Hi,
New to the forum, and hoping someone might be able to offer a little help?
We've just begun a single-storey extension across the back of our property.
The plans show the waste/sewer pipe extending up the length of the garden, however once the digging had begun for the foundations it was found that there was no pipe work where shown on the plans.
After some further investigative digging, it was found that although the pipe next to the house started off in that direction, it ended 4m from the rear of the house, and then joined a pipe running parallel with the rear of the house that serves all of the houses on our side of the road.
The pipe is approx. 1.2m underground, and so was not previously uncovered by the 1m trench required for the foundations.
The problem is that the extension we're having built is exactly 4m deep, so the new rear wall of the house falls exactly on top of this previously unknown pipe.
Building inspector has been out and says that we now need to move the wall 50cm away from the pipe. I don't want to reduce the room size, so the only option is to make the room 50cm wider.
This has implications in terms of:
1. Time
New plans have to be submitted for the new larger size 8-10 weeks).
2. Costs
Albeit I appreciate that we will ultimately benefit from the larger size room, we are presumably looking at unplanned costs for the larger room (extra brickwork, larger roof etc), new plans to be drawn up and submitted, repeat Building Regs fees, cost to dig foundations in new location and to replace the exposed pipe with plastic (we apparently now have to do this as the pipe has been disturbed).
3.Other
There are ramifications in terms of leaving the site unattended whilst plans are approved (planner has said ok to dig foundations, but recommends not pouring concrete until new plans are approved). Builder is very reluctant to leave the trenches open for that length of time - understandable as the weather is likely to cause issues.
Should we build the new larger foundations and fill with concrete to stabilise everything, but knowing that if the new plans are refused it will be money down the drain?
The rear garden is obviously also trashed which will prove challenging with two young children.
Is the architect that drew up the plans responsible here? Surely he should have obtained copies of the original plans to confirm where the sewer lines ran?
I have no idea what our next course of action should be. The architect is visiting site tomorrow, and will no doubt discuss options with the builder.
Any help offered will be very gratefully received!
Elppin
New to the forum, and hoping someone might be able to offer a little help?
We've just begun a single-storey extension across the back of our property.
The plans show the waste/sewer pipe extending up the length of the garden, however once the digging had begun for the foundations it was found that there was no pipe work where shown on the plans.
After some further investigative digging, it was found that although the pipe next to the house started off in that direction, it ended 4m from the rear of the house, and then joined a pipe running parallel with the rear of the house that serves all of the houses on our side of the road.
The pipe is approx. 1.2m underground, and so was not previously uncovered by the 1m trench required for the foundations.
The problem is that the extension we're having built is exactly 4m deep, so the new rear wall of the house falls exactly on top of this previously unknown pipe.
Building inspector has been out and says that we now need to move the wall 50cm away from the pipe. I don't want to reduce the room size, so the only option is to make the room 50cm wider.
This has implications in terms of:
1. Time
New plans have to be submitted for the new larger size 8-10 weeks).
2. Costs
Albeit I appreciate that we will ultimately benefit from the larger size room, we are presumably looking at unplanned costs for the larger room (extra brickwork, larger roof etc), new plans to be drawn up and submitted, repeat Building Regs fees, cost to dig foundations in new location and to replace the exposed pipe with plastic (we apparently now have to do this as the pipe has been disturbed).
3.Other
There are ramifications in terms of leaving the site unattended whilst plans are approved (planner has said ok to dig foundations, but recommends not pouring concrete until new plans are approved). Builder is very reluctant to leave the trenches open for that length of time - understandable as the weather is likely to cause issues.
Should we build the new larger foundations and fill with concrete to stabilise everything, but knowing that if the new plans are refused it will be money down the drain?
The rear garden is obviously also trashed which will prove challenging with two young children.
Is the architect that drew up the plans responsible here? Surely he should have obtained copies of the original plans to confirm where the sewer lines ran?
I have no idea what our next course of action should be. The architect is visiting site tomorrow, and will no doubt discuss options with the builder.
Any help offered will be very gratefully received!
Elppin