Building Plot & Overhead Cables
Posted 21 February 2014 - 10:24 PM
Our plot (the middle of 3) has an overhead power cable that crosses ours and the plot next door. We are at early days of contract negotiation.
The plot is in Cornwall.
1. Is it usually the seller or buyers responsibility to arrange the move of such cables.
2. I'm guessing the cost will be significant and will ask for quotes from SW Electric, but any rough order of magnitude as to cost would be appreciated.
3. Is it permissible to keep the cables in place ..? They would run over the centre of the house, and as they are on telegraph poles the clearance would be close/non existant.
Posted 21 February 2014 - 10:41 PM
If you ask the DNO they will tell you that you cannot build within 9 metres of them. But when you question that, you will probably find that the actual limit is 6 metres, but if building between 6 and 9 metres from them, they will want to know how you are going to manage the risk with respect to scaffold, cranes etc.
So it looks like they need to be moved.
Logic should dictate that your plot that needs the wires moved, should cost the same as one of the other plots not affected. So either the seller pays, or your plot is cheaper by the amount it will cost you.
First thing is to get a quote from the DNO, and then see if you can share the cost with the other plot that is affected.
Posted 21 February 2014 - 11:59 PM
Any ideas on ROM costs..?
Posted 22 February 2014 - 08:32 AM
We did all the trenching work for new underground cables and put in the ducts specified by the DNO (at a guess this may have been around £400 of work for about 40m of trenches and ducting), we also trenched across the lane and put a similar duct in (more expensive, as a highways licence costing around £350 was needed, plus we had to re-tarmac the road, so maybe around £800 or so for that bit). The DNO charged us about £3500 to move the cables into the ducts we'd laid and move the pole to the corner of our plot. Not bad for what was far less than a days work, but you have no choice with non-contestable aspects of this work (as this was).
One thing worth noting is that when you buy a plot you are responsible for finding out everything about it, whether there is capacity for an electricity/water/drainage connection, or even whether such connections are possible or viable (in our case getting either mains water or drainage proved to be so prohibitively costly as to make this non-viable).
It's very much buyer beware when buying a building plot - you need to very, very thoroughly check every single detail, don't rely on your solicitor as in all probability he/she will have very little experience of conveyancing as it applies to building plots. Do not rely on ANYTHING the vendor says without independently checking it before exchange of contracts. This particularly applies to things like boundary positions (which are often in error), rights of access (both for vehicles and services) and less obvious things like soil conditions (for foundations) and possible former land contamination.
Edited by jsharris, 22 February 2014 - 10:57 AM.
Posted 22 February 2014 - 09:07 AM
Posted 22 February 2014 - 09:48 AM
It may not be possible to move the lines without the agreement of nearby land owners. You may also need agreement from the land owners either side of the three plots.
Edited by temp, 22 February 2014 - 09:51 AM.
Posted 22 February 2014 - 02:52 PM
My plan A is to get the landowner to cover the cost, plan B is a 3 way split between the two plots and the landowner, plan C is split the cost between the two affected plots.
My initial expectation is that the trench can run around the plot and down the access road (which I believe the landowner still wants to retain ownership of). Is that a reasonable scenario..?
Posted 22 February 2014 - 03:28 PM
I think that "expectation" is perhaps the wrong term, as you may not be granted permission to run the cables where you want, it all depends on the landowner and the DNO. As alluded to above, don't assume anything, and check and double check that you have a written legal right to do what you want to do.
In your case, as the landowner presumably wants to sell the plots, he/she would be, perhaps, daft to refuse to include a right of access for services along the access road, along with the normal right for access on foot and by vehicles (which must also be included in the contract, BTW). However, there have been plenty of cases of people buying plots only to find they have no legal right to access them, nor any legal right to run services to them, so this needs to be agreed up front, together with who is paying for any legal fees involved with getting wayleaves etc.
Be very careful when looking at cable access to make sure that you are positive that you know who owns every bit of land under which the cables will run and that they will grant permission for access. For example, if the cable has to come off the access track at any point and cross other land, even a grass verge, that does not belong to the landowner, then you will need yet another wayleave and could be ransomed to granting it. Even councils can charge significant ransom fees for crossing council owned verges, for example.
Edited by jsharris, 22 February 2014 - 03:33 PM.
Posted 22 February 2014 - 07:53 PM
I am learning how precise all of these discussions with authorities/land owners need to be! I'm afraid I'll miss something crucial.
I will proceed with caution.
Posted 25 February 2014 - 09:37 PM
Not wanting to hijack this thread but I have a question along the same lines.
Is the distance from the building to the cables not allowed to be within 6/9m in plan view or is it the actual distance to the closest points?
I'm looking at a restoration project where there is one low cable running along the side of the plot which doesn't look like much trouble, but there is one much higher cable running across the middle of the plot with one post in the adjacent field and the other on the opposite side of the road.
Thanks in advance
Posted 05 June 2014 - 03:18 PM
Some of the DNO's have costs of works hidden away online which you can find with a bit of searching. I certainly think it is worth challenging any quote you get and ask for a full cost breakdown.
On a related point, a house is being built near to my own, over which runs a telephone line (mine). The self builder has erected his house without removing the overhead line. Consequently, my phone line is still there and currently rests on the apex of his roof. Openreach seem uninterested in actually doing anything to get the line rerouted! Suppose I'll have to wait for a fault to develop before they will actually do anything