1. Visiting from the US? Why not try DIYnot.US instead? Click here to continue to DIYnot.US.
    Dismiss Notice

Conservatory over shared sewer - building regs

Discussion in 'Building Regulations and Planning Permission' started by morningglory, 19 Nov 2013.

  1. morningglory

    morningglory

    Joined:
    19 Nov 2013
    Messages:
    11
    Thanks Received:
    0
    Location:
    Yorkshire
    Country:
    United Kingdom
    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
     
  2. freddiemercurystwin

    freddiemercurystwin

    Joined:
    21 Jan 2007
    Messages:
    18,269
    Thanks Received:
    1,996
    Location:
    Devon
    Country:
    United Kingdom
    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?
     
  3. morningglory

    morningglory

    Joined:
    19 Nov 2013
    Messages:
    11
    Thanks Received:
    0
    Location:
    Yorkshire
    Country:
    United Kingdom
    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.
     
  4. freddiemercurystwin

    freddiemercurystwin

    Joined:
    21 Jan 2007
    Messages:
    18,269
    Thanks Received:
    1,996
    Location:
    Devon
    Country:
    United Kingdom
    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.

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

    Who is giving you this 'advice'?
     
  5. jeds

    jeds

    Joined:
    16 Apr 2004
    Messages:
    4,085
    Thanks Received:
    526
    Country:
    United Kingdom
    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.
     
  6. b3taman

    b3taman

    Joined:
    15 Mar 2011
    Messages:
    130
    Thanks Received:
    23
    Location:
    Sussex
    Country:
    United Kingdom
    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.
     
  7. morningglory

    morningglory

    Joined:
    19 Nov 2013
    Messages:
    11
    Thanks Received:
    0
    Location:
    Yorkshire
    Country:
    United Kingdom
    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.
     
  8. jeds

    jeds

    Joined:
    16 Apr 2004
    Messages:
    4,085
    Thanks Received:
    526
    Country:
    United Kingdom
    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.
     
  9. morningglory

    morningglory

    Joined:
    19 Nov 2013
    Messages:
    11
    Thanks Received:
    0
    Location:
    Yorkshire
    Country:
    United Kingdom
    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
     
  10. DIYnot Local

    DIYnot Local

    Joined:
    3 Sep 2019
    Country:
    United Kingdom

    If you need to find a tradesperson to get your job done, please try our local search below, or if you are doing it yourself you can find suppliers local to you.

    Select the supplier or trade you require, enter your location to begin your search.


    Are you a trade or supplier? You can create your listing free at DIYnot Local

     
Loading...

Share This Page