Drainage
Our measured building survey do locate the positions of man holes, rainwater downpipes and soil vent pipes where visible, however in some cases, we can not locate these because they consealed. For examples. soil vent pipes could be concealed by boxing or patio slabs or decking hiding a manhole cover. It is not the end of the world knowing the exact locations, however we do encourage all clients to know the extent of the drainage within their property boundaries because this is not our responsibility, mainly because all the drainage is underground.
If the property was built before the year 2000, there is a high chance the council does not have anything on file. Any new build properties after the year 2000 may have a chance of a drainage plan on record, which will have been required as part of the planning application or planning conditions.
Manholes are usually made of a concrete construction however if the manhole is in the way of an proposed extension, you could either build over it (subject to a build over agreement) or replace it. Inspection chambers are a little easier to move or replace because they are made from plastic and smaller in size. It is always recommended to check whether any water company owns a manhole drain or inspection chamber where the proposed extension will take place. If so, then then you will need permission from the water company in the form of a build over agreement
Our recommendation is to check the deeds when you purchased the property. The solicitor would normally provide a pack of information regarding the drainage and whether or not any water company is responsible for any of the assests in your garden or neighbouring properties. If you do not have this, you can always purchase a residential water and drainage enquiry (CON29DW) which compiles a pack of information regarding your main water supply, a map of where the nearest main surface water and foul sewer points are located, flooding history plus any build over agreements. This pack of information will enable whether or not there are any drains owned by the water company in your garden.
You will need a build over agreement from the water company that operates the pipe. The fee involved by the water company is around £299 and will requires drawings of the proposed extension and foundations to see whether the proposed works will have any impact on the pipe. To help assist our clients, we use the services of an structural engineer who will be happy to provide drawings and liaise with the water company to achieve a successful outcome. If there is a drainage issue, we encourage our clients to hold proceeding with the construction until the matter is resolved to avoid any pitfalls and abortive fees. We also advise that building control will not sign off a household extension if there is no build over agreement in place.
Nearly all inspection chambers are privately owned by the property owner, therefore you are entitled to move, reuse or replace the inspection chamber where you feel works with the drainage. Competant builders will be happy to help and even design a route to ensure drainage is achievable with the proposed project.
Feel free to get in touch.
If you have a query or a question about our design services or would like a free consultation. Provide us a few details and we’ll contact you to see how we can help.
Not sure where to begin?
Call 07944486178 or 01228592360
8am – 6pm Mon – Fri
Tell us about your project?
hello@benwill.co.uk
or send a message >
7 Hartington Place
Carlisle
Cumbria
CA1 1HL
Driving Directions and Map >
Get help and advice
with planning permission,
construction or other
services we offer?
Chat online to an expert >
Home Design Services
Free Consultation
Prices
Projects
Testimonials
Architecturtal Services
Kitchen Extension
Bedroom Extension
Garage Conversion
Loft Conversion
New Garage
Annex and Garden Outbuildings
Porch Extension
Orangery Extension
Flats, Bedsits and HMO
Renovation and Remodelling
Single Storey Extension
Two Storey Extension
New Homes and Development
Change Of Use
Listed Building Consent and Conservation
Enforcement
Drawing Services
Measured Building Survey
Planning Application
Permitted Development
Building Regulations
Detail Construction
Colour Elevation
Colour Floor Plan
Colour Site Plan
Colour Street Scene Elevation
Ordnance Survey Map
Sketch Illustration
Discharge of Conditions
Prior Approval
3D Modelling Render Services
Architectural Visualisation
Interior Visualisation
3D Floor Plan
3D Sketch Illustration
3D Massing Model
3D Product Design
Sun Shadow Study & Analysis
360 Panorama VR
3D Animation Fly Through
3D Photomontage