Conservatory over shared sewer - building regs

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Hi,

I'm wanting to build a 2 x 5 metre small conservatory that covers a manhole/inspection chamber for a shared sewer. The water company has given me written permission to build over the existing manhole and build a new inspection chamber instead, however I'm having problem with local building control.

Building control won't class the build as a conservatory as it has had to go through 'full plans' building application and therefore can't have more than 25% glass. Even though its only a tiny conservatory, building control told me I had to apply to them 'full plans' as I'm building over the shared sewer.

Is there any way I can class this as a conservatory so it can be glass and dwarf walls and not 75% brick? I got planning ages ago as its in a conservation area, but of course I've only got planning for a glass conservatory, not a brick box.

Any help much appreciated
 
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An extension can have more than 25% glazing, you just may have to demonstrate its thermal efficiency in a different manner than if had less than 25% glazing. Anyway, I don't quite understand why BC want a full plans app? Are you keeping the back door?
 
Thanks for getting back to me, and quickly. Access to the conservatory will be a new door where an external window currently is. Taking window out and cutting out the wall below the window and using existing lintel. They said it had to be full plans as I'm building over the shared sewer.

I've specified usual uPVC double glazed units for walls and roof but I'm told glazing can't be more than 25% of floor area.
 
Do you intend to have an external grade door between your house and the conservatory? If it is a conservatory the 25% rule is not applicable. The 25% limit only applies to proper extensions not conservatories. Even if it was an extension rather than a conservatory then there are still ways to achieve compliance if the 25% limit is breached.

Its all in my post:
It is all taken care of within Part L1B Existing Dwellings, no need of any special notes or other LABC blurb. http://www.planningportal.gov.uk/uploads/br/BR_PDF_ADL1B_2010.pdf

If the conservatory complies with 3.15 (and 3.16) it will be exempt from the regs no matter how much or little of its roof or walls are glazed. Building such a conservatory is not notifiable.

Have a read through this hellish thread if you wish: //www.diynot.com/forums/viewtopic.php?t=278544&start=0

Who is giving you this 'advice'?
 
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Full plans application "because you are building over a drain". Where do they get this from? - it's nonsense. If the building is exempt (see freddy's responses) you don't need building regs at all. What you do need is a build over agreement with the sewer authority. For that you'll need a cctv survey of the drains and a reasonably accurate plan of your house and the proposed building. The drain must be accurately marked on the plan. Send it off with the fee and wait 7 to 10 days. As long as the sewer authority gives you the green light you can start building. If it's not exempt you will need to follow the same procedure anyway but will need building regs as well.
 
I am in the same situation as the OP - the conservatory at my house was built by previous owner 5-6 years ago, and it required PP as it's in a conservation area, and not because of the shared sewer which runs under the conservatory. Even with the PP passed there was no Building regs involved as it was simply a conservatory.
And there was no record of a build over agreement when the searches were done when we purchased 3 years ago, but I understand that local Water Co's are now responsible for ALL sewers now, even those on private property, so I expect the sewer was classed as private then, and jeds is correct as to current requirements.
 
Rang the Building Control Officer today who said my build is 'controlled' by them as it wasn't clear that the new conservatory was outside the existing thermal envelope of house, plus the floor is 900mm above ground level at the back of the house due to a sloping site. Coupled with it being over the sewer, it had to be full plans. If it wasn't so high off the ground and clearly a conservatory, it wouldn't have had to go to them.

Managed to convince him it is separate from existing thermal envelope with new external-standard back door. I can have all glazed but I still need full structural calcs!

I understand the water companies took control of these sewers in 2010 but their records of what they own are pretty crap. Yorkshire Water originally told me it wasn't their sewer even though they came out to unblock it six months ago. They instantly took responsibility and gave me £200 compensation for sewage over-flowing out of their inspection pit.
 
Ask him for a reference to where you can find this regulation about ground levels. No such reg exists that I know of.

The builder of your house was only required to give the sewer authority details of sewers that were built for adoption at the time of the development. Your drain obviously wasn't built for adoption so it's unlikely it will appear on the sewer plans. Not impossible - some private drains do show do - but highly unlikely. So you are going to have to determine it yourself. Your drain is only public if it serves more than one property. Does your drain serve more than one property? It shouldn't be difficult to establish. Get a cover up and ask your neighbours to run a tap.
 
http://www.planningportal.gov.uk/permission/commonprojects/conservatories/

Building regulations will generally apply if you want to build an extension to your home.

However, conservatories are normally exempt from building regulations when:

They are built at ground level and are less than 30 square metres in floor area.
The conservatory is separated from the house by external quality walls, doors or windows.
There should be an independent heating system with separate temperature and on/off controls.
Glazing and any fixed electrical installations comply with the applicable building regulations requirements (see below).

My conservatory is at ground floor level, but not at ground level. However nobody's ground floor is really at ground level. My builder says this is a bit silly and I asked a structural engineer mate who does domestic stuff and he said he hadn't seen anything like this from a BCO as well.

As for the sewer, it does serve many houses and I've got my build over agreement sorted
 

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