s recommendation was to redesign the site around this mains to avoid these costs, as the losses incurred by the recommended redesign would have been far smaller.

The Electricity connection for the site also presented an issue – two options were available from UKPN however due to the very high load of the site (Around 25MVA) between 4 and 6km of cable would have had to have been laid to meet the requirements, at a cost of £9-10 million pounds. Since this report was done there have been significant changes to this process – such enquiries now often incur design fees, however loading flexibility is increasingly being offered by network operators under schemes such as diverse loading. With the Green transition power is increasingly becoming a make-or-break element in the decision-making process for developers.

Why was the client delighted?

While it’s always frustrating to receive news of utility conflicts for proposed developments, the client was delighted to understand what those conflicts were, as it enabled them to avoid further costs and to make the correct decision regarding redesign or whether to proceed with the development at all. The Report was delivered in a timely manner, and all communication with connection providers, DNOs, IDNOs and other relevant parties was handled by Apogee, enabling the client to make an informed decision to their timescales without being burdened by extra administrative work.

About the client:

The Client for this report was one of the largest privately owned multi sector property developers in the UK. They have acquired an impressive record and considerable expertise in building institution-grade assets across the country. Specialising in the acquisition, development, construction and management of residential, industrial and regeneration projects, they continually drived forward new acquisitions and undertakes schemes both speculatively and directly for end-users.

Who else would buy this?

Apogee's consultancy reports are ideal for Solicitors, Clients and Project Managers, Developers, Local Authorities Consultants, Architects, Design & Build Contractors, Highways Scheme promoters and Surveyors. Anyone involved with a residential or commercial development who would benefit from understanding the risks and costs which come from utilities would be well placed to talk to the team. Even if you are not the source of funds for the development and costs savings are of secondary importance to you, they can help you avoid other inconveniences such as delays, and reduce the risk of any accidents or strikes of existing plant, as well as improve due diligence and help you achieve compliance under the relevant guidelines and regulations, namely PAS128 and HSG47. Apogee have decades of experience in managing such conflicts across their capable team, a member of whom was on the PAS128 steering committee and who was personally involved in the drafting of PAS128 Quality Level D.