Wayleaves guide

New Connections – Requirement for Land Rights

Scotland

Wayleaves guide

Introduction

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These rights in land are:• WayleaveAgreementsand/orServitudes–Requiredfor

overheadlinesandundergroundcables.

• Purchaseorleaseofland–Requiredforsubstationsites.

New Connections - The Requirement for Land RightsWhereSHEPDarecontractedtoinstallyourelectricityinfrastructure,itmaybenecessarytoplaceitonlandbelongingtoyouandoccasionallyalsoonthirdpartyland.Inthesesituations,werequirelandrightsfromyou(andanyotheraffectedlandowners)toplaceandmaintaintheelectricityinfrastructurerequired.

ScottishHydroElectricPowerDistribution(SHEPD)ownsandmaintainstheelectricitydistributionsystemservingnorthScotlandandprovidesnewelectricityconnectionstodomestic,commercialandindustrialcustomers.SHEPDarealsolicencedtoprovideconnectionstocustomersoutsidethisareainconjunctionwiththeincumbentnetworkoperators(outofareaconnections).WehavegeographicallybasedWayleaveOfficerswhowillco-ordinatetheconsentandlandrightsrequirementsforyoutoallowyourelectricityconnectiontobeinstalledwhereweprovidetheworks.

Theoperationofthedistributionsystemreliesonlandrightsgrantedbylandownersandoccupiers(referredtogenerallyinthisdocumentsaslandowner/s)whichallowustoplaceandmaintainelectricityinfrastructureonorovertheirland.

ScottishHydroElectricPowerDistribution

SouthernElectricPowerDistribution

WesternPowerDistribution

SPEnergyNetworks

ElectricityNorthwest

SPEnergyNetworks

NorthernPowerGrid

UKPowerNetworks

WayleaveagreementsarepreparedbyourWayleaveOfficersandsignedbylandowners.Servitudes,substationsitepurchasesandleasesarepreparedbysolicitorsrepresentingSHEPDinconjunctionwithlandownerslegalrepresentative,inaccordancewithsetSHEPDstyles.

IfweareprovidingaconnectiontoyououtofourSHEPDareaelsewhereintheUKandthereisarequirementforustoacquireasubstationfromyou,thenwearerequiredtoprovidetheresidentDistributionNetworkOperatorwithaleaseorlandrightsforpartofthesubstationthatwillprovidetheconnectiontotheirnetwork.

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How do we secure land rights?

Servitude

Theconsent/snecessarytoplaceourequipmentonprivatelanddependsonthetypeofequipmentbeinginstalled.

Rightscanbesecuredinthefollowingways:

DeedsofServitudeprovideSHEPDwithincreasedsecurityforequipment,asweacquirepermanentrightstotheland.Thisminimisesanyfutureproblemswiththelocationofequipment,ensuringwecankeepourcustomerssuppliedwithelectricityintothefuture.Thedeed

associatedwiththisformofconsentisregisteredwiththeLandRegistryandcannotbeterminated.

AWayleaveisasimpleagreementbetweenSHEPDandalandownertoformaliseconsentforequipmenttobelocatedwithintheirlandalongwithaccessformaintenance,treecuttingetc.Inreturnthelandownergenerallyreceiveseitheranannualorsometimesaoneoffpaymentexceptiftheequipmentissolelywithinthelandofthecustomer.Thewayleavepaymentdependsontheamountandtypeofequipmentusedaswellasitsimpactonlandowneroperationssuchasfarming.Thepaymentisbasedonanumberofcriteriaandisnormallyreviewedeachyear.ItshouldbenotedthatWayleaveAgreementsaremadewithlandownersandarenotregisteredagainstthelandtitle.

Thetimeittakestoobtainawayleavecanvary;typicallyprojectscantakebetween12-16weekstobegrantednecessaryconsents.Ifyourprojectismorecomplexthiscantakeconsiderablylonger.TheSHEPDWayleaveOfficerwillkeepyoufullyadvisedoftheconsentsrequiredandpotentialtimescales.

Wayleaves

Wemustsecurelandownerspermissioninordertoplaceequipmentontheirproperty.Ifthelandownerrefusestograntpermission,wecanapplytotheScottishGovernmenttoseektogaintheappropriatelandrightsornecessaryWayleaves.Howeverthisisalong,complexandcostlyprocesswhichdoesnotalwaysprovideasuccessfuloutcomeandshouldonlybeconsideredasalastresort.Anycostsassociatedwithanecessarywayleavewillbeinadditiontoyournewconnectioncosts.

Wayleaves (continued)

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How do we secure land rights?(continued)

Acquisition of Land -Leaseholds & purchaseInordertomakesomeelectricityconnectionswemayneedtobuildanewsubstationonprivateland.Inthisinstancewesecureconsentfromthelandownerintheformofapurchaseorleaseholdacquisitionofthelandrequired.

Whereweagreealeaseholdwesecurerightstothelandforanagreedperiodoftime.Whereweagreetopurchasewesecurerightstolandoutright.TobuildanewsubstationSHEPDexpectstopurchaseaplotofland(normallyfivemetresbyfivemetresinsize)foranominalsumof£1.00withinthecustomersownland.Substationsitestobepurchased/leasedonthirdpartylandwilllikelyrequireagreaterpaymenttobeagreed.

Wheresubstationsitesarebeingacquiredassociatedrightswillalsobeobtainedtocoveraccessfromtheadoptedhighwayandanyoverheadlinesorundergroundcables.

Inordertoplaceequipmentonoroverlandincertainareaswemayneedtogetadditionalconsents.Theseconsentsareusuallygrantedbybodiesresponsibleforprotectedsites,buildings,protectedspeciesandinsomesituationsplanningpermissionmaybenecessary.Someofthesebodiesarelistedbelow.

• Planningpermissionfromlocalplanningauthoritiesforoverheadlinesorsubstationsiteswherepermitteddevelopmentrightsarenotappropriate.

• ConsentundertheElectricityAct1989grantedbyTheScottishGovernmentforconsenttobuildoverheadlines.

• ConsentfromScottishNaturalHeritageforworksonornearprotectedsitesorspecies.

• ConsentfromHistoricEnvironmentScotlandforworksonornearprotectedarchaeologicalsites.

• ConsentsfromScottishEnvironmentProtectionAgency(SEPA)forworksonornearwatercourses.

Weworkwiththeseandotheragenciestoensurethatanyrequiredconsentsareappliedforwithinareasonabletime.

Statutory consents

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Theelectricityindustryisrequiredtoconformtospecificplanningprovisionsbeforebuildingormodifyinganoverheadline.Consideringconnectionsatvoltagesof33kVandbelowprovisionsarecontainedprimarilyinSection37oftheElectricityAct1989.

Section37isatwopartprocessinvolvinganinitialapplicationtothelocalplanningauthorityfollowedbyanapplicationtotheappropriateMinistry:-

Scotland-ScottishGovernmentEnergyConsentUnit

England/Wales-DepartmentofEnergyandClimateChange.

ThisprocesscantakeaminimumoftwelveweeksandwillincurMinistryfeesofaminimumof£200perapplication.

Therearecertaincircumstanceswhereasupplymaybeprovidedtoasinglecustomeratlessthan33kVwithouttheneedtoobtainasection37Consent.Inthesesituationsitisstillnecessarytoconsultwiththelocalplanningauthoritybeforeconstructingtheline.WhereanexistinglineservingonecustomerissubsequentlyrequiredtoservefurthercustomersaretrospectiveSection37Consentwillberequired.

S37consentdoesnotapplytoundergroundcableprojects.

WhereitisnecessarytomodifyanoverheadlineSection37mayberequiredorincertaincircumstancesworksmaybecarriedoutundertheprovisionsoftherequisiteOverheadLines(Exemption)Regulations.

TheWayleaveOfficerfortheprojectwillkeepyoufullyadvisedastotheconsentsrequiredandwhetheranyexemptionsapplyundertherulinglegislation.

Statutory consents (continued)

Section 37 Electricity Act 1989

Who is involved in the consent process?Sometimesitcanbedifficulttofindoutwhoexactlyisdealingwiththeconsentprocessinvolvedinprovidingyourconnectionatanyparticularstage.Hereweexplainthevariouspartiesthatcanbeinvolvedintheprocessandwhatroletheyplay.Note-thepartiesinvolvedwilldependonwhatsecurityisrequiredforourequipmentandthelandweintendtoplacethatequipmenton.

Itisimportanttoensurethatalllandrightsareinplaceinreadinessfortheelectricityinfrastructuretobeinstalled.Todothiswewillworkwithyouoryourappointedsolicitororagenttoacquiretheserights.

ItisimportantthatyouinstructyoursolicitorattheearliestopportunitytoensurethattheyworkwithSHEPD’slegaladvisorstocompletethetransactionwithoutdelay.

Iflandrightsaretobeacquiredfromathirdparty,theWayleaveOfficerwilldeterminewhichlandownerstoconsultandidentifywhatlandrightsmaybeneededtoplacetheelectricityinfrastructureacrosstheirland.SHEPD’ssolicitorswillbeinstructedtosecuretheselandrights.Itmaywellbethatyouareresponsibleformeetingthelegalfeesofthethirdparty.Occasionallywewillfindthattermscannotbeagreedwiththirdpartylandownersandintheseinstancescontactwillbemadewithyoutodiscussalternatives.

Wayleave officers

Party Description Role

SHEPDPlanningTeamManager

Designconnectionproposal

Reviewdetails&instructinternal/externalsolicitorsasappropriatetoobtainsubstationsites/servitudes

AgreewayleaveorlegalplanandtermswithSHEPDWayleaveOfficerandinstructtheirsolicitorwhereappropriate

SHEPDLegalServices

Landowner(thismaybeacustomeror3rdparty)

Determinewhatformofconsentsarerequired,progressandmanagetheconsentingprocess:-

-Wayleaves-Servitudes-Purchase/leaseholdsubstationsitesProvidecustomerwithupdates

SHEPDWayleavesOfficer

Progresslegalagreementwithlandownerssolicitors

Whereappointeddealwithconsentsprocessonbehalfofthelandowner

WorkwithSHEPDsolicitortocompletedocumentation

SHEPDinternal/externalsolicitor

Landowner’sagent

Landownerssolicitor

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How SHEPD have changed to speed up the process

Ifyouknowwewillrequirepermissiontolaycableorbuildanoverheadlinesacrossoraccessaneighbour’slandyoucouldspeedthingsupbydiscussingthiswiththeminadvance.Listedbelowaresomeofthethingsyoushoulddo.

Informyourneighbour:• Explaintoyourneighbourwhat

equipmentwillbeplacedontheirland

• Informyourneighbourwhowillbecarryingoutthework&whattheworkwillinvolve(thosecarryingouttheworkwillberesponsibleforleavingpropertyastheyfoundit)

• Provideguidanceastowhenandforhowlongtheworkwilltaketocomplete

• InformyourneighbourwhentoexpectSHEPDtoapproachthemrequestingtheirpermission,explaintheconsentprocessandensuretheysignandreturnthenecessarydocumentsandprovidetherelevantinformationwithinsevendaysofitbeingrequested.TheSHEPDWayleaveOfficerand/orsolicitorcannotcompletetheprocessuntilalldocumentshavebeenreceivedandanytitlequeriesresolved.

However,don’tforgetourWayleaveOfficersareheretohelpandwillbehappytovisityouandyourneighbourtoclarifythedetails.

What can you do to help speed up the process?InordertosecurerightstomakeaconnectionacrossprivatelandSHEPDtypicallyfollowtheprocesssetoutintheflowchart,visitingrelevantlandownerstoexplainwhatworkweneedtocarryoutandtheprocessinvolved.Landownersareoftenunfamiliarwiththisprocess,resultingindelaystoyourconnection.

SHEPDiscommittedtohelpmaketheconnectionyouneed,that’swhywehavechangedourpolicyonsecuringpermissionstomakeiteasierforyou.WehavereviewedandchangedourpoliciessinceNovember2015andloweredtheminimumrequirementstosecureequipmentonthirdpartyland.

WehavealsomadeavailableonourwebsiteourstandardwayleaveandlegalstylessothatyoucanseewhatweexpectinadvanceofnegotiationsorcontactbytheWayleaveOfficer.

www.ssepd.co.uk/LandRights

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What else you can do:

How long will it take to obtain consents for new connections?

• LandownersshouldremainincontactwiththeSHEPDWayleaveOfficertoensuretheysubmitalltherelevantdocumentspromptly.

• Tellusifanypartofyourdevelopmenthasbeensoldofftoathirdpartysowecanchangeourinstruction.

• Tellusofanyrestrictionsonyourtitle.

• Proveownershipoftheland.

• Ensurethatnospecialagreementsareinplaceonthelandwewillbeworkingon.Ifthisisthecasepleaseinformusasearlyaspossible.

Weworktoobtainthelandrightsrequiredpromptlyandefficiently,butwearedependentonyou,andwherenecessaryyourneighbourstoprogressthese.

Everyeffortwillbemadetoobtainthelandrightsattheearliestopportunity.

Workingwithindependentnetworkoperatorsandindependentconnectionproviders

Thereareothercompanieswhoareabletocarryoutyourconnectionworks,soyoucancomparepricesandservicelevelstodecidewhichcompanyisbestforyou.OthercompanieswhoprovideaconnectionsserviceareknownasIndependentConnectionProviders(ICPs)orIndependentDistributionNetworkOperators(IDNOs).

a)WhereanICPisprovidingyourconnection,thiswillthenbeadoptedandthereaftermaintainedeitherbyusorbyanIDNO.TheICPwilltypicallysecureanynecessarylandrightsandconsents.FinalpaperworkwillthenbesignedbyusortheIDNOwhereapplicable

b)WhereanIDNOisestablishingthenetwork,theIDNOwillobtainalloftherequiredlandrightsandconsentstoestablishandmaintaintheirnetworkandourstaffmaynotbeinvolved.

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Wayleaves Consents & permissions process (Work being undertaken by SHEPD)

Job programmed for work to begin

Quotation Paid & Accepted

Land right to be aquired / 3rd party consent

To Team Manager for Job to be programmed

No

Wayleave Officer instructs SHEPD Legal Services to begin legal process

Legal agreement completed between SHEPD solicitors and land owner

solicitors with the agreement registered with Land Registry in due course

Substation site and/or servitudes

Terms for legal documentation agreed with landowners

In order to avoid delays please ensure that you reply to the terms letter promptly and have a solicitor in

place at the beginning of your project

In order to avoid delays please ensure your solicitor deals with all documentation and queries promptly and any issues referred to you by your solicitor for

further instruction are also dealt with promptly

Key points on the legal agreement process : - When the draft deed and enquiries (relating to ownership,

existing disputes etc) are sent to your solicitors ensure your

solicitor responds and sends any enquiries promptly

- The deed should then be signed, dated and submitted

promptly

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SHEPD Wayleave Office reviews requirements

Wayleave

Wayleave Officer negotiates and sends Wayleaves to

landowner

Wayleaves returned from landowner to Wayleaves Officer

All other consents secured

Yes

Job programmed for work to begin

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Contact details(Last updated Dec 2015)

TrishMorrisTrish.morris@sse.com01463728334

KayrenMacPheeKayren.macphee@sse.com01463728239

LucasChapmanLucas.chapman@sse.com01463728392

KaraSutherlandKara.sutherland@sse.com01463728068

North RegionInverness:

IvanWilliamsonIvan.williamson@sse.com01224667234

LindaMorrisonLinda.morrison@sse.com01224667239

PaulineSelbiePauline.selbie@sse.com01224667270

North East Region Aberdeen:

NorthofScotland

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Contact details(Last updated Dec 2015)

GaryKnoxGary.knox@sse.comPerth01738457405

CarlWedekindCarl.wedekind@sse.com01738453082

LesAndersonLes.anderson@sse.com01738453021

South Region

LornaWilliamsonLorna.williamson@sse.com01382882823

AllanCoburnAllan.coburn@sse.com01382882832

Perth:

Dundee:

IanNicollIan.nicoll@sse.com01397705762

Fort William:

GavinCarswellGavin.carswell@sse.com01631569222

MaxBighamMax.bigham@sse.com01631569209

South RegionOban:

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