Extension built over manhole

Snoookems

Hello, I'm new here seeking some opinions/advice.
We have recently built a conservatory extension behind our house. The building process was a nightmare-building company went into administration halfway (we are doing a section 75 against them).
We also just found out that we were supposed to get permission for the manholes- we still can access them from within the conservatory but that's apparently that's not the way to do it. (Again, the builders told us it was fine to do so...arghhh!!)
Wehave to now try to get retrospective buildover permission. I'm wondering how difficult it is to get it for new extensions? I don't want to have to knock down everything for that sewer! Houses in our area were built in 1986, sewer pipe is about 160mm, 1m deep. Thames water owns the pipes. Thanks!

Furts

You will have to contact Thames Water to get their procedures. Or you could stay quiet and live with it and take your chances. This would be a risky option.

I am surprised that this was not flagged up by the Buildings Regulations office and by the Inspector when visiting the extension. What happened here?

Snoookems

We will be getting retro building notice too (again, thought building notice wouldn't be necessary for conservatories)!
Steep learning curve for us , wish we got a better builder to give us better guidance on how things should have been done.

Furts

Snoookems wrote: »

We will be getting retro building notice too (again, thought building notice wouldn't be necessary for conservatories)!
Steep learning curve for us , wish we got a better builder to give us better guidance on how things should have been done.

Be careful here. Have you got a conservatory? If so, this is pretty much exempt from Buildings Regulations. Or do you have an extension? If so, this is fully covered by the Buildings Regulations.

From Thames Water perspective the manhole location is only part of the story. If your works has imposed a load onto their pipe then this is a serious scenario. Nobody will know this without excavating and inspecting, but the omens are not good. I say this because it appears that nobody has checked or inspected anything.

It follows that obtaining Building Regulations will either not be straightforward or will exclude this area.

Davesnave

If you contact Thames Water or the council, that will scupper any chances of obtaining indemnity insurance, which might be worth looking into before you take these actions.

Seek advice.

Furts

Davesnave wrote: »

If you contact Thames Water or the council, that will scupper any chances of obtaining indemnity insurance, which might be worth looking into before you take these actions.

Seek advice.

But equally bear in mind that indemnity insurance will not correct a technical breach or defective works. It is relying on the insurance industry to sort out problems. The omens here are not good - think of the numerous disputes over subsidence claims for example.

Then there is the integrity. You would be applying for insurance knowing that the situation is unsatisfactory. Will you be able to obtain cover, and if so at what cost? My intuition is that most insurers would refuse cover.

Loanranger

Some years ago we wanted to extend over a manhole. We asked Severn Trent to come out and advise us before we incurred any costs. Theeir answer was that we would need to divert the sewer before proceeding with any building works. His exact words were, 'anything is possible but at what cost?' Needless to say we decided against and moved house instead. Subsequently, the people we sold to constructed an open ended car port over the manhole so as not to do any damage to the sewer. I think your builder gave you very bad advice.

Snoookems

Thanks all. Yes the integrity bit is chewing at me . We are trying to seek advice from people we know too.

Davesnave

Snoookems wrote: »

Thanks all. Yes the integrity bit is chewing at me . We are trying to seek advice from people we know too.

I only threw the inemnity insurance option in to see what others would say to it.

Indemnity insurance is usually only taken out when something is legally unsatisfactory, and I agree, it won't protect you against defective works.

I extended over a public sewer. It was a long time ago now and it did cost extra, but not enough to warrant moving instead.

zaax

There is not much weight in a conservatory so the sewer maybe fine, but a proper extension needs a build over certificate

http://www.southwestwater.co.uk/index.cfm?articleid=9914

Furts

zaax wrote: »

There is not much weight in a conservatory so the sewer maybe fine, but a proper extension needs a build over certificate

But OP has said it is a conservatory extension - whatever that is, and there is a Thames Water manhole within this conservatory extension.

Thames Water have no idea what foundations have been dug, nor what damage may have been done to their pipes and manhole. Plus the builder has vanished with litigation following him. Not a good scenario!

If I were the representative of Thames Water I know what my response would be. Ignorance is no excuse in law and in OP case it would be difficult to argue ignorance - a manhole is an obvious issue sat in the floor of an extension and it can hardly be overlooked when work is being commenced. The fact that it has been overlooked will set alarm bells ringing within Thames Water.