Infrastructure Planning PART 1 PRELIMINARY Citation and commencement 1 This Order may be cited as the M5 Junction 10 Development Consent Order 2025 and comes into force on 25th June 2025. Interpretation 2 1 In this Order except where provided otherwise— “ the 1961 Act ” means the Land Compensation Act 1961 ; “ the 1965 Act ” means the Compulsory Purchase Act 1965 ; “ the 1980 Act ” means the Highways Act 1980 ; “ the 1981 Act ” means the Compulsory Purchase (Vesting Declarations) Act 1981 ; “ the 1984 Act ” means the Road Traffic Regulation Act 1984 ; “ the 1990 Act ” means the Town and Country Planning Act 1990 ; “ the 1991 Act ” means the New Roads and Street Works Act 1991 ; “ the 2008 Act ” means the Planning Act 2008 ; “ address ” includes any number or address for the purposes of electronic transmission; “ apparatus ” has the same meaning as in Part 3 (street works in England and Wales) of the 1991 Act; “ authorised development ” means the development and associated development described in Schedule 1 (authorised development) or any part of it; “ the book of reference ” means the document of that description listed in Schedule 10 (documents to be certified) and certified by the Secretary of State as the book of reference for the purposes of this Order; “ bridleway ” has the same meaning as in section 329(1) of the 1980 Act; “ building ” includes any structure or erection or any part of a building, structure or erection; “ carriageway ” has the same meaning as in section 329(1) of the 1980 Act; “ the classification of roads plans ” means the documents of that description listed in Schedule 10 and certified by the Secretary of State as the classification of roads plans (part 1) and the classification of roads plans (part 2) for the purposes of this Order; “ commence ” means beginning to carry out any material operation (as defined in section 56(4) of the 1990 Act) forming part of the authorised development other than operations consisting of archaeological investigations, investigations for the purpose of assessing ground conditions, remedial work in respect of any contamination or other adverse ground conditions, ecological surveys and pre-construction ecological mitigation works, erection of any temporary means of enclosure, set up works associated with construction compounds such as soil-stripping, stockpiling, and the provision of access points to construction compounds, provision or diversion of service apparatus and the temporary display of site notices or advertisements, and “ commencement ” is to be construed accordingly; “ county planning authority ” means Gloucestershire County Council acting in any capacity, including but not limited to its capacity as county planning authority and mineral planning authority under section 1(1)(a) and (4) (local planning authorities: general) of the 1990 Act, local highway authority within the meaning of the 1980 Act, and lead local flood authority within the meaning of section 6(7) (other definitions) of the Flood and Water Management Act 2010 for the county of Gloucestershire; “ the Crown land plans ” means the plans of that description listed in Schedule 10 and certified by the Secretary of State as the Crown land plans for the purposes of this Order; “ cycle track ” has the same meaning as in section 329(1) (further provision as to interpretation) of the 1980 Act; “ electronic transmission ” means a communication transmitted— by means of an electronic communications network; or by other means but while in electronic form, and in this definition, “ electronic communications network ” has the same meaning as in section 32(1) (meaning of electronic communications code networks and services) of the Communications Act 2003 ; “ the engineering drawings and sections ” means the documents of that description listed in Schedule 10 and certified by the Secretary of State as the engineering drawings and sections (part 1), the engineering drawings and sections (part 2), and the engineering drawings and sections (part 3) for the purposes of this Order; “ the environmental statement ” means the documents of that description listed in Schedule 10 and certified by the Secretary of State as the environmental statement for the purposes of this Order; “ the flood compensation areas ” means the flood compensation areas shown on the works plans; “ the flood storage area ” means the flood storage area shown on the works plans; “ footpath ” and “ footway ” have the same meaning as in section 329(1) of the 1980 Act; “ highway ” has the same meaning as in section 328 (meaning of “ highway ”) of the 1980 Act; “ highway authority ” has the same meaning as in section 1 (highway authorities: general provision) of the 1980 Act; “ the land plans ” means the document of that description listed in Schedule 10 and certified by the Secretary of State as the land plans for the purposes of this Order; “ the limits of deviation ” means the limits of deviation referred to in article 8 (limits of deviation); “ the local highway authority ” means Gloucestershire County Council; “ maintain ” includes inspect, repair, adjust, alter, remove, replace or reconstruct in relation to the authorised development provided such works do not give rise to any materially new or materially different environmental effects in comparison to those reported in the environmental statement and any derivative of “ maintain ” is to be construed accordingly; “ the Order land ” means the land shown on the land plans which is within the limits of land to be acquired or used permanently or temporarily, and described in the book of reference; “ the Order limits ” means the limits of the land to be acquired or used permanently or temporarily shown on the land plans and works plans within which the authorised development may be carried out; “ owner ”, in relation to land, has the same meaning as in section 7 (interpretation) of the Acquisition of Land Act 1981 ; “ the relevant planning authority ” means the local planning authority: for the land in question; and with the relevant legislative competence under the 1990 Act for the matter to which the provision relates. “ special road ” means a highway which is a special road in accordance with section 16 (general provision as to special roads) of the 1980 Act or by virtue of an order granting development consent; “ the speed limits and traffic regulations plans ” means the documents of that description listed in Schedule 10 and certified by the Secretary of State as the speed limits and traffic regulations plans (part 1) and the speed limits and traffic regulations plans (part 2) for the purposes of this Order; “ statutory undertaker ” means any statutory undertaker for the purposes of section 127(8) (statutory undertakers’ land) of the 2008 Act; “ strategic highway authority ” means National Highways Limited (company number 09346363) whose registered office is Bridge House, 1 Walnut Tree Close, Guildford, Surrey, GU1 4LZ; “ street ” means a street within the meaning of section 48 (streets, street works and undertakers) of the 1991 Act, together with land on the verge of a street or between two carriageways, and includes part of a street; “ street authority ” has the same meaning as in section 49 (the street authority and other relevant authorities) of the 1991 Act; “ the streets, rights of way and access plans ” means the documents of that description listed in Schedule 10 and certified by the Secretary of State as the streets, rights of way and access plans (part 1) and the streets, rights of way and access plans (part 2) for the purposes of this Order; “ tree preservation order ” has the meaning given in section 198 (power to make tree preservation orders) of the 1990 Act; “ the tribunal ” means the Lands Chamber of the Upper Tribunal; “ trunk road ” means a highway which is a trunk road by virtue of— section 10 (general provision as to trunk roads) or section 19(1) (certain special roads and other highways to become trunk roads) of the 1980 Act; an order made or direction given under section 10 of that Act; an order granting development consent; or any other enactment; “ the undertaker ” means Gloucestershire County Council; “ watercourse ” includes all rivers, streams, ditches, drains, canals, cuts, culverts, dykes, sluices, sewers and passages through which water flows except a public sewer or drain; and “ the works plans ” means the documents of that description listed in Schedule 10 and certified by the Secretary of State as the works plans (part 1) and works plans (part 2) for the purposes of this Order. 2 References in this Order to rights over land include references to rights to do or to place and maintain, anything in, on or under land or in the airspace above its surface and references in this Order to the imposition of restrictive covenants are references to the creation of rights over land which interfere with the interests or rights of another and are for the benefit of land which is acquired under this Order or is otherwise comprised in the Order land. 3 All distances, directions, areas and lengths referred to in this Order are approximate and distances between points on a work comprised in the authorised development are taken to be measured along that work. 4 For the purposes of this Order, all areas described in square metres in the book of reference are approximate. 5 References in this Order to points identified by letters or numbers are to be construed as references to points so lettered or numbered on the relevant plans. 6 References in this Order to numbered works are references to the works as numbered in Schedule 1 (authorised development). Disapplication of legislative provisions 3 The following provisions do not apply in relation to the construction of any work or the carrying out of any operation required for the purpose of, or in connection with, the construction of the authorised development and, within any maintenance period defined in article 32(12) (temporary use of land for maintaining the authorised development), any maintenance of any part of the authorised development– a section 23 (prohibition on obstructions etc. in watercourses) of the Land Drainage Act 1991 ; b section 80 (notice to local authority of intended demolition) of the Building Act 1984 ; and c in so far as they relate to the temporary possession of land, the provisions of the Neighbourhood Planning Act 2017 . 2 Regulation 6 (permitted work) of the Hedgerow Regulations 1997 is modified so as to read for the purposes of this Order only as if there were inserted after paragraph (1)(j) the following— or k for carrying out development which has been authorised by an order granting development consent pursuant to the Planning Act 2008. . Maintenance of drainage works 4 1 Nothing in this Order, or the construction, maintenance or operation of the authorised development under it, affects any responsibility for the maintenance of any works connected with the drainage of land, whether that responsibility is imposed or allocated by or under any enactment, or otherwise, unless otherwise agreed in writing between the undertaker and the person responsible. 2 In this article “ drainage ” has the same meaning as in section 72 (interpretation) of the Land Drainage Act 1991 . PART 2 PRINCIPAL POWERS Development consent etc. granted by the Order 5 1 Subject to the provisions of this Order, the undertaker is granted development consent for the authorised development to be carried out within the Order limits. 2 Any enactment applying to land within or adjacent to the Order limits has effect subject to the provisions of this Order. Maintenance of authorised development 6 The undertaker may at any time maintain the authorised development, except to the extent that this Order, or an agreement made under this Order, provides otherwise. Planning permission 7 If planning permission is granted under the powers conferred by the 1990 Act for development, any part of which is within the Order limits, following the coming into force of this Order that is— a not itself a nationally significant infrastructure project under the 2008 Act or part of such a project; or b required to complete or enable the use or operation of any part of the development authorised by this Order, then the carrying out, use or operation of such development under the terms of the planning permission does not constitute a breach of the terms of this Order. Limits of deviation 8 In carrying out the authorised development the undertaker may— a deviate laterally from the lines or situations of the authorised development shown on the works plans to the extent of the limits of deviation shown on those plans; and b with the exception of Work Nos. 3(e), 4(b), 5(d), 5(n), and 6(d), deviate vertically from the levels of the authorised development shown on the engineering drawings and sections— i to a maximum of 0.5 metres upwards or 1 metre downwards; or ii in respect of the excavation of the flood storage area to a maximum of 2 metres downwards but to any distance upwards to ground level, except that these maximum limits of deviation do not apply where it is demonstrated by the undertaker to the Secretary of State’s satisfaction and the Secretary of State, following consultation with the relevant planning authority, county planning authority and the strategic highway authority, certifies accordingly that a deviation in excess of these limits would not give rise to any materially new or materially different environmental effects in comparison with those reported in the environmental statement. Benefit of Order 9 1 Subject to article 10 (consent to transfer benefit of Order) and paragraph (2), the provisions of this Order conferring powers on the undertaker have effect solely for the benefit of the undertaker. 2 Paragraph (1) does not apply to the works for which consent is granted by this Order for the express benefit of owners and occupiers of land, statutory undertakers and other persons affected by the authorised development. Consent to transfer benefit of Order 10 1 The undertaker may— a transfer to another person (“ the transferee ”) any or all of the benefit of the provisions of this Order, including those relating to compulsory acquisition, and such related statutory rights as may be agreed between the undertaker and the transferee; or b grant to another person (“ the lessee ”) for a period agreed between the undertaker and the lessee any or all of the benefit of the provisions of this Order, including those relating to compulsory acquisition, and such related statutory rights as may be so agreed. 2 Where an agreement has been made in accordance with paragraph (1), references in this Order to the undertaker, except in paragraph (3), include references to the transferee or the lessee. 3 The exercise by a person of any benefits or rights conferred in accordance with any transfer or grant under paragraph (1) is subject to the same restrictions, liabilities and obligations as would apply under this Order if those benefits or rights were exercised by the undertaker. 4 If the benefit of the provisions of this Order relating to compulsory acquisition is transferred or granted to a transferee or lessee pursuant to this article and the transferee or lessee exercises those powers then the undertaker is liable to the transferee or lessee for any compensation that is payable to another party as a consequence of the exercise of those powers by the transferee or lessee. 5 The consent of the Secretary of State is required for a transfer or grant under this article, except where the transfer or grant is made to— a Gigaclear Limited (company number 07476617, whose registered office is at Building One, Wyndyke Furlong, Abingdon, Oxfordshire, United Kingdom, OX14 1UQ) for the purposes of undertaking Work Nos. 8, 9, 10 and 11; b Openreach Limited (company number 10690039, whose registered office is at 6 Gracechurch Street, London, United Kingdom, EC3V 0AT) for the purposes of undertaking Work Nos. 27 to 34; c Severn Trent Water Limited (company number 02366686, whose registered office is at Severn Trent Centre, 2 St John’s Street, Coventry, CV1 2LZ) for the purposes of undertaking Work Nos. 14 and 15; d Wales & West Utilities Limited (company number 05046791, whose registered office is at Wales & West House, Spooner Close Coedkernew, Newport, South Wales, NP10 8FZ) for the purposes of undertaking Work Nos. 16, 17, 18 and 35; e National Grid Electricity Distribution (West Midlands) PLC (company number 03600574, whose registered office is at Avonbank, Feeder Road, Bristol, BS2 0TB) for the purposes of undertaking Work Nos. 19 to 26; or f Zayo Group UK Limited (company number 03726666, whose registered office is at 4th Floor – the Relay Building 114 Whitechapel High Street London E1 7PT) for the purposes of undertaking Work Nos. 12 and 13. PART 3 STREETS Street works 11 1 The undertaker may, for the purposes of the authorised development, enter on so much of any of the streets as are within the Order limits and may— a break up or open the street, or any sewer, drain or tunnel under it; b tunnel or bore under the street; c place apparatus in the street; d maintain apparatus in the street or change its position; and e execute any works required for, or incidental to, any works referred to in sub-paragraphs (a) to (d). 2 The authority given by paragraph (1) is a statutory right for the purposes of sections 48(3) (streets, street works and undertakers) and 51(1) (prohibition of unauthorised street works) of the 1991 Act. 3 Subject to article 12 (application of the 1991 Act), the provisions of sections 54 to 106 of the 1991 Act apply to any street works carried out under paragraph (1). 4 The powers conferred by paragraph (1) are not to be exercised without the consent of the street authority, but such consent must not be unreasonably withheld. 5 If a street authority receives an application for consent under paragraph (4) and fails to notify the undertaker of its decision before the end of the period of 42 days beginning with the date on which the application was made, it is deemed to have granted consent. 6 Paragraphs (4) and (5) do not apply where the undertaker is the street authority for a street in which the works are being carried out. 7 Where paragraph (6) does not apply, an application for consent under paragraph (4) must include a written statement that the provisions of paragraph (5) apply to that application. Application of the 1991 Act 12 1 Works executed under this Order in relation to a highway which consists of or includes a carriageway are to be treated for the purposes of Part 3 (street works in England and Wales) of the 1991 Act as major highway works if— a they are of a description mentioned in any of paragraphs (a), (c) to (e), (g) and (h) of section 86(3) (highway authorities, highways and related matters) of that Act; or b they are works which, had they been executed by the local highway authority, might have been carried out in exercise of the powers conferred by section 64 (dual carriageways and roundabouts) of the 1980 Act or section 184 (vehicle crossings over footways and verges) of that Act. 2 In Part 3 of the 1991 Act references to the highway authority concerned are, in relation to works which are major highway works by virtue of paragraph (1), to be construed as references to the undertaker. 3 The following provisions of the 1991 Act do not apply in relation to any works executed under the powers conferred by this Order— a section 56 (power to give directions as to timing of street works); b section 56A (power to give directions as to placing of apparatus); c section 58 (restriction on works following substantial road works); d section 58A (restriction on works following substantial street works); and e schedule 3A (restriction on works following substantial street works). 4 The provisions of the 1991 Act mentioned in paragraph (5) (which, together with other provisions of that Act, apply in relation to the execution of street works) and any regulations made, or code of practice issued or approved, under those provisions apply (with the necessary modifications) in relation to any stopping up, alteration or diversion of a street of a temporary nature by the undertaker under the powers conferred by article 15 (temporary stopping up and restriction of use of streets) whether or not the stopping up, alteration or diversion constitutes street works within the meaning of that Act. 5 The provisions of the 1991 Act referred to in paragraph (4) are— a section 54 (advance notice of certain works), subject to paragraph (6); b section 55 (notice of starting date of works), subject to paragraph (6); c section 57 (notice of emergency works); d section 59 (general duty of street authority to co-ordinate works); e section 60 (general duty of undertakers to co-operate); f section 68 (facilities to be afforded to street authority); g section 69 (works likely to affect other apparatus in the street); h section 75 (inspection fees); i section 76 (liability for cost of temporary traffic regulation); and j section 77 (liability for cost of use of alternative route), and all such other provisions as apply for the purposes of the provisions mentioned above. 6 Sections 54 and 55 of the 1991 Act as applied by paragraph (4) have effect as if references in section 57 of that Act to emergency works were a reference to a stopping up, alteration or diversion (as the case may be) required in a case of emergency. 7 Nothing in article 13 (construction and maintenance of new, altered or diverted streets and other structures)— a affects the operation of section 87 (prospectively maintainable highways) of the 1991 Act; b means that the undertaker is by reason of any duty under that article to maintain a street to be taken to be the street authority in relation to that street for the purposes of Part 3 of that Act; or c has effect in relation to street works to which the provisions of Part 3 of the 1991 Act apply. Construction and maintenance of new, altered or diverted streets and other structures 13 1 Subject to paragraphs (2) to (6), the streets authorised to be constructed, altered or diverted under this Order are to be public highways and are to be maintained by and at the expense of the highway authority. 2 Any special road or trunk road to be constructed under this Order must be completed to the reasonable satisfaction of the strategic highway authority and, unless otherwise agreed in writing with the strategic highway authority, the highway including any culverts or other structures laid under it must be maintained by and at the expense of the strategic highway authority from its completion. 3 Where a special road or trunk road is altered or diverted under this Order, the altered or diverted part of the highway must be completed to the reasonable satisfaction of the strategic highway authority and, unless otherwise agreed in writing with the strategic highway authority, that part of the highway including any culverts or other structures laid under it must be maintained by and at the expense of the strategic highway authority from its completion. 4 Where a street which is not and is not intended to be a public highway is constructed, altered or diverted under this Order, the street (or part of the street as the case may be) must, when completed to the reasonable satisfaction of the street authority and unless otherwise agreed in writing with the street authority, be maintained by and at the expense of the undertaker for a period of 12 months from its completion and at the expiry of that period by and at the expense of the street authority. 5 In the case of a bridge constructed under this Order to carry a highway (other than a special road or a trunk road) over or under a special road or trunk road, the highway surface (being those elements over the waterproofing membrane and indicator layer) must from its completion be maintained by and at the expense of the undertaker and the remaining structure of the bridge must be maintained by and at the expense of the strategic highway authority unless otherwise agreed in writing with the strategic highway authority. 6 In the case of a bridge constructed under this Order to carry a highway (other than a special road or a trunk road) over or under another highway which is not a special road or trunk road, both the highway surface and the structure of the bridge must be maintained by and at the expense of the undertaker from their completion. 7 In any action against the undertaker or the strategic highway authority in respect of loss or damage resulting from any failure by it to maintain a street or structure under this article, it is a defence (without prejudice to any other defence or the application of the law relating to contributory negligence) to prove that the undertaker or the strategic highway authority had taken such care as in all the circumstances was reasonably required to secure that the part of the street or structure to which the action relates was not dangerous to traffic. 8 For the purposes of a defence under paragraph (7), the court must in particular have regard to the following matters— a the character of the street or structure and the traffic which was reasonably to be expected to use it; b the standard of maintenance appropriate for a street or structure of that character and used by such traffic; c the state of repair in which a reasonable person would have expected to find the street or structure; d whether the undertaker or the strategic highway authority knew, or could reasonably have been expected to know, that the condition of the part of the street or structure to which the action relates was likely to cause danger to users of the street or structure; and e where the undertaker or the strategic highway authority could not reasonably have been expected to repair that part of the street or structure before the cause of action arose, what warning notices of its condition had been displayed, but for the purposes of such a defence it is not relevant to prove that the undertaker or the strategic highway authority had arranged for a competent person to carry out or supervise the maintenance of the part of the street or structure to which the action relates unless it is also proved that the undertaker or the strategic highway authority had given the competent person proper instructions with regard to the maintenance of the street or structure and that the competent person had carried out those instructions. Classification of roads, etc. 14 1 The roads described in Part 1 (special roads) of Schedule 3 (classification of roads, etc.) are to be— a classified as special roads for the purpose of any enactment or instrument which refers to highways classified as special roads; and b provided for the use of traffic of Classes I and II of the classes of traffic set out in Schedule 4 to the 1980 Act. 2 On and after the date on which the undertaker notifies the Secretary of State that the roads described in Part 1 (special roads) of Schedule 3 have been completed and are open for traffic— a the strategic highway authority is the highway authority for those roads; and b they are classified as trunk roads for the purpose of any enactment or instrument which refers to highways classified as trunk roads but does not make provision for highways classified as special roads. 3 On and after the date on which the roads described in Part 2 (classified roads) of Schedule 3 are completed and open for traffic, they are to become classified roads for the purpose of any enactment or instrument which refers to highways classified as classified roads as if such classification had been made under section 12(3) (general provision as to principal and classified roads) of the 1980 Act. 4 On and after the date on which the roads described in Part 3 (unclassified roads) of Schedule 3 are completed and open for traffic, they are to become unclassified roads for the purpose of any enactment or instrument which refers to unclassified roads. 5 On and after the date on which the roads described in Part 4 (speed limits) of Schedule 3 are open for traffic, no person is to drive any motor vehicle at a speed exceeding the limit in miles per hour specified in column (3) of that Part along the lengths of road specified in the corresponding row of column (2) of that Part. 6 On a date to be determined by the undertaker, the restrictions specified in column (3) of Part 5 (traffic regulation measures) of Schedule 3 are to apply to the lengths of road specified in the corresponding row of column (2) of that Part. 7 Unless otherwise agreed with the strategic highway authority, the public rights of way set out in Part 7 (public rights of way) of Schedule 3 and identified on the streets, rights of way and access plans are to be constructed by the undertaker in the specified locations and open for use on and after the date on which the authorised development is open for traffic and are to have the status described in column (2) of that Part. 8 On a date to be determined by the undertaker, the orders specified in column (3) of Part 6 (revocations and variations of existing traffic regulation orders) of Schedule 3 are to be varied or revoked as specified in the corresponding row of column (4) of that Part in respect of the lengths of roads specified in the corresponding row of column (2) of that Part. 9 The application of paragraphs (1) to (8) may be varied or revoked by any instrument made under any enactment which provides for the variation or revocation of such matters, including by an instrument made under the 1984 Act where the matter in question could have been included in an order made under that Act. Temporary stopping up and restriction of use of streets 15 1 The undertaker, during and for the purposes of carrying out the authorised development, may temporarily stop up, alter, divert or restrict the use of any street and may for any reasonable time— a divert the traffic from the street; and b subject to paragraph (3), prevent all persons from passing along the street. 2 Without limitation on the scope of paragraph (1), the undertaker may use any street temporarily stopped up or restricted under the powers conferred by this article, and which is within the Order limits, as a temporary working site. 3 The undertaker must provide reasonable access for pedestrians going to or from premises abutting a street affected by the temporary stopping up, alteration, diversion or restriction of a street under this article if there would otherwise be no such access. 4 The undertaker must not temporarily stop up, alter, divert or restrict the use of any street for which it is not the street authority without the consent of the street authority, which may attach reasonable conditions to any consent but such consent must not be unreasonably withheld or delayed. 5 Any person who suffers loss as a result of the suspension of any private right of way under this article is entitled to compensation to be determined, in case of dispute, as if it were a dispute under Part 1 of the 1961 Act. 6 If a street authority which receives an application for consent under paragraph (4) fails to notify the undertaker of its decision before the end of the period of 28 days beginning with the date on which the application was made, it is deemed to have granted consent. 7 An application for consent under paragraph (4) must include a written statement that the provisions of paragraph (6) apply to that application. Permanent stopping up and restriction of use of streets and private means of access 16 1 Subject to the provisions of this article, the undertaker may, in connection with the carrying out of the authorised development, stop up each of the streets and private means of access specified in columns (1) and (2) of Parts 1, 2, 3 and 4 of Schedule 4 (permanent stopping up of highways and private means of access and provision of new highways and private means of access) to the extent specified and described in column (3) of those Parts of that Schedule. 2 No street or private means of access specified in columns (1) and (2) of Parts 2 (highways to be stopped up for which a substitute is to be provided and new highways which are otherwise to be provided) and 4 (private means of access to be stopped up for which a substitute is to be provided and new private means of access which are otherwise to be provided) of Schedule 4 is to be wholly or partly stopped up under this article unless— a the new street or private means of access to be constructed and substituted for it, which is specified in column (4) of those Parts of that Schedule, has been completed to the reasonable satisfaction of the street authority and is open for use; or b a temporary alternative route for the passage of such traffic as could have used the street or private means of access to be stopped up is first provided and subsequently maintained by the undertaker, to the reasonable satisfaction of the street authority, between the commencement and termination points for the stopping up of the street or private means of access until the completion and opening of the new street or private means of access in accordance with sub-paragraph (a). 3 No street or private means of access specified in columns (1) and (2) of Parts 1 (highways to be stopped up for which no substitutes is to be provided) and 3 (private means of access to be stopped up for which no substitute is to be provided) of Schedule 4 is to be wholly or partly stopped up under this article unless the condition specified in paragraph (4) is satisfied in relation to all the land which abuts on either side of the street or private means of access to be stopped up. 4 The condition referred to in paragraph (3) is that— a the undertaker is in possession of the land; b there is no right of access to the land from the street or private means of access concerned; c there is reasonably convenient access to the land otherwise than from the street or private means of access concerned; or d the owners and occupiers of the land have agreed to the stopping up. 5 Where a street or private means of access has been stopped up under this article— a all rights of way over or along the street or private means of access so stopped up are extinguished; and b the undertaker may appropriate and use for the purposes of the authorised development so much of the site of the street or private means of access as is bounded on both sides by land owned by the undertaker. 6 Any person who suffers loss by the suspension or extinguishment of any private right of way under this article is entitled to compensation to be determined, in case of dispute, as if it were a dispute under Part 1 of the 1961 Act. 7 This article is subject to article 34 (apparatus and rights of statutory undertakers in stopped up streets). Access to works 17 The undertaker may, for the purposes of the authorised development, form and lay out means of access, or improve existing means of access, at such locations within the Order limits as the undertaker reasonably requires for the purposes of the authorised development. PART 4 SUPPLEMENTAL POWERS Discharge of water 18 1 Subject to paragraphs (3) and (4), the undertaker may use any watercourse or any public sewer or drain for the drainage of water in connection with the carrying out, maintenance or use of the authorised development and for that purpose may lay down, take up and alter pipes and may, on any land within the Order limits, make openings into, and connections with, the watercourse, public sewer or drain. 2 Any dispute arising from the making of connections to or the use of a public sewer or drain by the undertaker under paragraph (1) is to be determined as if it were a dispute under section 106 (right to communicate with public sewers) of the Water Industry Act 1991 . 3 The undertaker must not discharge any water into any watercourse, public sewer or drain except with the consent of the person to whom it belongs or the person or body otherwise having authority to give such consent, and such consent may be given subject to such terms and conditions as that person may reasonably impose, but must not be unreasonably withheld. 4 The undertaker must not make any opening into any public sewer or drain except— a in accordance with plans approved by the person to whom the sewer or drain belongs, but such approval must not be unreasonably withheld; and b where that person has been given the opportunity to supervise the making of the opening. 5 The undertaker must take such steps as are reasonably practicable to secure that any water discharged into a watercourse or public sewer or drain under this article is as free as may be practicable from gravel, soil or other solid substance, oil or matter in suspension. 6 In this article— a “ public sewer or drain ” means a sewer or drain which belongs to Homes England, the Environment Agency, an internal drainage board, a joint planning board, a local authority, a sewerage undertaker or an urban development corporation; and b other expressions, excluding watercourse, used both in this article and in the Water Resources Act 1991 have the same meaning as in that Act. 7 If a person who receives an application for consent under paragraph (3) or approval under paragraph (4)(a) fails to notify the undertaker of a decision within 28 days of receiving an application, that person is deemed to have granted consent or given approval, as the case may be. 8 An application for consent under paragraph (3) or for approval under paragraph (4)(a) must contain a written statement that the provisions of paragraph (7) apply to that application. Protective works to buildings 19 1 Subject to the following provisions of this article, the undertaker may at its own expense carry out such protective works to any building which may be affected by the authorised development as the undertaker considers necessary or expedient. 2 Protective works may be carried out— a at any time before or during the carrying out in the vicinity of the building of any part of the authorised development; or b after the completion of that part of the authorised development in the vicinity of the building at any time up to the end of the period of 5 years beginning with the day on which that part of the authorised development is first opened for use. 3 For the purpose of determining how the functions under this article are to be exercised the undertaker may (subject to paragraph (5)) enter and survey any building falling within paragraph (1) and any land within its curtilage. 4 For the purpose of carrying out protective works to a building under this article the undertaker may (subject to paragraphs (5) and (6))— a enter the building and any land within its curtilage; and b where the works cannot be carried out reasonably conveniently without entering land which is adjacent to the building but outside its curtilage, enter the adjacent land (but not any building erected on it). 5 Before exercising— a a right under paragraph (1) to carry out protective works to a building; b a right under paragraph (3) to enter and survey any building and any land within its curtilage; c a right under paragraph (4)(a) to enter a building and any land within its curtilage; or d a right under paragraph (4)(b) to enter land, the undertaker must, except in the case of emergency, serve on the owners and occupiers of the building or land not less than 14 days’ notice of its intention to exercise that right and, in a case falling within sub-paragraph (a) or (c), specifying the protective works proposed to be carried out. 6 Where a notice is served under paragraph (5)(a), (c) or (d), the owner or occupier of the building or land concerned may, by serving a counter-notice within the period of 10 days beginning with the day on which the notice was served, require the question whether it is necessary or expedient to carry out the protective works or to enter the building or land to be referred to arbitration under article 46 (arbitration). 7 The undertaker must compensate the owners and occupiers of any building or land in relation to which rights under this article have been exercised for any loss or damage arising to them by reason of the exercise of those rights. 8 Where— a protective works are carried out under this article to a building; and b within the period of 5 years beginning with the day on which the part of the authorised development carried out in the vicinity of the building is first opened for use it appears that the protective works are inadequate to protect the building against damage caused by the carrying out or use of that part of the authorised development, the undertaker must compensate the owners and occupiers of the building for any loss or damage sustained by them. 9 Nothing in this article relieves the undertaker from any liability to pay compensation under section 152 (compensation in case where no right to claim in nuisance) of the 2008 Act. 10 Any compensation payable under paragraph (7) or (8) is to be determined, in case of dispute, as if it were a dispute under Part 1 (determination of questions of disputed compensation) of the 1961 Act. 11 In this article “ protective works ” in relation to a building means— a underpinning, strengthening and any other works the purpose of which is to prevent damage which may be caused to the building by the carrying out, maintenance or use of the authorised development; and b any works the purpose of which is to remedy any damage which has been caused to the building by the carrying out, maintenance or use of the authorised development. Authority to survey and investigate the land 20 1 The undertaker may for the purposes of this Order enter on any land within the Order limits or which may be affected by the authorised development and— a survey or investigate the land (including any watercourses, ground water, static water bodies or vegetation on the land); b without limitation on the scope of sub-paragraph (a), make any excavations, trial holes or boreholes in such positions on the land as the undertaker thinks fit to investigate the nature of the surface layer, subsoil and groundwater and remove soil and water samples and discharge water samples onto the land; c without limitation on the scope of sub-paragraph (a), carry out ecological or archaeological investigations on such land, including making any excavations or trial holes on the land for such purposes; and d place on, leave on and remove from the land apparatus for use in connection with the survey and investigation of land and making of trial holes or boreholes. 2 No land may be entered or equipment placed or left on or removed from the land under paragraph (1) unless at least 14 days’ notice has been served on every owner and occupier of the land. 3 The notice required under paragraph (2) must indicate the nature of the survey or investigation that the undertaker intends to carry out. 4 Any person entering land under this article on behalf of the undertaker— a must, if so required, before or after entering the land, produce written evidence of their authority to do so; and b may take onto the land such vehicles and equipment as are necessary to carry out the survey or investigation or to make the trial holes or boreholes. 5 No trial holes or boreholes are to be made under this article— a in land located within the highway boundary for which the local highway authority is the highway authority, without the consent of the local highway authority; b in land located within the highway boundary for which the strategic highway authority is the highway authority, without the consent of the strategic highway authority; or c in a private street without the consent of the street authority, but such consent must not be unreasonably withheld. 6 The undertaker must compensate the owners and occupiers of the land for any loss or damage arising by reason of the exercise of the powers conferred by this article, such compensation to be determined, in case of dispute, as if it were a dispute under Part 1 of the 1961 Act. 7 If either the local highway authority or a street authority which receives an application for consent under paragraph (5) fails to notify the undertaker of its decision within 28 days of receiving the application for consent, that authority is deemed to have granted consent. 8 An application for consent under paragraph (5) must include a written statement that the provisions of paragraph (7) apply to that application. 9 Section 13 (refusal to give possession to acquiring authority) of the 1965 Act applies to the entry onto land under this article to the same extent as it applies to the compulsory acquisition of land under this Order by virtue of section 125 (application of compulsory acquisition provisions) of the 2008 Act. PART 5 POWERS OF ACQUISITION Compulsory acquisition of land 21 1 The undertaker may acquire compulsorily so much of the Order land as is required to carry out or to facilitate, or is incidental to, the authorised development. 2 This article is subject to article 24(2) (compulsory acquisition of rights and imposition of restrictive covenants) and article 31(8) (temporary use of land for carrying out the authorised development). Compulsory acquisition of land – incorporation of the mineral code 22 Parts 2 and 3 of Schedule 2 (minerals) to the Acquisition of Land Act 1981 are incorporated into this Order subject to the modifications that— a paragraph 8(3) is not incorporated; b for “the acquiring authority” substitute “the undertaker” ; and c for “undertaking” substitute “authorised development” . Time limit for exercise of authority to acquire land compulsorily 23 1 After the end of the period of 3 years beginning on the start date— a no notice to treat is to be served under Part 1 (compulsory purchase under Acquisition of Land Act of 1946) of the 1965 Act as modified by article 27 (modification of Part 1 of the 1965 Act); and b no declaration is to be executed under section 4 (execution of declaration) of the 1981 Act as applied by article 28 (application of the 1981 Act). 2 The authority conferred by article 31 (temporary use of land for carrying out the authorised development) ceases at the end of the period referred to in paragraph (1), except that nothing in this paragraph prevents the undertaker from remaining in possession of land after the end of that period, if the land was entered and possession was taken before the end of that period. 3 In this article, “ the start date ” means the later of the day after— a the period for legal challenge in section 118 (legal challenges relating to applications for orders granting development consent) of the 2008 Act expires; or b the final determination of any legal challenge under that section. Compulsory acquisition of rights and imposition of restrictive covenants 24 1 Subject to paragraphs (2) to (4), the undertaker may acquire such rights over the Order land or impose restrictive covenants affecting the Order land as may be required for any purpose for which that land may be acquired under article 21 (compulsory acquisition of land), by creating them as well as acquiring rights already in existence. 2 In the case of the Order land specified in column (1) of Schedule 5 (land in which only new rights etc. may be acquired) the undertaker’s powers of compulsory acquisition are limited to the acquisition of such wayleaves, easements, new rights in the land or the imposition of restrictive covenants as may be required for the purpose specified in relation to that land in column (2) of that Schedule and relating to that part of the authorised development specified in column (3) of that Schedule. 3 The power to impose restrictive covenants under paragraph (1) is exercisable only in respect of plots specified in column (1) of Schedule 5. 4 Subject to Schedule 2A (counter-notice requiring purchase of land not in notice to treat) to the 1965 Act (as substituted by paragraph 5(8) of Schedule 6 (modification of compensation and compulsory purchase enactments for creation of new rights and imposition of restrictive covenants)), where the undertaker acquires a right over land or the benefit of a restrictive covenant, the undertaker is not required to acquire a greater interest in that land. 5 Schedule 6 has effect for the purpose of modifying the enactments relating to compensation and the provisions of the 1965 Act in their application in relation to the compulsory acquisition under this article of a right over land by the creation of a new right or the imposition of a restrictive covenant. Public rights of way 25 1 The public rights of way identified in columns (1) to (3) of Parts 1 and 2 of Schedule 4 (permanent stopping up of highways and private means of access and provision of new highways and private means of access) and shown on the streets, rights of way and access plans are to be extinguished on the date of the expiry of the notice given under paragraph (2). 2 Prior to the extinguishment of each of the public rights of way identified in columns (1) to (3) of Parts 1 and 2 of Schedule 4 and shown on the streets, rights of way and access plans, the undertaker must erect a site notice at each end of the rights of way to be extinguished no less than 28 days prior to the extinguishment of that right of way. 3 The notice to be erected under paragraph (2) must include— a details of the public rights of way to be extinguished; b the date on which the extinguishment will take effect; c details of any public rights of way being provided in substitution; and d details of the places where a copy of this Order and the documents listed in Schedule 10 (documents to be certified) may be inspected. Private rights over land 26 1 Subject to the provisions of this article, all private rights over land subject to compulsory acquisition under this Order are extinguished— a from the date of acquisition of the land by the undertaker, whether compulsorily or by agreement; or b on the date of entry on the land by the undertaker under section 11(1) (powers of entry) of the 1965 Act, whichever is the earlier. 2 Subject to the provisions of this article, all private rights over land subject to the compulsory acquisition of rights or the imposition of restrictive covenants under this Order are extinguished in so far as their continuance would be inconsistent with the exercise of the right or burden of the restrictive covenant— a from the date of the acquisition of the right or the benefit of the restrictive covenant by the undertaker, whether compulsorily or by agreement; or b on the date of entry on the land by the undertaker under section 11(1) (powers of entry) of the 1965 Act, whichever is the earlier. 3 Subject to the provisions of this article, all private rights over land owned by the undertaker within the Order limits which are required to be interfered with or breached for the purposes of this Order are extinguished on commencement of any activity authorised by this Order which interferes with or breaches those rights. 4 Subject to the provisions of this article, all private rights over land of which the undertaker takes temporary possession under this Order are suspended and unenforceable for as long as the undertaker remains in lawful possession of the land. 5 Any person who suffers loss by the extinguishment or suspension of any private right under this article is entitled to compensation in accordance with the terms of section 152 (compensation in case where no right to claim in nuisance) of the 2008 Act to be determined, in case of dispute, as if it were a dispute under Part 1 of the 1961 Act. 6 This article does not apply in relation to any right to which section 138 (extinguishment of rights, and removal of apparatus, of statutory undertakers etc.) of the 2008 Act or article 33 (statutory undertakers) applies. 7 Paragraphs (1) to (4) have effect subject to— a any notice given by the undertaker before— i the completion of the acquisition of the land or the acquisition of the rights or the imposition of restrictive covenants over or affecting the land; ii the undertaker’s appropriation of it; iii the undertaker’s entry onto it; or iv the undertaker’s taking temporary possession of it, that any or all of those paragraphs do not apply to any right specified in the notice; and b any agreement made at any time between the undertaker and the person in or to whom the right in question is vested or belongs. 8 If any such agreement as is referred to in paragraph (7)(b)— a is made with a person in or to whom the right is vested or belongs; and b is expressed to have effect also for the benefit of those deriving title from or under that person, it is effective in respect of the persons so deriving title, whether the title was derived before or after the making of the agreement. 9 References in this article to private rights over land include any trust, incident, easement, liberty, privilege, right or advantage annexed to land and adversely affecting other land, including any natural right to support and include restrictions as to the user of land arising by virtue of a contract, agreement or undertaking having that effect. Modification of Part 1 of the 1965 Act 27 1 Part 1 (compulsory purchase under Acquisition of Land Act of 1946) of the 1965 Act, as applied to this Order by section 125 (application of compulsory acquisition provisions) of the 2008 Act, is modified as follows. 2 In section 4A(1) (extension of time limit during challenge) for “section 23 of the Acquisition of Land Act 1981 (application to High Court in respect of compulsory purchase order), the applicable period for the purposes of section 4” substitute “section 118 of the Planning Act 2008 (legal challenges relating to applications for orders granting development consent), the three year period mentioned in article 23 (time limit for exercise of authority to acquire land compulsorily) of the M5 Junction 10 Development Consent Order 2025” . 3 In section 11A (powers of entry: further notice of entry)— a in subsection (1)(a), after “land” insert “under that provision” ; b in subsection (2), after “land” insert “under that provision” . 4 In section 22(2) (interests omitted from purchase), for “section 4 of this Act” substitute “article 23 (time limit for exercise of authority to acquire land compulsorily) of the M5 Junction 10 Development Consent Order 2025” . 5 In Schedule 2A (counter-notice requiring purchase of land not in notice to treat)— a for paragraphs 1(2) and 14(2) substitute— 2 But see article 29(3) (acquisition of subsoil or airspace only) of the M5 Junction 10 Development Consent Order 2025, which excludes the acquisition of subsoil or airspace only from this Schedule ; and b after paragraph 29, insert— PART 4 INTERPRETATION 30 In this Schedule, references to entering on and taking possession of land do not include doing so under article 19 (protective works to buildings), 31 (temporary use of land for carrying out the authorised development) or 32 (temporary use of land for maintaining the authorised development) of the M5 Junction 10 Development Consent Order 2025. . Application of the 1981 Act 28 1 The 1981 Act applies as if this Order were a compulsory purchase order. 2 The 1981 Act, as applied by paragraph (1), has effect with the following modifications. 3 In section 1 (application of Act), for subsection 2 substitute— 2 This section applies to any Minister, any local or other public authority or any other body or person authorised to acquire land by means of a compulsory purchase order. . 4 In section 5 (earliest date for execution of declaration), in subsection (2), omit the words from “, and this subsection” to the end. 5 Omit section 5A (time limit for general vesting declaration). 6 In section 5B (extension of time limit during challenge) for “section 23 of the Acquisition of Land Act 1981 (application to High Court in respect of compulsory purchase order), the applicable period for the purposes of section 5A” substitute “section 118 (legal challenges relating to applications for orders granting development consent) of the Planning Act 2008, the three year period mentioned in article 23 (time limit for exercise of authority to acquire land compulsorily) of the M5 Junction 10 Development Consent Order 2025” . 7 In section 6 (notices after execution of declaration), in subsection (1)(b), for “section 15 of, or paragraph 6 of Schedule 1 to, the Acquisition of Land Act 1981” substitute “section 134 (notice of authorisation of compulsory acquisition) of the Planning Act 2008” . 8 In Schedule A1 (counter-notice requiring purchase of land not in general vesting declaration) for paragraph 1(2) substitute— 2 But see article 29(3) (acquisition of subsoil or airspace only) of the M5 Junction 10 Development Consent Order 2025, which excludes the acquisition of subsoil or airspace only from this Schedule. . 9 References to the 1965 Act in the 1981 Act are to be construed as references to the 1965 Act as applied by section 125 (application of compulsory acquisition provisions) of the 2008 Act (and as modified by article 27 (modification of Part 1 of the 1965 Act)) to the compulsory acquisition of land under this Order. Acquisition of subsoil or airspace only 29 1 The undertaker may acquire compulsorily so much of, or such rights in, the subsoil of or the airspace over the land referred to in paragraph (1) of article 21 (compulsory acquisition of land) as may be required for any purpose for which that land may be acquired under that provision instead of acquiring the whole of the land. 2 Where the undertaker acquires any part of, or rights in, the subsoil of or the airspace over the land referred to in paragraph (1), the undertaker is not required to acquire an interest in any other part of the land. 3 The following do not apply in connection with the exercise of the power under paragraph (1) in relation to subsoil or airspace only— a Schedule 2A (counter-notice requiring purchase of land not in notice to treat) to the 1965 Act as modified by article 27 (modification of Part 1 of the 1965 Act); b Schedule A1 (counter-notice requiring purchase of land not in general vesting declaration) to the 1981 Act; and c Section 153(4A) (blighted land: proposed acquisition of part interest; material detriment test) of the 1990 Act. 4 Paragraphs (2) and (3) are to be disregarded where the undertaker acquires a cellar, vault, arch or other construction forming part of a house, building or manufactory or airspace above a house, building or manufactory. Rights under or over streets 30 1 The undertaker may enter on and appropriate so much of the subsoil of, or airspace over, any street within the Order limits as may be required for the purposes of the authorised development and may use the subsoil or airspace for those purposes or any other purpose ancillary to the authorised development. 2 Subject to paragraph (3), the undertaker may exercise any power conferred by paragraph (1) in relation to a street without being required to acquire any part of the street or any easement or right in the street. 3 Paragraph (2) does not apply in relation to— a any subway or underground building; or b any cellar, vault, arch or other construction in, on or under a street which forms part of a building fronting onto the street. 4 Subject to paragraph (5), any person who is an owner or occupier of land in respect of which the power of appropriation conferred by paragraph (1) is exercised without the undertaker acquiring any part of that person’s interest in the land, and who suffers loss as a result, is entitled to compensation to be determined, in case of dispute, as if it were a dispute under Part 1 of the 1961 Act. 5 Compensation is not payable under paragraph (4) to any person who is a statutory undertaker to whom section 85 (sharing of cost of necessary measures) of the 1991 Act applies in respect of measures of which the allowable costs are to be borne in accordance with that section. Temporary use of land for carrying out the authorised development 31 1 The undertaker may, in connection with the carrying out of the authorised development, but subject to article 23(2) (time limit for exercise of authority to acquire land compulsorily)— a enter on and take temporary possession of— i the land specified in column (1) of Schedule 7 (land of which temporary possession may be taken) for the purpose specified in relation to that land in column (2) of that Schedule relating to the part of the authorised development specified in column (3) of that Schedule; and ii any other Order land in respect of which no notice of entry has been served under section 11 (powers of entry) of the 1965 Act and no declaration has been made under section 4 (execution of declaration) of the 1981 Act (other than in connection with the acquisition of rights only); b remove any buildings and vegetation from that land; c construct temporary works (including the provision of means of access) and buildings on that land; and d construct any permanent works specified in relation to that land in column (2) of Schedule 7, or any other mitigation works in connection with the authorised development. 2 Not less than 28 days before entering on and taking temporary possession of land under this article the undertaker must serve notice of the intended entry on the owners and occupiers of the land and explain the purpose for which entry is taken in respect of land specified under paragraph (1)(a)(ii). 3 The undertaker must not, without the agreement of the owners of the land, remain in possession of any land under this article— a in the case of land specified in paragraph (1)(a)(i), after the end of the period of one year beginning with the date of completion of the part of the authorised development specified in relation to that land in column (3) of Schedule 7; or b in the case of any land referred to in paragraph (1)(a)(ii), after the end of the period of one year beginning with the date of completion of the work for which temporary possession of the land was taken unless the undertaker has, by the end of that period, served a notice of entry under section 11 of the 1965 Act or made a declaration under section 4 of the 1981 Act in relation to that land. 4 Before giving up possession of land of which temporary possession has been taken under this article, the undertaker must remove all temporary works and restore the land to the reasonable satisfaction of the owners of the land, but the undertaker is not required to— a replace a building removed under this article; b restore the land on which any permanent works (including ground strengthening works) have been constructed under paragraph (1)(d); or c remove any measures installed over or around statutory undertakers’ apparatus to protect that apparatus from the authorised development. 5 The undertaker must pay compensation to the owners and occupiers of land of which temporary possession is taken under this article for any loss or damage arising from the exercise in relation to the land of the powers conferred by this article. 6 Any dispute as to a person’s entitlement to compensation under paragraph (5), or as to the amount of the compensation, is to be determined as it if were a dispute under Part 1 of the 1961 Act. 7 Nothing in this article affects any liability to pay compensation under section 152 (compensation in case where no right to claim in nuisance) of the 2008 Act or under any other enactment in respect of loss or damage arising from the carrying out of the authorised development, other than loss or damage for which compensation is payable under paragraph (5). 8 The undertaker may not compulsorily acquire under this Order the land referred to in paragraph (1)(a)(i) except that the undertaker is not to be precluded from acquiring any part of the subsoil of or airspace over (or rights in the subsoil of or airspace over) that land under article 29 (acquisition of subsoil or airspace only). 9 Where the undertaker takes possession of land under this article, the undertaker is not required to acquire the land or any interest in it. 10 Section 13 (refusal to give possession to acquiring authority) of the 1965 Act applies to the temporary use of land under this article to the same extent as it applies to the compulsory acquisition of land under this Order by virtue of section 125 (application of compulsory acquisition provisions) of the 2008 Act. 11 Paragraph (1)(a)(ii) does not authorise the undertaker to take temporary possession of any land which the undertaker is not authorised to acquire under article 21 (compulsory acquisition of land) or article 24 (compulsory acquisition of rights and imposition of restrictive covenants). Temporary use of land for maintaining the authorised development 32 1 Subject to paragraph (2), at any time during the maintenance period relating to any part of the authorised development, the undertaker may— a enter upon and take temporary possession of any land within the Order limits if such possession is reasonably required for the purpose of maintaining the authorised development; b enter on any land within the Order limits for the purpose of gaining such access as is reasonably required for the purpose of maintaining the authorised development; and c construct such temporary works (including the provision of means of access) and buildings on the land as may be reasonably necessary for that purpose. 2 Paragraph (1) does not authorise the undertaker to take temporary possession of— a any house or garden belonging to a house; or b any building (other than a house) if it is for the time being occupied. 3 Not less than 28 days before entering upon and taking temporary possession of land under this article the undertaker must serve notice of the intended entry on the owners and occupiers of the land explaining the purpose for which entry is to be taken. 4 The undertaker is not required to serve notice under paragraph (3) where the undertaker has identified a potential risk to the safety of— a the authorised development or any of its parts; b the public; or c the surrounding environment, and in such circumstances, the undertaker may enter the land under paragraph (1) subject to giving such period of notice as is reasonably practicable in the circumstances. 5 The undertaker may only remain in possession of land under this article for so long as may be reasonably necessary to carry out the maintenance of the part of the authorised development for which possession of the land was taken. 6 Before giving up possession of land of which temporary possession has been taken under this article, the undertaker must remove all temporary works and restore the land to the reasonable satisfaction of the owners of the land. 7 The undertaker must pay compensation to the owners and occupiers of land of which temporary possession is taken under this article for any loss or damage arising from the exercise in relation to the land of the powers conferred by this article. 8 Any dispute as to a person’s entitlement to compensation under paragraph (7), or as to the amount of the compensation, is to be determined as if it were a dispute under Part 1 of the 1961 Act. 9 Nothing in this article affects any liability to pay compensation under section 152 (compensation in case where no right to claim in nuisance) of the 2008 Act or under any other enactment in respect of loss or damage arising from the execution of any works, other than loss or damage for which compensation is payable under paragraph (7). 10 Where the undertaker takes possession of land under this article, the undertaker is not required to acquire the land or any interest in it. 11 Section 13 (refusal to give possession to acquiring authority) of the 1965 Act applies to the temporary use of land under this article to the same extent as it applies to the compulsory acquisition of land under this Order by virtue of section 125 (application of compulsory acquisition provisions) of the 2008 Act. 12 In this article “ the maintenance period ”, in relation to any part of the authorised development, means the period of 5 years beginning with the date on which that part of the authorised development is first opened for use. Statutory undertakers 33 1 Subject to the provisions of article 24(3) (compulsory acquisition of rights and imposition of restrictive covenants), Schedule 9 (protective provisions) and paragraph (2), the undertaker may— a acquire compulsorily, or acquire new rights or impose restrictive covenants over, any Order land belonging to statutory undertakers; and b extinguish the rights of, or remove or reposition the apparatus belonging to, statutory undertakers over or within the Order land. 2 Paragraph (1)(b) has no effect in relation to apparatus in respect of which the following provisions apply— a Part 3 (street works in England and Wales) of the 1991 Act; and b article 34 (apparatus and rights of statutory undertakers in stopped up streets). Apparatus and rights of statutory undertakers in stopped up streets 34 1 Where a street is stopped up under article 16 (permanent stopping up and restriction of use of streets and private means of access), any statutory utility whose apparatus is under, in, on, along or across the street has the same powers and rights in respect of that apparatus, subject to the provisions of this article, as if this Order had not been made. 2 Where a street is stopped up under article 16 any statutory utility whose apparatus is under, in, on, over, along or across the street may, and if reasonably requested to do so by the undertaker must— a remove the apparatus and place it or other apparatus provided in substitution for it in such other position as the utility may reasonably determine and have power to place it; or b provide other apparatus in substitution for the existing apparatus and place it in such position as described in sub-paragraph (a). 3 Subject to the following provisions of this article, the undertaker must pay to any statutory utility an amount equal to the cost reasonably incurred by the utility in or in connection with— a the execution of the relocation works required in consequence of the stopping up of the street; and b the doing of any other work or thing rendered necessary by the execution of the relocation works. 4 If in the course of the execution of relocation works under paragraph (2)— a apparatus of a better type, of greater capacity or of greater dimensions is placed in substitution for existing apparatus; or b apparatus (whether existing apparatus or apparatus substituted for existing apparatus) is placed at a depth greater than the depth at which the existing apparatus was, and the placing of apparatus of that type or capacity or of those dimensions or the placing of apparatus at that depth, as the case may be, is not agreed by the undertaker, or, in default of agreement, is not determined by arbitration to be necessary, then, if it involves cost in the execution of the relocation works exceeding that which would have been involved if the apparatus placed had been of the existing type, capacity or dimensions, or at the existing depth, as the case may be, the amount which, apart from this paragraph, would be payable to the statutory utility by virtue of paragraph (3) is to be reduced by the amount of that excess. 5 For the purposes of paragraph (4)— a an extension of apparatus to a length greater than the length of existing apparatus is not to be treated as a placing of apparatus of greater dimensions than those of the existing apparatus; and b where the provision of a joint in a cable is agreed, or is determined to be necessary, the consequential provision of a jointing chamber or of a manhole is to be treated as if it also had been agreed or had been so determined. 6 An amount which, apart from this paragraph, would be payable to a statutory utility in respect of works by virtue of paragraph (3) (and having regard, where relevant, to paragraph (4)) must, if the works include the placing of apparatus provided in substitution for apparatus placed more than 7 years and 6 months earlier so as to confer on the statutory utility any financial benefit by deferment of the time for renewal of the apparatus in the ordinary course, be reduced by the amount which represents that benefit. 7 Paragraphs (3) to (6) do not apply where the authorised development constitutes major highway works, major bridge works or major transport works for the purposes of Part 3 of the 1991 Act, but instead— a the allowable costs of the relocation works are to be determined in accordance with section 85 (sharing of cost of necessary measures) of that Act and any regulations for the time being having effect under that section; and b the allowable costs are to be borne by the undertaker and the statutory utility in such proportions as may be prescribed by any such regulations. 8 In this article— “ relocation works ” means work executed, or apparatus provided, under paragraph (2); and “ statutory utility ” means a statutory undertaker for the purposes of the 1980 Act or a public communications provider as defined in section 151(1) (interpretation of Chapter 1) of the Communications Act 2003 . Recovery of costs of new connections 35 1 Where any apparatus of a public utility undertaker or of a public communications provider is removed under article 33 (statutory undertakers) any person who is the owner or occupier of premises to which a supply was given from that apparatus is entitled to recover from the undertaker compensation in respect of expenditure reasonably incurred by that person, in consequence of the removal, for the purpose of effecting a connection between the premises and any other apparatus from which a supply is given. 2 Paragraph (1) does not apply in the case of the removal of a public sewer but where such a sewer is removed under article 33, any person who is— a the owner or occupier of premises the drains of which communicated with that sewer; or b the owner of a private sewer which communicated with that sewer, is entitled to recover from the undertaker compensation in respect of expenditure reasonably incurred by that person, in consequence of the removal, for the purpose of making the drain or sewer belonging to that person communicate with any other public sewer or with a private sewage disposal plant. 3 This article does not have effect in relation to apparatus to which article 34 (apparatus and rights of statutory undertakers in stopped up streets) or Part 3 of the 1991 Act applies. 4 In this article— “ public communications provider ” has the same meaning as in section 151(1) of the Communications Act 2003; and “ public utility undertaker ” means a gas, water, electricity or sewerage undertaker. PART 6 OPERATIONS Felling or lopping of trees and removal of hedgerows 36 1 The undertaker may fell or lop any tree or shrub, or cut back its roots, within or overhanging land within the Order limits if it reasonably believes it to be necessary to do so to prevent the tree or shrub— a from obstructing or interfering with the construction, maintenance or operation of the authorised development or any apparatus used in connection with the authorised development; or b from constituting a danger to persons using the authorised development. 2 In carrying out any activity authorised by paragraph (1), the undertaker must— a do no unnecessary damage to any tree or shrub; b pay compensation to any person for any loss or damage arising from such activity; and c take steps to avoid a breach of the provisions of the Wildlife and Countryside Act 1981 and the Conservation of Habitats and Species Regulations 2017 or any successor acts and regulations. 3 Any dispute as to a person’s entitlement to compensation under paragraph (2), or as to the amount of compensation, is to be determined as if it were a dispute under Part 1 of the 1961 Act. 4 The undertaker may, for the purposes of carrying out the authorised development but subject to paragraph (2), remove any hedgerow within the Order limits that is required to be removed. 5 In this article “ hedgerow ” has the same meaning as in the Hedgerows Regulations 1997 and includes important hedgerows. Trees subject to tree preservation orders 37 1 The undertaker may fell or lop any tree described in Schedule 8 (trees subject to tree preservation orders), cut back its roots or undertake such other works described in column (2) of that Schedule relating to the relevant part of the authorised development described in column (3) of that Schedule, if the undertaker reasonably believes it to be necessary to do so to prevent the tree or shrub— a from obstructing or interfering with the construction, maintenance or operation of the authorised development or any apparatus used in connection with the authorised development; or b from constituting a danger to persons using the authorised development. 2 In carrying out any activity authorised by paragraph (1)— a the undertaker must do no unnecessary damage to any tree or shrub and must pay compensation to any person for any loss or damage arising from such activity; b the duty contained in section 206(1) (replacement of trees) of the 1990 Act is not to apply although where possible the undertaker is to seek to replace any trees which are removed; and c the undertaker must consult the relevant planning authority prior to that activity taking place. 3 The authority given in paragraph (1) constitutes a deemed consent under the relevant tree preservation order. 4 Any dispute as to a person’s entitlement to compensation under paragraph (2), or as to the amount of compensation, is to be determined as if it were a dispute under Part 1 of the 1961 Act. Removal of human remains 38 1 In this article “ the specified land ” means any land within the Order limits. 2 Before the undertaker carries out any development or works which will or may disturb any human remains in the specified land it must remove those human remains from the specified land, or cause them to be removed, in accordance with the following provisions of this article. 3 Subject to paragraph (12), before any such remains are removed the undertaker must give notice of the intended removal describing the specified land and stating the general effect of the following provisions of this article by— a publishing a notice for two successive weeks in a newspaper circulating in the area of the authorised development; and b displaying a notice in a conspicuous place on or near to the specified land for a minimum of 28 days. 4 As soon as reasonably practicable after the first publication of a notice under paragraph (3) the undertaker must send a copy of the notice to the relevant planning authority. 5 At any time within 56 days after the first publication of a notice under paragraph (3) any person who is a personal representative or relative of any deceased person whose remains are interred in the specified land may give notice in writing to the undertaker of that person’s intention to undertake the removal of the remains. 6 Where a person has given notice under paragraph (5), and the remains in question can be identified, that person may cause such remains to be— a removed and re-interred in any burial ground or cemetery in which burials may legally take place; or b removed to, and cremated in, any crematorium, and that person must, as soon as reasonably practicable after such re-interment or cremation, provide to the undertaker a certificate for the purpose of enabling compliance with paragraph (11). 7 If the undertaker is not satisfied that any person giving notice under paragraph (5) is the personal representative or relative as that person claims to be, or that the remains in question can be identified, the question must be determined on the application of either party in a summary manner by the county court, and the court may make an order specifying who must remove the remains and as to the payment of the costs of the application. 8 The undertaker must pay the reasonable expenses of removing and re-interring or cremating the remains of any deceased person under this article. 9 If— a within the period of 56 days referred to in paragraph (5) no notice under that paragraph has been given to the undertaker in respect of any remains in the specified land; or b such notice is given and no application is made under paragraph (7) within 56 days after the giving of the notice but the person who gave the notice fails to remove the remains within a further period of 56 days; or c within 56 days after any order is made by the county court under paragraph (7) any person, other than the undertaker, specified in the order fails to remove the remains; or d it is determined that the remains to which any such notice relates cannot be identified, then subject to paragraph (10) the undertaker must remove the remains and cause them to be reinterred in such burial ground or cemetery in which burials may legally take place as the undertaker thinks suitable for the purpose; and, so far as possible, remains from individual graves must be reinterred in individual containers which are to be identifiable by a record prepared with reference to the original position of burial of the remains that they contain. 10 If the undertaker is satisfied that any person giving notice under paragraph (5) is the personal representative or relative as that person claims to be and that the remains in question can be identified, but that person does not remove the remains, the undertaker must comply with any reasonable request that person may make in relation to the removal and re-interment or cremation of the remains. 11 On the re-interment or cremation of any remains under this article— a a certificate of re-interment or cremation is to be sent to the Registrar General by the undertaker giving the date of re-interment or cremation and identifying the place from which the remains were removed and the place in which they were re-interred or cremated; and b a copy of the certificate of re-interment or cremation and the record mentioned in paragraph (9) must be sent by the undertaker to the relevant planning authority. 12 No notice is required under paragraph (3) before the removal of any human remains where the undertaker is satisfied— a that the remains were interred more than 100 years ago; and b that no relative or personal representative of the deceased is likely to object to the remains being removed in accordance with this article. 13 In the case of remains in relation to which paragraph (12) applies, the undertaker— a may remove the remains; b must apply for direction from the Secretary of State under paragraph (14) as to their subsequent treatment; and c must deal with the remains in such manner, and subject to such conditions, as the Secretary of State directs. 14 The removal of the remains of any deceased person under this article must be carried out in accordance with any directions which may be given by the Secretary of State. 15 Any jurisdiction or function conferred on the county court by this article may be exercised by the district judge of the court. 16 Section 25 (offence of removal of body from burial ground) of the Burial Act 1857 does not apply to a removal carried out in accordance with this article. 17 Section 239 (use and development of burial grounds) of the 1990 Act applies— a in relation to land, other than a right over land, acquired for the purposes of the authorised development (whether or not by agreement), so as to permit use by the undertaker in accordance with the provisions of this Order; and b in relation to a right over land so acquired (whether or not by agreement), or the temporary use of land pursuant to article 31 (temporary use of land for carrying out the authorised development) or 32 (temporary use of land for maintaining the authorised development), so as to permit the exercise of that right or the temporary use by the undertaker in accordance with the provisions of this Order, and in section 240(1) (provisions supplemental to sections 238 and 239) of the 1990 Act reference to “ regulations made for the purposes of sections 238(3) and (4) and 239(2) ” means, so far as applicable to land or a right over land acquired under this Order, paragraphs (2) to (15) of this article and in section 240(3) of the 1990 Act reference to a “ statutory undertaker ” includes the undertaker and reference to “ any other enactment ” includes this Order. 18 The Town and Country Planning (Churches, Places of Religious Worship and Burial Grounds) Regulations 1950 do not apply to the authorised development. PART 7 MISCELLANEOUS AND GENERAL Application of landlord and tenant law 39 1 This article applies to— a any agreement for leasing to any person the whole or any part of the authorised development or the right to operate the same; and b any agreement entered into by the undertaker with any person for the construction, maintenance, use or operation of the authorised development, or any part of it, so far as any such agreement relates to the terms on which any land which is the subject of a lease granted by or under that agreement is to be provided for that person’s use. 2 No enactment or rule of law regulating the rights and obligations of landlords and tenants prejudices the operation of any agreement to which this article applies. 3 No such enactment or rule of law applies in relation to the rights and obligations of the parties to any lease granted by or under any such agreement so as to— a exclude or in any respect modify any of the rights and obligations of those parties under the terms of the lease, whether with respect to the termination of the tenancy or any other matter; b confer or impose on any such party any right or obligation arising out of or connected with anything done or omitted on or in relation to land which is the subject of the lease, in addition to any such right or obligation provided for by the terms of the lease; or c restrict the enforcement (whether by action for damages or otherwise) by any party to the lease of any obligation of any other party under the lease. Operational land for purposes of the 1990 Act 40 Development consent granted by this Order is to be treated as specific planning permission for the purposes of section 264(3) (cases in which land is to be treated as not being operational land) of the 1990 Act. Defence to proceedings in respect of statutory nuisance 41 1 Where proceedings are brought under section 82(1) (summary proceedings by person aggrieved by statutory nuisance) of the Environmental Protection Act 1990 in relation to a nuisance falling within paragraph (d), (fb), (g) or (ga) of section 79(1) (statutory nuisances and inspections therefor) of that Act no order is to be made, and no fine may be imposed, under section 82(2) of that Act if— a the defendant shows that the nuisance— i relates to premises used by the undertaker for the purposes of or in connection with the construction or maintenance of the authorised development and that the nuisance is attributable to the carrying out of the authorised development in accordance with a notice served under section 60 (control of noise on construction sites), or a consent given under section 61 (prior consent for work on construction sites), of the Control of Pollution Act 1974 ; or ii is a consequence of the construction or maintenance of the authorised development and that it cannot reasonably be avoided; or iii is a consequence of the use of the authorised development and that it cannot reasonably be avoided. 2 Section 61(9) (consent for work on construction site to include statement that it does not of itself constitute a defence to proceedings under section 82 of the Environmental Protection Act 1990) of the Control of Pollution Act 1974 does not apply where the consent relates to the use of premises by the undertaker for the purposes of or in connection with the construction or maintenance of the authorised development. Protective provisions 42 Schedule 9 (protective provisions) has effect. Crown Rights 43 1 Nothing in this Order affects prejudicially any estate, right, power, privilege, authority or exemption of the Crown and in particular, nothing in this Order authorises the undertaker or any licensee— a to take, use, enter upon or in any manner interfere with any land or rights of any description— i belonging to His Majesty in right of the Crown and forming part of the Crown Estate without the consent in writing of the Crown Estate Commissioners; ii belonging to His Majesty in right of the Crown and not forming part of the Crown Estate without the consent in writing of the government department having the management of that land; iii belonging to a government department or held in trust for His Majesty for the purposes of a government department without the consent in writing of that government department; or b to exercise any right under this Order compulsorily to acquire an interest in any land which is Crown Land (as defined in the 2008 Act) which is for the time being held otherwise than by or on behalf of the Crown without the consent in writing of the appropriate Crown authority (as defined in the 2008 Act). 2 A consent under paragraph (1) may be given unconditionally or subject to terms and conditions; and is deemed to have been given in writing where it is sent electronically. Certification of plans etc. 44 1 The undertaker must, as soon as practicable after the making of this Order, submit to the Secretary of State copies of each of the plans and documents set out in Schedule 10 (documents to be certified) for certification that they are true copies of the plans and documents referred to in this Order. 2 A plan or document so certified is admissible in any proceedings as evidence of the contents of the document of which it is a copy. Service of notices 45 1 A notice or other document required or authorised to be served for the purposes of this Order may be served— a by post; b by delivering it to the person on whom it is to be served or to whom it is to be given or supplied; or c with the consent of the recipient and subject to paragraphs (5) to (8) by electronic transmission. 2 Where the person on whom a notice or other document to be served for the purposes of this Order is a body corporate, the notice or document is duly served if it is served on the secretary or clerk of that body. 3 For the purposes of section 7 (references to service by post) of the Interpretation Act 1978 as it applies for the purposes of this article, the proper address of any person in relation to the service on that person of a notice or document under paragraph (1) is, if that person has given an address for service, that address, and otherwise— a in the case of the secretary or clerk of a body corporate, the registered or principal office of that body; and b in any other case, the last known address of that person at the time of service. 4 Where for the purposes of this Order a notice or other document is required or authorised to be served on a person as having any interest in, or as the occupier of, land and the name or address of that person cannot be ascertained after reasonable enquiry, the notice may be served by— a addressing it to that person by name or by the description of “owner”, or as the case may be “occupier”, of the land (describing it); and b either leaving it in the hands of a person who is or appears to be resident or employed on the land or leaving it conspicuously affixed to some building or object on or near the land. 5 Where a notice or other document required to be served or sent for the purposes of this Order is served or sent by electronic transmission the requirement is to be taken to be fulfilled only where— a the recipient of the notice or other document to be transmitted has given consent to the use of electronic transmission in writing or by electronic transmission; b the notice or document is capable of being accessed by the recipient; c the notice or document is legible in all material respects; and d the notice or document is in a form sufficiently permanent to be used for subsequent reference. 6 Where the recipient of a notice or other document served or sent by electronic transmission notifies the sender within 7 days of receipt that the recipient requires a paper copy of all or part of that notice or other document the sender must provide such a copy as soon as reasonably practicable. 7 Any consent to the use of electronic communication given by a person may be revoked by that person in accordance with paragraph (8). 8 Where a person is no longer willing to accept the use of electronic transmission for any of the purposes of this Order— a that person must give notice in writing or by electronic transmission revoking any consent given by that person for that purpose; and b such revocation is final and takes effect on a date specified by the person in the notice but that date must not be less than 7 days after the date on which the notice is given. 9 This article does not exclude the employment of any method of service not expressly provided for by it. 10 In this article “ legible in all material respects ” means that the information contained in the notice or document is available to that person to no lesser extent than it would be if served, given or supplied by means of a notice or document in printed form. Arbitration 46 Except where otherwise expressly provided for in this Order and unless otherwise agreed between the parties, any difference under any provision of this Order (other than a difference which falls to be determined by the tribunal) must be referred to and settled by a single arbitrator to be agreed between the parties or, failing agreement, to be appointed on the application of either party (after giving notice in writing to the other) by the President of the Institution of Civil Engineers. Signed by authority of the Secretary of State for Transport Kayla Marks Head of Transport and Works Act Orders Unit Department for Transport 4th June 2025