Extended lounge out, some questions that I'm getting mixed answers on

[robpeake]

hi all, where do i start, April 2023 we decided that we would like to extend our lounge out to the side of the property to give us some more room, we also plan on creating a pantry style cupboard behind the larger extension and have a knock through from the kitchen to access that pantry (we plan on taking out the current fridge freezer and using the space left behind to create the knock through.

We gained planning permission in April 2023, and I’ve had the structural drawings created, I've been waiting for the mortgage rates to come down a little but instead have sold my car and put some money aside and we have enough for the build now.

I've had a few builders around to quote and prices are all very similar, I’m based in Essex, so these are around the 70k mark inc vat

One of the builders mentioned the drain cover and said that had to be a certain distance from the build and if it was a main drain then would have to get a build over agreement from the water board, I asked him and said I have planning approval and he said if you need it it would be would be in the planning letter. If i have planning permission, should I ask the planning office as I can’t see any mention of the drains on the planning approval letter. He said he was on a job and that part of applying for a build over took 6 weeks to get a approval so delayed the build.
Drain is in red

The extension is close to next doors driveway and currently i have a row of laurel hedges which are about 2feet thick and 7feet high, these are mine, one of the builders said they will have to be removed, the neighbour said he would like them to stay as he has to look onto the side of the extension, Don’t want to fall out with the neighbour but I don’t know whether to suggest they come out and I will replace them, I guess I could put a fence in but I don’t think that’s going to look much better, the hedge softens the boundary. The builder said he would dig the foundations, pour them then remove the laurels as he said if he removes them first the foundations might cave in and it will need more concrete.

The roof with the skylight is flat, one builder has said he will felt it, I thought felt roofs were unrealiable, would be better to suggest the EPDM rubber roof for a long lasting roof?

 

[freddiemercurystwin]

You need to find out if the drain is shared (serves yours and others property's) or is private (only serves your property) (goggle it). If it's shared and within 3m then you'll need a Buildover agreement. /this should have all been found out by whoever did your planning drawings/application. It's nothing to do with Planning, the onus is on the homeowner to find out, or employ someone on their behalf to find out. You need the buildover in place before you start on site. So first thing to do is to find out what that manhole does/serves. You can also phone your water company (look online for the Buildover contact) and they can send you a map showing the drain if they have one though water company maps are notoriously inaccurate. You may have the same map from when you bought the property from the solicitors searches. Nothing wrong with felt roofs if done well. Otherwise go with EDPM, avoid GRP. Is this one of those jobs where you're not bothering with any Building Regulations drawings?

 

[robpeake]

thanks for replying, call Anglia water just now, unfortunately said they dont have pas which show that as either a private or public so only way is for me to lift the manhole cover and check inside. Job for the weekend then

 

[Deluks]

Is the builder just removing the hedge for access only?
Laurels can be cut back quite hard, perhaps he can just clear as much as he needs to, and then once the extension is built, you can let it grow back. The roots won't be a problem if you keep it small and trim it every year.
Or you could just replant a new hedge?
Maybe get advice from an arborist before proceeding.

 

[Murdochcat]

thanks for replying, call Anglia water just now, unfortunately said they dont have pas which show that as either a private or public so only way is for me to lift the manhole cover and check inside. Job for the weekend then

If it’s a public drain get ready for delays and more costs AND your BCO will need to see the build over agreement

 

[robpeake]

If it’s a public drain get ready for delays and more costs AND your BCO will need to see the build over agreement

yeah just want to make sure i get ahead of the game and start it now if i need it.

 

[robpeake]

ive got a few more questions, managed to lift the drain which will sit right in front of the extension, i plan on ringing anglia water again tomorrow. the pipes in the drain are completely dry, they have grit or sand at the bottom of them but no traces of water at all, a year ago some of the neighbours have their roofs power washed so i suspect what i can see in the drains is that grit and sand. I flushed the toilets and no water came through the drain.

 

[robpeake]

another question for that i need some advice on, originally the plan is take the first floor chimney breast out and keep the 2nd floor, one of the builders said it will look better and by the time he has taken it out the cost of the steel would be the same cost as removing it anyway, including make good the roof and guttering, i think it would look better to. do i have to submit new plans if this changes or can just tell him to do it.

 

[stevie888]

I'd leave the stack in place: I think it would look odd with that big external breast. In face I'm surprised you've got any internal breast at all.

 

[robpeake]

th

I'd leave the stack in place: I think it would look odd with that big external breast. In face I'm surprised you've got any internal breast at all.

there isnt any internal chimney breast, the lower half will be removed due to the opening of the wall to extend out

 

[freddiemercurystwin]

ive got a few more questions, managed to lift the drain which will sit right in front of the extension, i plan on ringing anglia water again tomorrow. the pipes in the drain are completely dry, they have grit or sand at the bottom of them but no traces of water at all, a year ago some of the neighbours have their roofs power washed so i suspect what i can see in the drains is that grit and sand. I flushed the toilets and no water came through the drain.

You need to be pouring some water down yours and your neighbours rainwater pipes then. There are four pips into a main run so it seems unlikely it would be redundant and/or only serving your property. Alternatively you pay for a CCTV drain survey and they can also track where they go and mark them on a plan for you, which you would need to do anyway if it's shared (which it almost certainly must be) and you need to get a buildover. Have you got any other manholes on the property? You need to lift those.

 

[robpeake]

You need to be pouring some water down yours and your neighbours rainwater pipes then. There are four pips into a main run so it seems unlikely it would be redundant and/or only serving your property. Alternatively you pay for a CCTV drain survey and they can also track where they go and mark them on a plan for you, which you would need to do anyway if it's shared (which it almost certainly must be) and you need to get a buildover. Have you got any other manholes on the property? You need to lift those.

ok thanks, we have some manholes in the backgarden which are for the sewers, i can see water flush down those when using flushing the toilets. When we had the kitchen built, we moved it from the other side of the house and builders had to connect the sink to the drain, they installed a manhole to access that aswell. If i have to apply to Anglia water to have the build over agreement, would it be more cost effective for them to do the survey or a independant, would Anglia say whoever you have doing it they would still need to do there survey

 

[freddiemercurystwin]

No they will expect the homeowner to do the survey. You need to find a small independent one man band type of drainage bloke, who can provide you with the above ie a CCTV survey, map the drains (with depths) in the vicinity and be prepared to sketch them on a plan. Do not use DynoRod or similar. As has been asked before, are you getting Building Regs drawings done or just hoping for the best with whoever you employ to build it? This manhole has to be serving something, are you pally with your neighbours? Can you see if they know where their drains go?

 

[stevie888]

th

there isnt any internal chimney breast, the lower half will be removed due to the opening of the wall to extend out

Sorry: senility setting in!! I think I would still leave it though as there will be a lot of patching in of brickwork and all the detail work on the soffit/fascia. Should be simple enough to hide some support in the new roof.

 

[robpeake]

No they will expect the homeowner to do the survey. You need to find a small independent one man band type of drainage bloke, who can provide you with the above ie a CCTV survey, map the drains (with depths) in the vicinity and be prepared to sketch them on a plan. Do not use DynoRod or similar. As has been asked before, are you getting Building Regs drawings done or just hoping for the best with whoever you employ to build it? This manhole has to be serving something, are you pally with your neighbours? Can you see if they know where their drains go?

hi i just googled are building regs the same as structural drawings and they are not, so i haven't got building regs drawings, who would do that, i've have drawings and ive paid for those, and structural calculations. i will try to find a drain company independant who can survey the drain for me.