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  1. The planners are considering my revised planning application. They have asked that I get an "in principle" confirmation from Anglian Water that I can connect to the storm-water drain in the unadopted road immediately in front of my plot, otherwise the local drainage department will start talking about soak-aways, attenuation, and SUDS, etc., which I am keen to avoid as I have no space on my plot for any of that. In the Anglian Water online application form for a new connection, it asks for a discharge rate in litres per second for surface-water drainage. What can I put for a two-bed bungalow of 120 sq.m?
  2. I have received a quote for the design of the drains for my site. I am keen to do this early, well before my project starts, as I can ask for the works in the road done by my boathouse neighbour who is opening-up the road for their own purposes. They may well be willing to do this for me as in return I can give them access to my plot for site storage for the duration of their build. The timing would suit me as I need to go back to planning anyhow so wont be starting until after they finish anyway. I am told that they will be planning their work quite soon so I want to have my drain plan ready so I can hand it to them. At least that is my thinking. Am I going about this the right way? Note that I have already got a detailed survey of the local drains, including cover and invert levels, etc., which was prepared for the boathouse neighbour by this same SE company, and which the boathouse kindly shared with me. Having said that I have all the invert levels, the foul manhole nearest my plot was UTL ("unable to lift") so I do not have that invert level but I have it for the next manhole along upstream. I have been quoted by a local SE firm £1350 + VAT for preparing: (i) a foul drainage drawing showing external drain runs, manhole locations, and levels, etc. And (ii) a drawing showing the below ground surface water drainage for surface water to be discharged in to the adjacent stormwater drain via an attenuation tank. Given that this is the South East, I wonder if there is an SE-premium there? I wonder, does drainage have to be designed by a local firm or can I go to anyone nationally? By the way, must I have an attenuation tank for surface water? My PP does not mention anything about drainage.
  3. Weebles

    MBC slab and land drains

    We are looking for some help from anyone with experience of MBC slabs. Its the order of doing things that is confusing us. We believe we need a land drain. We will also have surface water drainage. We have been advised by a drainage contractor to do the drainage (foul and surface inc soakaways) after MBC put the frame up, so probably after the roof is on and the rainwater pipes in place? Maybe before the render because of dirt? So is the best order broadly as follows? Dig foundations, compact hardcore MBC slab MBC frame Roof / windows Drainage (foul, surface, soakaways) plus other service trenches Render / cladding Where does the land drain fit into all this? It seemingly is supposed to go where the hardcore is around the slab. So do we dig that out again (when we do the other drainage) or do we put it in at the same time as compacting the hardcore. Opinions please. And thank you.
  4. Evening All, Well work is about to commence on Friday at LAST some soil will be shifted, as the council have "discharged" the necessary conditions. But today i received an email from Building control ...asking quite a few questions.... Some of them are straightforward regarding trees (actually scrawny bushes) and distance from foundations ..which of course i know off by heart ! Other questions about Land contamination and stuff ...I have had a soil and site report, so I guess i need to send it over (although planning already have EVERYTHING) ....strange? Soakway information ....well i need to check my calculations as the roofer said the area is 195m2 (it has a 50deg slope So I was thinking Polystorm ...but by god will cost an arm and a leg ...Is there any other way ? The thing that REALLY confused me was the "Water Consumption Report" they want ...I went to some of these online jobbies and its like a maths question from 5th year ! .....and i missed that lesson I mean we have 3 toilets 1 shower 1 bath so of course 3 sinks and we also have 2 sinks in the kitchen and util room but there is only the 2 of us its not like we will be draining the hoover dam How does everyone else work this out ? thanks in advance Ed
  5. I have been ferreting around to learn more about getting services on to my plot. I have go so far but am not sure what to do next. Electricity — UK Power Networks were helpful. I have a good idea about the cost. A new cable is needed 45 metres down the access road for about £13k or less if I get my own people to dig-up the road. Water supply — I don't really have any idea of cost. I know it goes deeper, 750mm. There is a 2" water main in the access road but the water company says its over capacity already. Drainage/sewer — I don't really have any idea of cost. Its a different company from water supply (Anglian in this case). I bought the map of the local sewers. According to the map the nearest foul sewer is 45 metres down the access road. But, when standing next to the plot on the access road, there are manholes by your feet. Some are clearly for a surface drain but there is also visible a manhole labelled foul sewer. If there is a foul sewer in the access road its missing from the map. I hope there is. Gas — I haven't looked at it because I don't plan to have it at my build. Broadband — VirginMedia cable says its serviceable and the immediate neighbour has it. Easy. So the tricky ones are water and drainage. Naïvely, I am thinking that the solution is dig a whacking great trench straight up the access road and in one go stick in a water pipe, a foul sewer, and an electricity wire and be done with it. But I am sure I am missing a lot of nuance. Thoughts? What to do next? Who to speak to?
  6. We're looking at a plot which is directly bordered by an unadopted road* down one side. I suspect there is a sewer on this road, as there are four or five houses on the unadopted road. We're getting a CCTV drain survey done which will hopefully confirm this in the next week. It's not documented on the water authority's map, unfortunately – the nearest sewer on their map is about 100 metres, at the junction with the main road. As discussed elsewhere, the sewer itself will be public and owned by the local water authority (adopted in 2011) – connecting to it shouldn't be an issue from their perspective. However... do we need permission to dig up the unadopted road to access this sewer? Or as owners of the land bordering the road, would we have the same rights as the other home owners on the road? The planning permission was contentious, so we're wary of any potential tripwires from neighbours who may attempt to block something like a sewer connection. * I'm pretty sure it's not private – in which case I'd assume we'd need full permission from the registered owner?
  7. Well..its a bit like columbo folks ..but this time we don't know the answer in advance ...but there is plenty of "just one more things" We got in touch with Anglian waste water to connect our aging in-laws up to the main sewer .. (house on map below with red dot) ..and they sent us this very plan. Connect to 5901 they said ...which is a fair way away ....they dont do the work themselves they have a list of contractors ...and so i got one out for a quote you don't want to know ...honestly! that manhole is 3 metres deep and has a ladder down it ...Apparently we would need to come in at invert level and so the digging and the fitting of a manhole on my in-laws land is like 6 figures Bang! So while he was there he noticed their neighbours (green dot) have a manhole in their drive, so he had a peep and it IS a sewage mahole !!! ....but rather than going to 5901 appears to be heading to 6901 Now the current owner knows nothing of how the house got on mains sewage, but there is a legend, rumour, call it what you will that all these houses have a "spur" in the drive way ...which in his case would make sense as the road doesnt look dug up. So i got advice to get a CCTV camera shoved down it ...but after several phone calls I was told that the rod cameras will only go one way ? and that if the neighbour is on some type of lateral? ..with spurs? then they probably wouldnt get to see it it would be a waste of £200 apparently there are "crawler" camera and ones with prehensile sections ...but these are "mad money" and only large contractors or the water board themselves have access to this technology ....(i bet even Area 51 dont have it) So there you have it you guys think my only alternative is to get on the old "banjo and barrow" or do i sell my car to we buyanycar, the wife to Harvey weinstein and pay potentially 15k
  8. Ed_MK

    All Pumped Up ! :)

    Good Afternoon All, As usual I am looking for a bit of advice. I am in the process of submitting full planning and have already had a "favourable" pre-app assessment/consultaion We are building a small house on some land we have acquired from our parents. We are in the process of also submitting a right of access to the road (which seems also to be going well..fingers crossed). Our main issue is SERVICES ...the problem we have is that the recent development "across the road" is unadopted and as far as we are able to ascertain we cannot get easily connected with anything ....further to that if we stay on the same side of the road ..its 100m at LEAST to the nearest curent point for only SOME services. We have consulted with Gas and Electric and Also Freshwater ..and they have advised us the easiest way could be to connect "through" our families property...(which they have no issue) and create a "wayleave?" into the deeds. So now we get to wastewater ....(and here it gets tricky) Our Parents are on a Cesspit ..have been for 30 years and SOME of the adjoining properties still are (as it is an old village) ..there is mains sewage now on their road ....but i suppose a few have thought if it ain't broke ....etc etc. So we stated off looking at various cesspits, treatments etc etc for our new house we didnt fancy the idea of waste pipes struggling to shift (god knows what) 50 metres... I have just had a VERY interesting conversation with a company I am looking for your guys learned knowledge. He has suggested a "pumping station" ..I have never come across them ?! I mean we are digging a services trench anyway for the rest of the services ....and we are also thinking that our parents sewage is also on that side of the house. so what do you think ...Pumping Station OK ...for building regs etc ? would it be simple to "connect up" or at the same time channel our parents waste to the mains sewage ? I plan on doing most of the donkey work myself ..any advice chaps? your help is as always appreciated I attach the pump that was recommended on PDF and also an image of our area Red = Our Land where we hope to Build Blue = Our Parents Land Green = the proposed path of other services FEKA_VS brochure.pdf
  9. Vijay

    Drainage plan thoughts

    I think I've sorted a drainage plan but before I run it past the BCO, could I have any thoughts on it. The blue dots are all the points where they rise through the floors and the yellow lines are the pipe runs. There are already 2 manholes (large red dots) where the pipes are already run and connected into the mains sewage. I have 2 inspection chambers (yellow dots) which then run onto the 2 manholes. I could run IC1 to either manhole (pipe 1 or 2), would it make a difference?
  10. recoveringacademic

    There was I, diggin' this hole...

    and just like Bernard Cribbins, I'm left wondering how deep it should be? The job? Connect the outfall from the digester to the stream 100 meters away. Across a field that -in season- has cattle on it sometimes. I asked the farmer how deep he wanted it. He had no idea. I've looked at the Regs, and there appears to be no clear guidance. So, I'm asking you for advice, please. I'm thinking about the bloke in the bowler who might come along and scratch his head (0:28)
  11. recoveringacademic

    Drainage Air Test Kit

    Anyone got any recommendations of which to avoid, please? My reading suggests cheaper ones, like this The 'sensible' ones are about £100. The way I'm going at the minute I'm going to open a tool hire shop.....
  12. The end in mind : connect the surface drainage to the discharge side of our package treatment plant. Is that allowed? Our foul drainage goes into a digester. That discharges via a 100 meter pipe to a stream I'm about to sort out our land drainage. I want to have a simple French drain - or two. Can I connect up the surface water discharge to the pipe on the discharge side of the package treatment plant? I've looked at H3 Section 3 and the relevant paragraphs of H1 and find nothing to prohibit it. But then I may have missed something. Advice please! Ian
  13. SuDS: Sustainable Urban Drainage System and Off Mains Drainage. Here be Dragons. Call me naive, but here's how I found out that I had responsibilities in this area. That was in July 2014. And since then, I have been working on it sporadically - there has always been a brighter fire burning at my feet. But now that my EPS application has been delayed (please don't ask me for details: my doctor has told me not to talk about it ) I have bitten the SuDS bullet. Part of my strategy in dealing with the issues surrounding SuDS is to listen to interminable discussions at Parish level about local planning applications. For some reason - without rationale or considered argument - almost all housing development is held to be a bad thing. Not exclusively, you understand, but generally it's a bad thing. The Fylde Peninsular (where we live) was the dumping ground in that last Ice Age for a good deal of what became clay - Glacial Till. And that makes drainage difficult. And so soak-aways are a bit of a problem. Not to mention off mains drainage. And so when, at local level, with a good deal of huffing and puffing, opposition to development occurs, most of the opposition focuses on completely irrelevant issues such as this example. SuDS is a standard requirement. Off mains drainage (locally) and SuDS cannot be avoided. And if you can't sort out a soak-away because of the clay you can't have a house. And here's how the trap is set. The details for SuDS and Off Mains drainage are agreed at planning level, but enforced by your BCO. So -stupidly in my opinion- you can commit to all that expenditure and actually build the house but fail to provide the necessary documentary evidence until sign-off looms large. No SuDS, no off mains, no house . Not a lot of people know that. Quite why, I'm not sure.
  14. recoveringacademic

    Off Mains Drainage

    Let me take you with me on my first steps on the road to cynicism in the building sector. For some reason (sewage smells?) many people appear to delay attention to the soft and smelly until it’s either too late or until they’ve backed themselves into the smallest room in the house; and then, trousers round their ankles, they allow someone to lock the door from the outside. Evidence? Use the search terms refusal and percolation on our LPA website. ‘Refused pending percolation test results’ is all too common. Imagine then my incredulity when, on the recommendation of a colleague, a company turns up to do a ‘PERK test (mate)’ for a drainage field on our land. Just a bit of context…. we live in sight of what was a clay quarry, within cricket ball throwing distance in fact So, there might just be a bit of clay around “Yeah, that looks fine (mate) you’ll get a drainage field on here no bother” he says without so much as lifting a shovel. “Tickety boo ” I say. “Gonna do the percolation test then?” “Aye… I’ll get ‘t shovel from ‘t van” “Where’s your machine then?” I ask. “No need for one (mate)” “I’ll get the tea on then” . Tea duly made…. yer man’s gone A square foot of the turf has been gently disturbed in one spot, and carefully replaced. An alarm bell sounds in the dim, dark recesses of my brain. And instantly switches off. Time for the pub. Friday is International Party Night in our place. Monday – Here are verbatim copy and past unedited (anonymised) passages from the written report; …I can confrm [sic!] that we have carried out a porosity test to determine the suitability of the sub soil. The percolation results indicate that an excavation area of 23m2 for the sub surface irrigation system is required…. …Condition of soil: Loam soil to the base of the excavation…. …Number of excavations: No.3 trail [sic!] pits to a depth of 550mm…. …Percolation values: Pit 1 – 16 secs/mm. Pit 2 – 20 secs/mm. Pit 3 – 19 secs/mm. Average percolation value: 19 secs/mm…. (Condition of soil: Loam soil to the base of the excavation.) The briefest look at H2 Drainage Fields and drainage mounds page 31 to 33 shows the requirement for hole to be dug to 300mm below the intended invert (para 1.33 page 32). In our case that would be a two meter deep hole at least. So, trying to be fair, I suggest to the company that I pay for a properly constituted percolation test. Here’s part of the emailed response from the company . ..However [our report] would be based on the procedure we carried out [reported in the quotation above] to confirm the first report which we have done 100’s of times and never been questioned by Building Control/Planners once. Talking to a different company rep about the matter and he grins disarmingly. And tells the story of a completely built house without access to either off mains drainage or a sewer. Off-mains drainage can be a show-stopper, not a lot of people know that. If like me you aren’t a builder, there’s no substitute for reading and reading and reading.