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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)
North RegionInverness:
North East Region Aberdeen:
NorthofScotland
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Contact details(Last updated Dec 2015)
South Region
Perth:
Dundee:
Fort William:
South RegionOban:
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