Severn Trent reject build over application - HELP

[Steveb21]

I am hoping if any of you could provide some advice as you are more than likely to be more clued up about this than me.


I have a 3 bed extended detached house (extension which is to the back half, 2 storey, was done before I purchased the house).


I recently contacted an architect explaining that I wish to extended the property further, to the front, side and back. Imagine if the layout of my current house is similar to a L ,the proposed plans are to create another upside down L (if that makes sense!) , to equal a [] . (sorry for bad example!)


Anyway, I explained to the architect that we have what I know as a main sewer pipe which runs from the back garden, under the existing utility room, across the drive and towards the main road. Along with this I explained that this existing utility room is in between the garage and the rest of the house, the utility room front and back ‘wall’ is made from wood, the sides are brick (house and garage).


*The architect made the plans which have been approved by the council.


*I arranged for a CCTV report to be done on the drain and an application was submitted to severn trent. They have rejected it on the grounds that they will not allow us to build over a ‘strategic sewer’ which apparently runs down 3m deep. Even though we can provide different methods to build over and protect the sewer, severn trent are worried if they ever need to access it in the future.



So, a few questions;


*Is there anything I can do to get this approved?


*Should my architect have been more clued up from the start? I keep on thinking that if he had done his ground work then there was no need for plans to be made, other fee’s etc to be paid.

 

[Nakajo]

I suspect that the architect should have taken this into proper consideration from the outset. I may be mistaken, but I think LAs will sometimes accept sewer indemnities in respect of this kind of problem (although I would expect that to formalised either as a planning condition or, more likely, a unilateral undertaking). That said, such an indemnity this may well prove prohibitively expensive.

 

[noseall]

3m deep! Now wonder they are being a bit precious over this one.

I think your architect should have pre-empted you on this one before you got your hopes up, if he was aware of this drain and its depth.

 

[mfarrow]

It sounds like there are two sewers, correct? One shallow one deep?

Would it be usual for an architect to do a full search for buried services?

 

[Steveb21]

There are joint sewers that joint from a few houses from the right, this sewer then runs approximately across my rear garden (sewer is at 1.5m depth) and then turns straight down towards the front of my property (where it runs down to 3m depth)

 

[Nakajo]

mfarrow - no (although I would expect them to undertake a LSBUD type enquiry), but in this instance the OP told the architect that there was a sewer, so I would have thought they'd take that into account.

 

[Steveb21]

To clear up;

Does council approval have to be gained BEFORE you can ask severn Trent regarding a build over application?

 

[freddiemercurystwin]

Do you mean Building Regulations full plans approval? If so then no, the two can be independent of one another, approval wise.

 

[freddiemercurystwin]

3m deep! Now wonder they are being a bit precious over this one.

I think your architect should have pre-empted you on this one before you got your hopes up, if he was aware of this drain and its depth.

nosey, in your experience have you had blatant refusals for building over a joint sewer due to lack of future access? Guess though that by definition jobs that die a death you never get to see?

 

[noseall]

nosey, in your experience have you had blatant refusals for building over a joint sewer due to lack of future access?

No, not since the rules were changed. We always renew any drains that run under any of our buildings so that the drain is modern and free running with no leaks. The water company has always been happy with this.
However, and from a building point of view, 3m is a deep drain, irrespective of the water companies concerns. This would require piling etc, making the extension a pain in the ass from the get-go.

 

[freddiemercurystwin]

Yes, normally where there's a will there's a way.

 

[jeds]

It's the first thing on my standard terms. I advise clients that they will need permission to build within 3m of a public sewer and they should investigate to see if any are present. (although I normally end up doing to for them) I also quote a fee for preparing a simple plan and making an application if there are drains present. This should be done before money is spent on any other plans because approval is not automatic - as you have found out. In my area Wessex are usually ok building over 100mm or 150mm sewers but anything over that has to be moved.