Developer services

Waste water

Building over or near

a public sewer

www.wessexwater.co.uk/developerservices

2629 DS 005 August 2012

Application form and

Guidance notes

Developer Services
DS 005 Guidance notes

Please note that where reference is made to public sewer or

Section 105A sewer (pipe serving two or more separate
units) this should also be taken to include any public lateral
drain (pipe outside the property curtilage only serving one
unit).
Wessex Water has more than 30,000 kilometres of public
sewers which have sometimes been laid within the
boundaries of properties. You must obtain our agreement to
carry out any building work over or within three metres of a
public sewer to ensure no damage is caused to it or
restrictions made to the way we use and maintain the sewer.
Not having a formal approval from your local water company
may jeopardise the future sale of your property.
Our preferred option is that if you find your proposals
could affect a public sewer you should first consider:
avoiding the sewer. Modifications are made to your plans
so that the buildings are at least three metres away from the
sewer. This is often the easiest and cheapest option
diverting the sewer. If your plans cannot be modified we
will usually require the sewer to be diverted. Plese refer to
our diversion application form for further details which can
be found on our website:
www.wessexwater.co.uk/developerservices.
On 1st October 2011, in accordance with the Water Industry
(Schemes for Adoption of Private Sewers) Regulations 2011,
Wessex Water became responsible for the ownership and
maintenance of thousands of kilometres of formerly private
sewers and lateral drains (section 105a sewers). Many of
these additional pipe lines run at the rear or side of domestic
properties in addition to the existing public sewers shown on
our record plans. They will commonly be affected by
extension proposals and either not shown on the public
sewer record plans or their indicated position will be
approximate only. It is important to undertake a full survey of
the site and surrounding land to determine the local drainage
arrangements and to contact us at an early stage if you
suspect that a section 105a sewer may be affected.
Local authorities are required to consult us where
building over or near to a sewer might occur. We
need to know about any building work near or over a
public sewer to:
prevent the sewer collapsing. The extra weight of a
new building above a sewer could cause the sewer to
collapse, resulting in structural damage to the new
building, interrupted drainage from other properties and
sewage flooding. It will need to be repaired quickly, even if
this involves taking down the building
ensure we have access to carry out maintenance and
repairs. We need to have access to the sewer and its
manholes in order for us to inspect the sewer, clear
blockages or carry out repairs.
You can contact us to discuss your proposals through our
sewer protection team. We will always try to be flexible and
helpful in deciding with you the best way of dealing with an
affected sewer.
Wessex Water makes a charge for every application.
The level of the charge will depend on the size of the sewer

to be surveyed and whether a detailed investigation is

necessary.
In some cases, where important sewers are involved, a formal
legal agreement may also be required should it be found
acceptable to allow a build over/near.
Please be aware that every proposal is considered on its
merits, and there will be occasions where an application is
refused.
We will normally be able to give you a decision within 10
working days of receipt of a complete application and we will
also keep the building regulations department of the local
authority informed.
Under no circumstances will building over be permitted where:
the sewer is a pressurised pumping main
a manhole would be inside a building
strategic sewers are affected or those which may require
future upgrading.
new dwellings/buildings would be constructed over a sewer.
Normally, no building over be permitted where:
the sewer has a formal easement preventing overbuilding
this is normally shown in the deeds of a modern property
the sewer diameter is greater than 300mm
the sewer depth is in excess of three metres
In these cases you must contact Wessex Water for technical
advice.
If, having considered the alternatives, your only option is to
apply for building over or near to a sewer, you should make
an application to us on the attached form. In some
circumstances, we will allow you to build over but you must
have our written agreement to do this before you start. The
sewer must be in satisfactory condition. It is recommended
that an application is made before seeking planning or building
regulations approval and well in advance of works
commencing on the site.
If building over a sewer, you will need to arrange for a survey,
usually by closed circuit television (CCTV), to be carried out
before you begin work. This will assess if any repair work is
needed. Any repair work required will be at your expense but
the application fee will be waived. A copy of the CCTV report
should be enclosed with the application form. If Wessex
Water is not satisfied with the quality of the CCTV survey
you will be requested to provide a suitable alternative. The
CCTV report should include:
a block plan showing the point of entry into the public
sewer and length of sewer surveyed
the distance surveyed as a running total on the
video/CD/DVD of the sewer
sewer details: type (foul/surface water), pipe size, material
and pipe depth
In some instances we may also require a CCTV survey to be
carried out on completion of the works.
Please note that a CCTV survey will not normally be
required if you are not building over a public sewer
although in certain cases it will be necessary.
In some circumstances, we have the right to stop your works,
and have the buildings that are built over public sewers taken
down.

Please retain notes for reference

2629 DS 005 August 2012

Building over or near to a public sewer

Building over or near minor sewers up to and including

150mm (6) diameter
Wessex Water will consider building over or near minor
sewers where diversion is not practical and the extension
cannot be redesigned. This includes section 105a sewers,
however these may not be shown on our record plans.
Any permission will be subject to the following
conditions:
the public sewers are accurately located on site and
plotted on to the deposited plans submitted for
building regulations permission. For building notices the
same conditions will apply
for a sewer up to 1.5m deep the nearest edge of
foundations should normally be no closer than one
metre from the edge of the sewer
for a sewer 1.5m to three metres deep, the distance
between the sewer and foundations should be equal to
the depth of the sewer where possible
where foundations to the building are at any point
within one metre of the sewer, they are to be carried
down and formed at 150mm below the invert level of
the sewer. At greater clearance an angle of 45 can be
taken from a point one metre clear of the sewer up to
the required footing level.
If building over a sewer, the sewer line should be surveyed
by closed circuit television and a record made of its
structural condition before any work is carried out to
protect both the householder and Wessex Waters
interests. This should be arranged by the applicant who will
need to supply the recording and report with the formal
application. On request by the householder, Wessex Water
can arrange this work on a rechargeable basis, although
this will take longer and costs may be higher.
Any defects on the sewer must be made good at the
householders expense. This may require complete
replacement or repair. Guidance should be requested from
Wessex Water to ensure the system is satisfactory before
any further work is carried out.
Where necessary, the sewer crossing the site must be

relaid beneath the building from a new manhole (if

provided) to the boundary of the site. It should be laid
using approved new pipes (normally clay) with normal
flexible joints and a granular bed and surround of not less
than 150mm in thickness or 10mm to 14mm nominal
single size or 14mm to 5mm graded granular material.
Where new pipes are connected to the existing sewer
either an appropriate sleeve joint or a band seal repair
connector is to be used.
Where the sewer crosses beneath any load bearing walls,
the foundations of the walls are to be stopped short of
the sewer by not less than 150mm, and the sewer line is
to be bridged by load bearing lintels (Building Control
approved) placed above it so that no loads from the
structure are transmitted to the sewer pipes. The void
around the sewer is to be filled with highly compressible
material.
Cantilever type slab foundations will be considered
details to be supplied for agreement.
Where an existing chamber will come within the new
building, a new manhole should be constructed to the
current standard of Sewers for Adoption published by the
Water Research Centre Plc on the line of the sewer
outside the limits of the building, to provide a replacement
point of access to the sewer. Connections to the existing
chamber will need to be diverted and relaid to the new
chamber. The existing chamber should be removed. All
work should be carried out by a qualified contractor (see
attached terms and conditions).
All work must be inspected and approved by the building
control surveyor and/or Wessex Water prior to back
filling.
It must be acknowledged that the sewerage undertakers
easement within the site to carry out repair and
maintenance to the sewer, is not in any way prejudiced by
the approval of Wessex Water to the proposed building
work.

Wessex Water will consider building over or in close

proximity to these sewers provided that there are less
than approximately 25 properties served by the sewer
conditions as for minor sewers apply
where more than approximately 25 properties are served,

the applicant must show that he has considered diverting

the sewer, or repositioning or redesigning his proposed
development. Only where no other option is viable and
using appropriate protection measures will overbuild then
be considered.

Please retain notes for reference

2629 DS 005 August 2012

Sewers over 150mm (6) up to and including 300mm (12) diameter

Building close to or over minor public sewers

Public highway

Existing dwelling

Existing dwelling

Existing dwelling

Existing dwelling

Public
land

A
< 3m

Key

Build over with

relocation of manhole
outside the new extension

Typical build over

Build near all works

within 3m of a lateral drain
require approval

Public sewer

Public manhole

Diverted private drain

Lateral drain (public)

Private rodding eye / manhole

New public manhole

Private drain

Abandoned private drain

Removed public manhole

Section A A
Building close to a public sewer

Section B B
Load bearing wall construction
detail

Foundations less than 1m from

the sewer
Where foundations to the buildings are at
any point within 1m from the sewer, they are
to be carried down at least 150mm below
the invert of the sewer.
Floor
level

Block or brickwork

150
mm

150
mm Mass fill foundation

Section C C
Building over a public sewer
Foundations less than 1m from
the sewer
Where foundations to the buildings are at
any point within 1m from the sewer, they are
to be carried down at least 150mm below
the invert of the sewer.
Floor level

Ground level
300
mm
1m or less

Ground
level

Pre-stressed concrete lintel(s)

50mm celotex or polystyrene
Granular bedding material

Public
sewer

Public
sewer
150
mm

150
mm

150
mm
Sub soil or bedrock

Foundation

Foundations more than 1m from

the sewer
At a greater distance than 1m, an angle of
45 degrees can be taken to determine the
required footing level.
Floor
level
Ground level

1m or less

Important
The information on this page is
intended to show examples of typical
scenarios and should be used for
general guidance puposes only.
Significant variations on a site by site
basis are to be expected and it is in
no way implied that meeting any of
the above will guarantee approval.

Foundation

Foundations more than 1m from

the sewer
At a greater distance than 1m, an angle of
45 degrees can be taken to determine the
required footing level.
Floor level

Ground
level

Drawings are not to scale.

Foundation 45 More than 1m

Public
sewer

Public
sewer

More than 1m 45 Foundation

2629 DS 005 August 2012

Typical build near

TERMS AND CONDITIONS

1 The works are to be undertaken under the provisions of section 185 (and section 106 if they
incorporate any new connection) of the Water Industry Act 1991.
2 All works are to be carried out wholly within land owned by the applicant.
3 The closure and removal of any part of the public sewer network that shall become totally
redundant during the course of the works must only have served premises and land owned by
the applicant. Any redundant sewer must be sealed, removed, or fully filled with grout.
4 All works will be carried out at the applicants expense.
5 The works shall be carried out in accordance with the appropriate specifications contained in
the current WRc publication Sewers for Adoption a design & construction guide for developers.
A copy can be purchased from WRC plc by calling 01793 865 012 / 865 069 or online at
www.webookshop.com
6. Variations to the works shall only be carried out with the prior written permission of
Wessex Water.
7 All work must be carried out in a workmanlike safety conscious manner and completed as
soon as practicable after they have commenced. During the construction of the works
adequate provision will be taken to ensure that the flow of sewage through the public
sewerage system is not adversely impeded by the works.
8 Sufficient notice and opportunity to monitor the works will be given to Wessex Water.
9 Wessex Water reserves the right to take control of the works and/or satisfactorily complete
the works with or without notice at the applicants cost on a fully rechargeable basis.
Sufficient access to the works will be provided at all times to carry out inspections and
complete the works if necessary.
10 The construction of any building or extension shall be carried out with the due exercise of
care to protect the public sewer network from damage at all times. Foundations and walls
shall be designed and constructed in such a way so as not to place any loading on to the
public sewer network.

2629 DS 005 August 2012

11 All drainage work must be carried out by a suitably qualified contractor. Unless agreed
otherwise, the contractor should be from the list which can be found on our website
www.wessexwater.co.uk/developerserices under Connecting to a public sewer. Alternatively,
details can be e-mailed/posted. If you select a contractor not on the list, they should hold the
appropriate City and Guilds confined spaces qualification. In addition, medical certification,
method statements and risk assessments may be required.

Application to build over or near to a public sewer

Frequently asked questions

What do you consider to be close to a public sewer?

Within 3 metres of the outer edge of sewers up to
300mm diameter increasing to 6 metres for larger
diameter sewers.
How do I know where the sewer is and what size it
is?
The exact details of the sewer should be established by
site survey carried out by the applicant or the
developer/ architect.
I have found a sewer pipe how do I know if it is a
private drain or public sewer?
If the pipe only serves your property it is a private
drain and you do not require our approval to build over
or near to it. Building Control will monitor any works
related to the protection of the drain.
If the pipe is shared by two or more properties, or it is
a drain (described above) which has left your property
boundary, it is a public sewer and any work within
3 metres of its outer edge will require our approval.
When is building over a public sewer not permitted?
Where over pumping mains
Where over strategic sewers
On new development sites
Where over manholes
What are strategic sewers?
Generally sewers 225mm diameter and over as these
take significant flows (although it can include sewers of
smaller diameter in certain circumstances).
Why do I have to pay?
Wessex Water must recover its costs, to be fair to our
existing customers, in dealing with something that a
particular customer is proposing. The fee covers our
costs in administering the application, evaluating the
proposed works, liaison with building control officers,
issuing approval and site inspection if necessary.
Why do I have to pay more for a larger sewer?
The review we need to make regarding a larger sewer is

more extensive. We may need to seek operational

guidance, carry out additional site visits and look at
drainage area studies. The technical and administration
costs would therefore be higher.
Do conservatories require the approval of Wessex
Water?
Yes if you are building over or near a public sewer.
Does the sewer have a right to be in my property
even if there is nothing in the property deeds?
If laid by Wessex or previous authorities, compensation
will have been paid to the original landowner at the time
of laying. Where laid by the property developer, Wessex
(or previous authority) will have taken on the sewer with
its right of location and access as part of the vesting
arrangement. All public sewers are covered by statutory
easement. This is normally from the outer edge of the
sewer and is a minimum 6m wide although greater if
sewer of large diameter. Modern properties (post 1990)
will normally have specific easement details in their
deeds.
What rights does Wessex Water have to prevent me
from carrying out my proposed building works?
For every public sewer we have a statutory easement. In
some cases this easement is supplemented by a written
deed of grant, but these are rare. The statutory easement
is the right in favour of Wessex to maintain, repair,
replace, renew etc. its public sewers under sec 159 of the
Water Industry Act 1991. If anyone does anything that
interferes with our statutory easement we could seek an
injunction for the removal of offending buildings and
damages.
What special protection work is required?
Foundation design in accordance with the details given
in our guidance notes
For sewers over 3m deep it is likely that pile
foundations will be required or for deep footings
constructed in short sections
In certain circumstances (non preferred) we will
consider reinforced and thickened concrete slab (raft
foundation), which should be designed to minimise
ground disturbance as well as transfer and spread loads
Load bearing lintels to be used where the sewer line is
built over in accordance with guidance details
What if an existing manhole is located within the
footprint of the proposed development?
Inspection chambers should be removed where they fall
within a new building and if still required, replaced
outside the limits of the building to standards of SFA.

2629 DS 005 August 2012

I have planning permission and have applied for

building regulations approval so why do I need the
approval of Wessex Water as well?
Wessex Water is responsible for maintenance and repair
of public sewers and therefore development proposals
close to or over our apparatus will require our formal
approval to protect our interests. By law, building control
must advise us of any works within 3 metres of a public
sewer.

Internal manholes have been non preferred for many

years under building regulations and our own guidance.
Internal manholes can cause a problem if access is
needed and the householder is not at home. You should,
therefore, look to revise your proposals to avoid the
manhole or apply to divert the sewer.

What if the sewer is already shown to have defects

on the CCTV survey?
You will need to resolve and fund these works although
we will refund the application fee.

Why do I have to have a CCTV survey?

This is the quickest and most efficient way of making a
structural assessment of the current condition of a
pipeline.

Why do I have to pay to repair your sewer?

Because we have no immediate plans to expend any time
or costs on this particular asset which is currently
operating satisfactorily and to which we have unrestricted access.

Why do I have to pay for the CCTV survey?

Because you as the customer is requesting to build over
or near to our asset. Prior to agreeing to your proposals
we have to be satisfied that our asset is in good
condition, which Wessex are quite happy with and have
no plans or requirements to expend any time or costs
on.

Will a record of my buildover/buildnear agreement be

kept by Wessex Water for reference in the future?
Yes, a record will be kept on our mapping system
showing the reference number and date of agreement
against a specific property (for all agreements made from
1 April 2003). This information will be used in Solicitors
searches should you decide to sell your property.

Getting in touch with us

For enquiries regarding this application or any other questions relating to your building or development work
please contact us on: 01225 526333 (8.30am to 4.30pm, Mon Thurs, 8.30am to 4pm, Fri).
You can wrtite to us at Wessex Water, Developer Services, Claverton Down, Bath BA2 7WW
you can email us at
sewer.protection@wessexwater.co.uk
or visit our website at www.wessexwater.co.uk/developerservices

Wessex Water general contact information

(Telephone calls may be recorded to monitor quality standards.)

Emergencies and operational problems

0845 600 3 600 (8am to 6pm, Mon Fri)

0845 600 4 600 (8am to 6pm, Mon Fri,

customer.services@wessexwater.co.uk

emergency service at other times)

BWBSL, 1 Clevedon Walk, Nailsea, Bristol

BS48 1WA.

operational.enquiries@wessexwater.co.uk

Please include your customer reference number

and/or billing address when calling or emailing.
We may contact you by telephone in response to
your email to discuss your query. Please provide
your phone number when you contact us.

0845 730 0619

Operations centre, Bath (main office)

01225 526 000 (8.30am to 5pm, Mon Fri)
Wessex Water, Claverton Down
Bath BA2 7WW
info@wessexwater.co.uk

Minicom (for those with impaired hearing)

Sewage floodline (in a property)

0845 850 5959

Leakstoppers

0800 692 0692 (24 hours)

leakstoppers@wessexwater.co.uk

2629 DS 005 August 2012

Billing and customer services

Developer Services

Buildover ref:

DS 005 Application form

(please refer to the guidance notes before completing this form)

Building over or near to a public sewer

A Applicant's details
Company/Name __________________________________ Contact name __________________________
Company Reg. no. _________________________________ Signature ______________________________
Your address ____________________________________________________________________________
_____________________________________________________________Postcode__________________
Contact number _________________________________ Fax number _____________________________
Email address ___________________________________________________________________________
B Agents details (if different from A)
Agents name

(company name where appropriate)

_____________________________________________________

Address ________________________________________________________________________________
_____________________________________________________________Postcode__________________
Phone number _____________________________ Your fax number ______________________________
Email address ___________________________________________________________________________
C Site details
Site address _____________________________________________________________________________
_____________________________________________________________Postcode__________________
Site contact name ________________________________________________________________________
Site agent's name and number ______________________________________________________________
Plan details
Applicants drawings should include a plan and sufficient sections to adequately show the position of the building relative to the
sewer. A location plan indicating the position of the building work relative to site boundaries, highways and other identifiable
features is also required. Drawings submitted for building regulations are usually sufficient as long as the sewer is clearly and
accurately plotted in relation to the proposed works. Applicants should not scale from our sewer records. Site plans should be
at 1:50 or 1:100 scale or larger.

D Development details
Type of development

Rear extension

Please specify ________________________________________________________

Local authority area ______________________________________________________________________

Have you applied for building regulations approval?
Yes
No
If yes, please state the local authority/approved inspector reference number _________________________
Local authority/approved inspector contact name ______________________________________________
Date of application/notice _________________________________________________________________

2629 DS 005 August 2012

Other

Side extension

E Other details
Please confirm the type of public sewer to be built over/near:
Foul

Surface

Combined

Please confirm the size of sewer (if known)

Unknown
100mm

150mm

225mm

300mm

Depth of any manholes indicated on the site plan: _____________ (metres)

Do you need to make a new connection to the public sewer?

Yes

No

(If yes, a separate application will be necessary which can be downloaded from our website at
www.wessexwater.co.uk/developerservices or can be sent to you on request).
F Fees/charges (please indicate which sewer class your application is for):
Class I:

225

(Sewer up to and including 150mm (6) diameter)

Class II:

315

(Sewer over 150mm and up to and including 300mm (12) diameter)

Class III:
500
(Sewer over 300mm in diameter)
Please note that we would not normally permit Class III sewers to be built over.
Cheques should be made payable to Wessex Water with the reference number (if known) written on the back.

If you wish to pay by credit card please tick here

Contact name and tel. no: _________________________________________________________________
G Checklist and declaration (please ensure that you have included the following):
Drawings

Appropriate fees

CCTV survey and report

(if building over the sewer)

Has the sewer(s) been accurately located on site

Yes

No

Has the precise route of the sewer(s) been plotted on the submitted drawings

Yes

No

PLEASE NOTE
Failure to include any of the above may be deemed as an incomplete application and result in the
application being delayed/returned.
By signing this application, you are not automatically granted approval.
No works should start until full payment has been received and formal written approval has been granted.
I confirm to the best of my knowledge the above information to be complete and correct.
Will the applicant be responsible for the fees as shown in section F?
No

(if no, please provide details below of the person responsible)

Name__________________________________________________________________________________
Address ________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
Signature of person responsible ______________________________ Date: ________________________

2629 DS 005 August 2012

Yes