Policy of the EAC on submitting its views to the Appropriate Town Planning and Local Authorities on the issue of Building Permits and Permits for the division of land and electrification methods
Attachments: Appendix A &
1. Policy of the EAC arising from legal regulations
1.1 Injurious influence of development by existing electrical network of the EAC
In accordance with clause 32(1) of the Electricity Law CAP 170 building under or near electric lines is prohibited unless the written consent of the EAC has been secured.
In the case of development of land traversed by the EAC network, it is the responsibility of land and building developers, of the Planners and their consultants to put into print the exact position of any electric lines crossing over the land which they will develop. The use of modern methods of imprint in a system of coordinates LTM enabling printing on a Lands Registry map as well as on a site plan which they themselves prepare, will help in expediting procedures.
The attention of owners and of contractors is drawn to the dangers which the existence of electric lines entails so that any accidents may be avoided.
1.2(1) Transmission Lines
On the basis of the Transmission and Distribution Rules (Clause T220.127.116.11.1), building near or under Transmission Lines is not allowed. The width of a strip of Land that has to be left under overhead lines is as follows:
(a) Transmission Lines 220kV
"Strip of Land" (can be a green space or road, or a field etc) of 34m width (i.e. 17m on either side of the axis of the line).
No building may be erected within a distance of less than 20m from the axis of the line.
(b) Transmission Lines 132kV
"Strip of Land" (can be a green space or road, or a field etc) of 25m width (i.e. 12.50m on either side of the axis of the line).
No building may be erected within a distance of less than 15.50m from the axis of the line.
(c) Transmission Lines 66 kv
"Strip of Land" (can be a green space or road, or a field etc) of 250m width (i.e. 10m on either side of the axis of the line).
No building may be erected within a distance of less than 13m from the axis of the line.
1.2(2) Overhead Distribution Lines (Medium or Low Voltage)
On the basis of the policy of prudent avoidance, the EAC objects to the erection of buildings near or under overhead lines of medium or low voltage. However, it does not raise an objection if the horizontal distance of any part of the building is greater than 2.10m from the nearest current carrying conductor.
In the event that electric lines hinder development, the applicants must apply in writing to the EAC for their resiting, as soon as they secure a Town Planning Permit, a copy of which should be attached to their application.
It is stressed that no work should commence under or in the vicinity of electric lines unless or until the line is resited to a safe position.
1.2(3) Underground Cables passing through the applicants plot or along a pavement where work is to be carried out (e.g. construction of a culvert)
The owner is aware of the eventuality of existence of underground cables on his/her property since in accordance with the procedure for securing way leaves, the EAC informs the owners prior to the installation of electric network on private land. It is for this reason that in case of development of his land it is the responsibility of the applicant to ascertain and put into paper the exact position of any underground cables.
If indeed the existence of such underground cables affected by the works is ascertained, no excavations should be carried out in the area of the underground cables until the EAC resites them to a safe position. Therefore, as soon as the applicants secure a Town Planning Permit they should submit a written application to the EAC for the resiting of the underground cables impeding their development.
2. Policy of the EAC on the electrification of new Buildings
2.1 Electricity requirements of the Building and method of supply
The EAC establishes the basic infrastructure for the Distribution Network at the stage of land development (Division of land into building plots). This basic infrastructure is supplemented and reinforced as time goes by in order to satisfy the continuously increasing needs on electrical loads (which may be due to changes in the building coefficients and the prevailing land use, the increasing use of technology and the consumer capacity etc).
This reinforcement is effected by establishing new substations, mostly in the cases of building developments with significantly greater demands for electrical loads than the average load demand on the basis of which the basic infrastructure had been designed at the time of the development of the building plots.
When the EAC expresses its views for a building development it assesses the availability of its existing network at the time supply will be required for the new development taking into account the increased requirements in electrical load of its existing customers.
On the basis of the above the EAC cannot, at the time of expressing its views commit itself to satisfying large electrical loads, unless a substation will be established within the same development.
For satisfying the electrical load requirements of the development and for timely programming of the development of the electrical distribution network of the EAC (enabling it to satisfy these needs), the interested parties (land developers, architects, consultant engineers) must arrange a meeting with the responsible Officers, of the appropriate Area Offices of the EAC, so that the method of supply and the details of electrification of the development are agreed, in accordance with the procedure described in paragraph 2.3 below:
It is notable that in accordance with the law the decision regarding the methods of electricity supply to the development i.e.:
Establishment of Substation, where necessary
Extension of network, where necessary
Underground cable service
Overhead service line
is the exclusive cognizance of the EAC. This decision is based on clear technical criteria which concern the existing and scheduled infrastructure of the electrical network and the expected load conditions of the network in question at the time of supply.
2.2 Terms and Conditions for electrification
The following terms and conditions for the electrification apply depending on the case:
2.2.1 General Points of Observation
The securing of a Building Permit and the approval of the plans for the electrical and mechanical installation as required under the provisions of the Law "on the Regulation of Streets and Buildings (Mechanical and Electrical installations), Regulations of 2006", does not entail approval or obligation on the part of the EAC to approve the electrical loads provided by the study. In accordance with the Law, the EAC as Owner and Distribution System Operator is solely qualified to approve connection of electric load to the network.
Failure by the applicants to follow the requirements or guidelines of the EAC may mean restriction in the possibility of affording electrical loads, changes in their construction plans and delays in the electrification of the Building, for which the EAC will have no responsibility.
2.2.2 When the establishment of a substation is necessary
The substation will be secured by the EAC under an agreement between the EAC and the owner.
For the electrical Substation/s there will be a need to issue separate title deed/s which will also cover the right of access to the Substation/s and the right of laying and maintaining underground cables.
The position and the dimensions of the Substation/s as well as those of the metering room/s must be agreed between the responsible Officers of the EAC and the architect and Electrical Consultant Engineers of the applicant, who will have to prepare detailed plans, in line with the requirements and specifications of the EAC, and submit such plans for approval.
The construction of the building/s and of other construction work for the Substation/s, should be carried out in accordance with architectural plans agreed and in line with the requirements and specifications of the Authority. The supervision of the construction is the responsibility of the applicant and must be done by the applicants Supervising Engineer of the development.
The Substation/s will be taken over only when it is ensured by competent officers of the Authority that it has been constructed in accordance with its aforesaid requirements.
Failure to satisfy the requirements of the EAC may result in increased costs and delays in the electrification of the development.
2.2.3 When the establishment of a Substation is not required but an underground cable service is required:
For the ordinary supply of electricity there is no need to establish a substation but interested parties should know that:
(i) The EAC reserves its right to change its requirements and demand the establishment of a substation if more than 3 years elapse since stipulating its views without an application having been submitted for the electrification of the building, since it is possible that during the interviewing period the capacity of affording new supplies from the existing substations may have been severely restricted.
(ii) The EAC is not obliged to afford the following loads if a substation is not secured in the applicant's development:
Unusually large loads (Domestic, Commercial or Industrial, in excess of 100KVA)
Heating of the building by means of storage radiators
Heat of the building by means of under floor heating or other type of electrical heating
Air conditioning of the building by means of central air conditioning systems
since during the interviewing period from the time of the EAC stipulating its views up to the securing of the Building Permit and the submission of the application for electrification, the capacity of affording new supplies from the existing substations may have been severely restricted.
For the electrification of the development a provision should be made by the Architects and the Electrical engineers of the project for an underground or an overhead supply after a deliberation with competent Officers of the EAC.
Officers of the EAC Planning Department will indicate to the interested parties the requirements of the EAC, regarding the position and the arrangement of the metering room as well as the route of the conduits for the passage of the underground cables.
It is the obligation of applicants to prepare the final drawings of the metering room and of the conduits for the passage of the underground cables in accordance with the EAC requirements.
Failure to conform may limit the possibility of affording electricity loads, may lead to changes in the construction plans and delays in the electrification of the building for which the EAC will have no responsibility.
2.2.4 When the view "No requirement" is stipulated
When the EAC stipulates the view that there are no requirement reservations (i) and (ii) above are still applicable.
2.3 Stipulation of the EAC views to the appropriate Town Planning and Local Authorities on the issue of a Permit
2.3.1 Developments for which the views of the EAC are required
For the following developments it is necessary for the EAC to stipulate its views on the issue of the Permit applied for:
Where transmission lines pass near or over the development
Where distribution lines pass near or over the development
Where there are underground cables
Industrial or Crafts developments
Block of flats of more than 4 flats
Residential Complex Developments (detached, semi-detached or terrace houses etc) with more than 4 residences.
In all other cases, the interested parties (owners, developers, architects, consultant engineers) are again obliged to communicate on time with the EAC and in any case before building construction work commences in accordance with the advices and recommendations of the EAC in order for the method of electrification of the development to be agreed.
Failure on the part of the applicants to conform to the requirements and advices of the EAC may limit the ability of affording electricity loads, or may lead to changes on the construction plans and delays in the electrification of the building for which the EAC will have no responsibility.
1. Interested parties (as above) at the stage of preparation of the architectural plans and prior to the preparation of the structural study and submission of application for the Town Planning Permit should arrange a meeting with the competent officers of the EAC at the appropriate Area Offices, by submitting the Form "Form of Application for stipulating of the EAC Views and for method of Electrification – Arrangement of a meeting"
The meeting must be arranged in time as aforementioned so that any changes to the building plans for the purpose of accommodating a substation (which cannot be placed under bedrooms) and a metering room may be kept to a minimum.
2. At the meeting it is imperative that the architect should be present as well as the electrical engineering consultant bringing along the following:
A full set of architectural plans
A site plan and a Lands Registry Office map on which the exact position of the EAC network affecting the development (if any) should be shown
Information regarding the electrical loads which will be installed at the development. This information is essential. Information regarding the method of heating of the building and of the required load is also essential as well as binding.
3. After agreeing the method of supply (e.g. electrical Substation, underground or overhead service line) the architect of the project should review his plans on the basis of what has been agreed.
4. The officer of the EAC will stamp the revised plans and will hand over to the applicant 3 letters:
One for the applicant himself
One for the Appropriate Town Planning Authority
One for the Appropriate Local Authority
in which the EAC terms will be stipulated regarding the proposed development (Specimen of this letter is attached as
3. Policy of EAC regarding land development and electricity supply to Building Plots
3.1 Establishment of electric network infrastructure and electricity supply to Building Plots
The EAC establishes the basic infrastructure for the Distribution Network at the stage of land development (division of land into building plots, road construction).
This infrastructure comprises:
a) Medium Voltage Distribution Network and Electrical Substations (where necessary)
b) Low Voltage Distribution Network
Overhead network in all areas except Municipal areas (There are however, cases where the development of low voltage underground network may be requested, as for example in large developments where a substation is established).
c) Conduits crossing a road, for the passage of underground cables.
Decision on the form of development for the Distribution network is the prerogative of the EAC since it depends on clear technical criteria, as the nature of the existing electrical network in the area, the anticipated electric loads, the form and extent of the proposed development as well as the EAC's policy at the time.
3.2 Terms and Conditions for electrification
The following terms and conditions apply depending on the case:
3.2.1 When the establishment of electrical Substation is required:
The substation will be secured by the EAC under an agreement between the EAC and the owner/ applicant.
The substation area must be divided from the rest of the land and separate title deed/s issued.
The rights of:
Access, laying and maintaining underground cables, and
Laying and maintaining underground cables must be registered on the title of the plot affected.
Construction work for the substation building is, as a rule, the obligation of the applicant.
Supervision of the construction of the Substation/s is the responsibility of the Applicant and should be done by the Supervising Engineer of the Development. The construction of the Substation/s should be carried out in accordance with the architectural plans agreed and in time with requirements and Specifications of the EAC.
The Substations/s will be taken over only when it is ensured by competent personnel of the EAC that it/they have been constructed in accordance with its above requirements.
As an exception the EAC may, following deliberations with the applicant, undertake itself the construction of the Substation building. It is noted that this procedure entails delays.
Failure to adequately satisfy the EAC's requirements may result in increased costs and delays in the electrification of the applicants, for which the EAC will not have any responsibility.
The applicant should:
Place in the proposed substation site an easily discernible notice with clear inscription "Construction site for an EAC Substation". The maintenance of the notice is the obligation of the applicant/developer, until the construction of the Substation
Inform the buyers of the plots adjacent to the substation about the establishment of the Substation.
3.2.2 When the establishment of a substation is not required
The stipulation holds for a 3-year period. The EAC reserves the right to re- examine the matter and if need be to demand the establishment of a substation if more than 3-years elapse without an application been submitted for the electrification of the building plots.
3.2.3 When electrification will be carried out via an underground network
Excavation and reinstatement of trenches for the laying of underground cables as well the construction of the column basis for the Street Lighting, are the responsibility of the applicant.
In addition, it is the responsibility of the applicant to receive from the EAC Stores the cable "protection slabs" and the "warning tape" and have them installed in accordance with the specifications and requirements of the EAC and the indications of the supervising Engineer of the EAC.
Applicants are under obligation to become aware of the route of the proposed underground cables and not proceed with the paving of pavements before the EAC had laid the said cables.
3.2.4 When electrification will be carried out from overhead network
Applicants are obliged to become aware of the route of the proposed underground cables (Medium Voltage or feeders of the overhead low voltage network) and not proceed with the paving of pavements before the EAC had laid these cables and erected the poles of the overhead electrical network.
In addition, the excavation and reinstatement of the trenches for laying the underground cables is the obligation and responsibility of the applicants.
In the case that this recommendation is ignored, the necessary cost for the reinstatement of pavements will burden the applicant.
3.2.5 When the installation of Conduits is indicated
The applicant must first proceed with the installation and after that, submit to the EAC a detailed plan on which the actual position of the conduits should be noted with measurements. The plan should be stamped and signed by a Licensed Technicianor Office. For more details see the attached
3.2.6 Applicable in all cases
When the applicant secures the Division Permit and as soon as the plot boundaries are marked he must submit a written application to the EAC requesting electrification of the plots.
The following must be attached to the application:
Copy of the land Division Permit
Copy of the LRO plan showing the division, duly approved and stamped by the appropriate Authority
Copy of the conditions of the land Division Permit
Written confirmation that the plot boundaries had been marked
Three copies of the site plan internal boundary and proposed situation by a licensed topographer
The plan of approved division in electronic form, in absolute coordinates in Geodetic Reference System LTM, showing the existing and proposed altitudes. (Especially in the area of the site where the substation will be erected. Information must be given on the approved development of the green space by the Appropriate Authority, as well as on its altitude).
The timely submission of application (as soon as boundaries are marked) will help significantly in the completion of the relevant techno-economic study and the requisite formalities, so that the laying (where necessary) of the underground cables may be carried out prior to the construction of the pavements.
3.3 Stipulation of the views of the EAC on land Development and division of land into building plots
3.3.1 Cases where the EAC is required to stipulate its views to the appropriate town planning and local authorities
The EAC is required to stipulate its views on the issue of the permit applied for in the case of the following developments:
Where transmission lines traverse the land which will be divided into building plots.
Where overhead distribution lines traverse the land which will be divided into building plots
Where underground cables exist in the plots to be divided
Land divisions which in accordance with the Law must allow for a "green space" independent of the number of building plots created
Division of land into more than 4 building plots
For divisions of land which are not covered by the above cases the applicants are obliged to communicate in time with the EAC and at any rate prior to commencing any work so that they receive information on the following:
a) The positions where conduits are required to be laid for the passage of underground cables, and
b) Whether the development of the EAC Distribution Network will be carried out using underground cable or overhead network.
Failure on the part of the applicants to conform to the requirements and follow the guidelines of the EAC may result in increased costs and delays in the electrification of the development, for which the EAC will have no responsibility.
4. Large Developments
Large Developments such as industrial or commercial complexes, wind farms, airports etc must be designed with the engagement of the EAC from the very beginning.
The procedure which should be followed is the same with that described in paragraph 3 above with the difference that the development may also involve transmission network which will necessitate the involvement of the Transmission System Operator in the design and in the issue of the techno-economic terms and conditions.