Building over sewers FAQ
- I already have planning permission and have applied for building regulations approval so why do I also need Severn Trent’s permission as well?
- What do you mean by building close to a sewer?
- Why does the building control officer refer my building regulations application to Severn Trent?
- What happens if the building control officer and Severn Trent disagree over my proposals?
- What happens where works are carried out without obtaining building over/close to approval?
- Do conservatories need building over/close to approval?
- How do I know if a public sewer will be affected by my proposed works?
- Under what circumstances will you let me build over the public sewer?
- Under what circumstances will you let me build close to the public sewer?
- What happens when there is a sewer easement?
- What will the Severn Trent approval cost?
- What does the Severn Trent application fee cover?
- What happens if I build over the public sewer and you need access to it?
I already have planning permission and have applied for building regulations approval so why do I also need Severn Trent’s permission as well?
Severn Trent is responsible for maintenance and protection of public sewers. If you intend to build over or close to a public sewer then your building could prevent access to our sewer or cause damage to it. As a result we need to approve your proposed works.
What do you mean by building close to a sewer?
For small diameter sewers up to 300mm (12”) we consider that close means building within 3 metres of the centerline of the sewer. This increases to 5 metres for larger sewers.
Why does the building control officer refer my building regulations application to Severn Trent?
By law the building control officer must send details to Severn Trent where any application for works within 3 metres of the centerline of the sewer is submitted. Consideration must be given to any comments we make.
What happens if the building control officer and Severn Trent disagree over my proposals?
Both the council and Severn Trent are committed to helping customers achieve realistic proposals. We will normally work together to agree what needs to be done in order to protect both the building and the sewer. In some situations building regulations require that our consent is obtained. In other cases the building control officer must apply the building regulations requirements, taking our comments into account. Please note that even if you have obtained a building regulations approval, our consent for works which in our opinion affect the public sewer is still required.
What happens where works are carried out without obtaining building over/close to approval?
It is illegal to undertake any works which may interfere with or damage a public sewer. If Severn Trent becomes aware that works have been carried out without obtaining our prior approval for building over or close to a public sewer we can take legal action and recover costs. If a sewer is built over that is not in satisfactory condition considerable expense and disruption can occur to put this right.
Even if Severn Trent does not become aware of the works at time of construction, it is very likely that this will be identified in a Search at time of house sale. If a final approval for building over/close to a public sewer for inclusion with property deeds cannot be provided, this may lead to problems in selling the property.
Do conservatories need building over/close to approval?
Some conservatories and other minor works do not always need Planning and/or Building Regulation approval. However approval from Severn Trent is still needed for building over or close to public sewers.
How do I know if a public sewer will be affected by my proposed works?
If you contact us by telephone on the numbers shown on the webpage, we will be happy to confirm if there are any public sewers within your property. If a public sewer is affected you need to apply for building over or close the public sewer. We will send you a copy of the sewer record map with the application form.
Sewer record maps are also available for public inspection at council offices but must not be copied or photographed for public use. Any member of the public wanting copies of sewer records should obtain them from Severn Trent’s Records Management Centre (tel 0845 601 6616).
Under what circumstances will you let me build over the public sewer?
We will normally let you build over sewers where the diameter is not greater than 300mm (12”) providing the works do not increase load on the sewer and no manholes are located within the proposed works.
We will not normally let you build over sewers where the diameter is greater than 300mm (12”). In this situation defined as class 3, please discuss your proposals with us before submitting an application.
Under what circumstances will you let me build close to the public sewer?
We will normally let you build close to the public sewer if the foundations do not place a load on the sewer, we have sufficient access to the sewer and we can dig down to the sewer without risk of the building suffering subsidence. Where the diameter is greater than 300mm (12"), defined as class 3, please discuss your proposals with us before submitting an application.
What happens when there is a sewer easement?
Sewer easements provide extra protection to public sewers. Easements usually apply to an area on either side of the sewer. This area may extend beyond the 3m building close consultation area.
If there is an easement it should be recorded in the deeds of the property. Any works carried out within a sewer easement will have to comply with the terms of the easement. If Severn Trent consents to your works we will also consent to modifications of the easement, if required.
What will the Severn Trent approval cost?
There are 3 different pay structures; the application fee is dependent on the nature of the public sewer or type of development.
- Class 1 Applications - Up to and including 150mm sewers - £169.50
- Class 2 Applications - 225-300mm sewers - £194.70
- Class 3 Applications - Sewers greater than 300mm or non-domestic developments - At Cost
In cases of added complexity:
- The sewer has a formal easement preventing over building – this is shown in the deeds of a modern property
- The sewer depth exceeds 3 metres
- The sewer is a pressurised pumping main
- Strategic sewers, or those which require future upgrading, are affected
- Piling or ground stabilisation works are required.
You must contact Severn Trent Water for technical advice, before submitting a Class 3 application.
In addition you will need to provide a CCTV survey (as per the guidelines) at your cost to show the sewer has not been damaged during your works.
What does the Severn Trent application fee cover?
The fee covers our costs in administering your application, evaluation of your proposals, liaison with building control officers, issuing provisional approval (with conditions if necessary), inspection of post construction CCTV and issue of final approval.
What happens if I build over the public sewer and you need access to it?
If you wish to build over the sewer we will want to make sure it is in good condition so that we can reduce the likelihood of needing future access. If as a result of CCTV survey submitted with your application, we find that the sewer needs immediate replacement, we will undertake this before you build. We will pay for this work. If we consider that the condition of the sewer is such that we may need to repair or replace it within the next 10 – 15 years we will require you to replace the sewer. This will be at your cost.
If we do need future access or have problems we will try to carry out work without entering the building. However if necessary we may have to break out the floor to gain access to the sewer.
