DISTRICT 6 REDEVELOPMENT COMPLIANCE WITH COURT ORDERS ... · district 6 redevelopment: compliance...

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1 ELECTRICAL SERVICES REPORT i

DISTRICT 6 REDEVELOPMENT

COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1

ELECTRICAL SERVICES REPORT

Revision 2

OUR REF NO. 1901891

October 2019

Head Office Durbanville, Western Cape

Tel: +27 21 975 1718

Fax: +27 21 976 8495

54 Oxford Street, Oxford Gate, Block C, Durbanville, 7550

PO Box 1142, Durbanville, 7551

DIDIORORELEL

C

DIOREL

DISTORDEELEC

STDEEC

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1ELECTRICAL SERVICES REPORT i

DOCUMENT CONTROL SHEET

Compiled By:…………………………...Wouter van der Toorn Pr Eng

02 October 2019Date

Reviewed By:…………………………… …………………..

Date

Revision Description Date Issued Revision By:

0 Issued for discussion. 11/09/2019 -

1 Second Issue 30/09/2019 WvdT

2 Third Issue 02/10/2019 WvdT

DISTRIBUTION LIST

Name Company Email

Simon Nicks CNdV Africa [email protected]

Michael Lagus Delta BEC [email protected]

………………………………………………………………………………………………………………...

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1 ELECTRICAL SERVICES REPORT ii

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1

ELECTRICAL SERVICES REPORT

CONTENTS

Section Description Page

1 INTRODUCTION ............................................................................... 1

2 SITE LOCATION .............................................................................. 2

3 ELECTRICAL INFRASTRUCTURE .................................................. 3

3.1 EXISTING BULK ELECTRICAL SERVICES .......................................................... 3

3.2 PROPOSED ELECTRICAL SERVICES .................................................................. 3

4 MUNICIPAL COSTS ......................................................................... 6

5 OPERATIONAL RESPONSIBILITY .................................................. 6

6 SUSTAINABLE DEVELOPMENT ..................................................... 6

6.1 UNIT TOPOLOGIES ............................................................................................... 6

6.2 ENERGY SAVING MEASURES ............................................................................. 7

7 COST ESTIMATE ............................................................................. 7

7.1 GENERAL NOTES TO COST ESTIMATE .............................................................. 8

8 CONCLUSION .................................................................................. 9

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1 ELECTRICAL SERVICES REPORT iii

LIST OF ANNEXURES ANNEXURE A: Proposed Phasing Layout – Option 1 ANNEXURE B: Proposed Phasing Layout – Option 2 ANNEXURE C: MV Reticulation Concept Layout ANNEXURE D: City of Cape Town: Electricity – Record Drawings ANNEXURE E: Cost Estimate

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1 ELECTRICAL SERVICES REPORT iv

LIST OF ABBREVIATIONS AND ACRONYMS FLISP Finance Linked Individual Subsidy Programme HV High Voltage MV Medium Voltage LV Low Voltage kVA Kilo Volt Amps kV Kilo Volts ADMD After Diversity Maximum Demand m Meter PILC Paper Insulated Lead Covered PVC Poly Vinyl Chloride SWA Steel Wire Armour CR Corrosion Resistant CNE Concentric Neutral and Earth SNC Shared-Network Charge LED Light Emitting Diode SANS South African National Standards PV Photovoltaic Rev Revision Excl Excluding Incl Including VAT Value Added Tax R Rand

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1 ELECTRICAL SERVICES REPORT 1

1 INTRODUCTION

Element Consulting Engineers (Pty) Ltd was appointed by The Department of Rural

Development and Land Reform to compile a report that defines the electrical infrastructure

requirements for the development of 954 single residential duplex units as part of the

redevelopment and restitution of District Six.

The single residential duplex Type B units option will be referred to as Option 1. Alternative

options which included single residential duplex Type B units in combination with multi-storey

walk-ups, and Finance Linked Individual Subsidy Programme (FLISP) unit types, were also

investigated and will be referred to as Option 2 and Option 3 respectively. In this report,

Options 2 & 3 was not pursued in detail. Refer to Annexures A and B for Option 1 and Option 2

layouts, respectively. Option 3 will have a similar layout to Option 1, with only the unit types

being different, i.e. the preferred Duplex Type (Option 1) versus the FLISP type units

(Option 3).

This report will address available electrical services capacity in the existing municipal or bulk

infrastructure and services reticulation for the proposed Option 1 layout. Drawings included as

annexures are A4 size. Full-scale drawings are available from Element Consulting Engineers

upon request.

Detail on the history of the project is provided in the main report, “Compliance with Court

Orders issued 20 March 2019” by CNdV Africa (Pty) Ltd. This services report does not include

the background history.


2 SITE LOCATION

The site is located in the District 6 precinct in Cape Town, Western Cape. Refer the site locality

plan below.

Site Locality Plan:


3 ELECTRICAL INFRASTRUCTURE

In this section, we will report on the existing and proposed electrical infrastructure relevant to the phasing as per attached phasing plan available. A meeting was held with Mr Mike Schmidt of the City of Cape Town: Electricity regarding the existing and future electrical network requirements for this development framework.

3.1 EXISTING BULK ELECTRICAL SERVICES

The City of Cape Town: Electricity has confirmed their HV network capacity availability to be

adequate for the supply requirements of this development. MV distribution network extensions

will however be required to make the supply available.

· A new City of Cape Town protected substation “Horstley Street Substation” has been constructed on the Phase 1 and 2 boundary as part of the approval requirements for the Parcel Q development.

· A new 800kVA minisubstation has been installed to provide the low voltage electrical

distribution for Parcel Q which is currently in construction. The minisubstation will be

the supply point for the secondary MV ring network for part of the development

framework.

Refer to Annexure D for the City of Cape Town: Electricity’s record drawing reflecting the

existing electrical infrastructure within the development framework.

3.2 PROPOSED ELECTRICAL SERVICES

The City of Cape Town: Electricity have confirmed that although this is seen as social housing,

it does not fall in the category of low-cost housing and therefore a 4.04kVA/unit ADMD value

shall be applicable.

The electrical demand for the proposed Option 1 (954 units) development framework is

estimated at 3854 kVA as reflected in the table below.

ELECTRICAL DEMAND PARAMETERS – OPTION 1

Phase Parcel No. of Units ADMD/Unit Total

2 P 152 4.04 614

3 M 0 4.04 0

3 N 215 4.04 869

4 H 37 4.04 149

4 O 38 4.04 154

5 K1 189 4.04 764

5 L 55 4.04 222

6 K2 167 4.04 675

7 I 75 4.04 303

7 J 26 4.04 105

Development Bulk: 954 Demand: 3854


The final supply requirement however shall be confirmed with the City of Cape Town:

Electricity during the design approval and supply application process.

3.2.1 Supply Infrastructure

Based on the phasing, estimated load and high-level discussions with City of Cape Town:

Electricity, the following requirements shall be applicable.

Refer to proposed phasing layout in Annexure A for reference purposes.

a) PHASE 2 (Parcel P):

· The installation of new MV infrastructure will be required to make supply available

for this development.

· 1 x minisubstation site (5 x 4m) will be required as indicated on the attached MV

reticulation layout. Final position to be confirmed.

· Site to be on and within adjoining erf boundaries and must abut a public registered

road. Site to be registered as own erf, zoned for utility use and transferred in the

name of City of Cape Town: Electricity.

b) PHASE 3 (Parcel M and N):



· 2 x minisubstation sites (5 x 4m) strategically positioned across the phase will be

required. City of Cape Town: Electricity have informed us on 01 October 2019 that

our proposed positions have not been approved. Final positions to be confirmed.

· Site to be on and within adjoining erf boundaries and must abut a public registered

road. Site to be registered as own erf, zoned for utility use and transferred in the

name of City of Cape Town: Electricity.

c) PHASE 4 – 7 (Parcels H, I, J, K1, K2, L, and O):



· 1 x substation site (20 x 14m) must be allowed along Christian Str for the

construction of a new brick-built substation which must be street facing and must

abut a public registered road. Final position to be confirmed.

· 6 minisubstation sites (5 x 4m) strategically positioned across the development

framework will be required. Final positions to be confirmed.


· Sites to be on and within adjoining erf boundaries and must abut a public

registered road. Site to be registered as own erf, zoned for utility use and

transferred in the name of City of Cape Town: Electricity.

d) GENERAL ELECTRICAL REQUIREMENTS:

· Sidewalks (within road reserves) are required to be 2m wide (1.5m minimum) for

the installation of electrical services.

· Primary MV feeder cables shall be 300mm² Aluminium 3-core PILC screened

cables.

· Secondary MV feeder cables shall be 120mm² Aluminium 3-core PILC screened

cables.

· Type C minisubstations (type tested) shall be used of standard sizes 315kVA,

500kVA and 800kVA. A maximum of 4 LV feeder cables allowed per

minisubstation.

· LV feeder cables shall be Aluminium 4-core PVC/SWA/PVC of standard

sizes 300mm², 185mm², 120mm², 70mm² and 35mm².

· LV distribution / metering kiosks shall be of the 3CR12 type with a maximum of 12

service connections allowed per kiosk, wired for split prepaid metering.

· Service connections shall be 16mm² Airdac (CNE) + Pilot.

· All residential units shall be provided with split prepaid metering.

· Relocation of electrical equipment / infrastructure will be for the developers

account.

· The MV, LV, service connections and Streetlighting installation shall be designed

and installed by the Developer in strict accordance with the City of Cape Town:

Electricity standards and specifications.

· The construction of a new brick-built substation will be for the developers account.

The MV switchgear shall be supplied and installed by the City of Cape Town:

Electricity.

· The applicable City of Cape Town: Electricity policies, standards and

specifications at the time of supply application and approval shall be applicable.

Refer to Annexure C for the concept MV Reticulation layout.


4 MUNICIPAL COSTS

The municipal costs shall be formalized during the supply application process and shall

constitute a connection fee and shared-network charge (SNC) otherwise known as

development contributions. The payment of shared-network charge (SNC) shall be applicable

to this development based on the standard electrical allowances.

A rebate will be applicable on the provision of certain electrical infrastructure, but this can only

be confirmed during the design approval stage of the project development. City of Cape Town

shall rebate “shared services” as per definition and agreement i.e. part brick-built substation,

part MV primary and secondary feeder cables, MV terminations etc.

5 OPERATIONAL RESPONSIBILITY

The electrical bulk infrastructure will be handed over to the City of Cape Town: Electricity and

will become their operational and maintenance responsibility.

6 SUSTAINABLE DEVELOPMENT

In line with the energy efficiency and conservation directives as imposed by all Local Supply

Authorities, the development must address aspects of sustainability in terms of energy use

and the potential implementation of renewable energy sources.

It will be required to employ energy saving measures which will require presentation in report

format to the City of Cape Town: Electrical Directorate for evaluation as part of an energy

management plan approval process.

6.1 UNIT TOPOLOGIES

Two (2) duplex unit topologies have been proposed with a 4.6m and 6.0m wide frontage respectively. Typical 6.0m Frontage (Type A):


Typical 4.6m Frontage (Type B):

6.2 ENERGY SAVING MEASURES

The following energy saving measures are to be implemented as standard in the housing units

and common areas where applicable:

· All lighting to be LED technology;

· Hot water generation by solar water heaters or heatpump technology only;

· Housing unit design to minimize / avoid the need for mechanical ventilation;

· Housing units to comply with the SANS-XA energy efficiency guidelines.

The potential energy generation from rooftop PV panels as part of an embedded generation

strategy, being fed back into the City of Cape Town electrical network must also be considered.

7 COST ESTIMATE

Provided below the order of magnitude electrical cost estimate for the different phases for Option 1 only. Escalation is excluded from the figures below.

1 PHASE 2 (Parcel P) R4 956 446.00

2 PHASE 3 (M/N) R6 980 270.00

3 PHASE 4 (H/O) R2 527 250.00

4 PHASE 5 (K1/L) R7 895 162.00

5 PHASE 6 (K2) R5 502 266.00

6 PHASE 7 (I/J) R3 347 498.00

7 BULK (Phase 4-7) R4 877 510.00

8 TOTAL (incl. 10% contingencies; excl. 15% VAT) R36 086 402.00

Refer to Annexure E for detailed electrical cost estimate.


7.1 GENERAL NOTES TO COST ESTIMATE

Please note that various assumptions and exclusions have been made and draw attention to the general notes below.

· We have not yet received final feedback from Council regarding the requirement for a new brick-built substation. A provisional allowance has been made for the civil / building construction costs and reflected as Bulk in the estimate above.

· Cable supply rates have been based on budgetary pricing received.

· Excavation rates have been based on soft rock and earth material type and no allowance has been made for hard rock. New platforms are being created as part of the earthworks included in the civil services contract.

· Electrical contractor’s Preliminary and General costs have been estimated at 10%.

· Civil Engineer to allow for civil related works i.e. sleeves, communication infrastructure, re-instatement of existing paved / tarred services as applicable.

· Quantity Surveyor to allow for pre-contract and contract escalation as applicable.

· Contingencies not to be omitted until completion of the detail design phase and Council approval has been obtained.

· Estimate is an order of magnitude and has been based on a typical R/unit (excl. VAT) basis.

· A general allowance per phase has been made for the relocation of existing electrical infrastructure.

· No allowance has been made for the re-instatement of existing streetlighting. A large portion of the existing streetlighting has been vandalised but we feel this is Council’s responsibility in terms of operational maintenance.

· No allowance has been made for the provision of residential split prepaid meters. The Quantity Surveyor made allowance in their building estimate.

· No allowance has been made for the procurement and registration costs for allocation of land for the new brick-built and miniature substation sites.

· There will be a margin of cross-funding between phases regarding the bulk electrical services due to MV ringfeed requirements. This however can only be determined and confirmed with detail design submission for Council approval.

· The shared-network charge (SNC) has been based on the current (2019/2020) tariff schedule for 11kV network segment at R1,944/kVA (excl. 15% VAT).

· Any rebate from Council will be reflected as soon as we receive confirmation of the rate structure and infrastructure applicable.


8 CONCLUSION

City of Cape Town: Electricity has confirmed supply availability at HV substation level but

needs to complete load flow simulations and network planning to ascertain the upgrade

requirements to the existing MV infrastructure.

Cost estimates at this stage are considered as order of magnitude which shall be updated as

the preliminary / detail design develops, further engagement with the City of Cape Town:

Electricity with regards to network topology and requirements regarding phased development

framework implementation.

_______________

DISTRICT 6 REDEVELOPMENT: COMPLIANCE WITH COURT ORDERS ISSUED 20 MARCH 2019: OPTION 1 ELECTRICAL SERVICES REPORT

ANNEXURE A

Proposed Phasing Layout – Option 1


ANNEXURE B

Proposed Phasing Layout – Option 2


ANNEXURE C

MV Reticulation Concept Layout


ANNEXURE D

City of Cape Town: Electricity Record Drawings


ANNEXURE E

Cost Estimate

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DISTRICT 6 REDEVELOPMENT COMPLIANCE WITH COURT ORDERS ... · district 6 redevelopment: compliance...

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