SITE PREPARATION (OFF-MAINS DRAINAGE & OFF-GRID ENERGY SUPPLY)
Be a septic sceptic!
Dave Vincent of Kingspan Klargester breaks down everything that self-builders need to know about the ins and outs of off-mains drainage, from legal issues to the variety of options available
B
uilding a home in a quiet rural setting offers the owners many benefits; not least peace, beauty and tranquillity! But this type of location also brings additional responsibilities of ownership, not least understanding the impact your new house will have on the landscape and environment around you. One of the most important considerations is drainage and wastewater management. The starting point here is to look for ways to connect to a main sewer if you can. This is legislated under 2010 Building Regulations and, if need be, you can use a pump station to facilitate the connection. You should arrange a site visit by a suitably qualified engineer – ideally a British Water accredited engineer – to find out if this is possible. If a connection to the sewer proves impossible then you will need to manage your wastewater (i.e. water drained from baths, toilets, sinks, laundry etc.) safely and securely within the boundaries of your property, using a private drainage product, such as a septic tank or sewage treatment plant.
For many self-builders, for reasons of cost, this means installing a septic tank – a view that is typically backed up in cases where the installer is not a specialist drainage engineer. However, there are hidden dangers in this approach. A very high proportion of septic tank installations are entirely unsuited to the location they are placed in and, as a result, they pose a risk to public health and can cause local pollution. Off-mains drainage is tightly regulated, typically requiring a permit (known as a “permit to discharge”), so choosing the right solution for you requires professional advice from a drainage engineer. Ultimately, though, the choices we all make should be rooted in a sense of responsibility and stewardship for the land we are living on. When it comes to off-mains drainage, it’s easy to think “out of sight, out of mind” – septic tanks are, of course, buried underground. But that would be dangerous for a product that deals with polluting waste. What’s also important to emphasise is that
january 2020
taking expert advice will ensure you aren’t on the receiving end of an unpleasant new reality, including overflowing toilets or drains!
OFF-MAINS DRAINAGE: THE LEGAL BIT Legal responsibility for disposing of wastewater lies with you, the property’s owner. If wastewater from your house becomes the cause of local pollution, both you and your installer are at risk of prosecution under The Public Health Act 1936. The penalties can be a heavy fine and a large clean-up bill. Clearly, there have been quite a few changes to off-mains legislation in England and Wales in the last 10 years or so. For example, the Environmental Permitting Programme – Second Phase (EPP2) introduced in 2010 in England and Wales tried to make off-mains drainage installation a less bureaucratic process. Under EPP2, owners of small, domestic sewage tanks or plants could, under certain circumstances, be exempt from requiring a permit to discharge if they comply with various conditions. These include following industry installation guidance, incorporating manufacturers’ operational guidance, the British Standard BS6297 regarding soakaway design, and following the advice given by British Water regarding de-sludging and servicing. You also need to have a product that has been performance-tested and
When it comes to off-mains drainage, it’s easy to think “out of sight, out of mind,” but that would be dangerous for a product that deals with polluting waste
certificated in line with European Standards (EN12566). Further new and binding rules were released for England in January 2015 but while these are helpful, they are open to interpretation. Our message is simple: while the Government has eased the administrative burden on property owners, this should not be mistaken for permission to act irresponsibly and your personal liability remains unchanged. You should also be aware that further
www.sbhonline.co.uk 25
Page 1 |
Page 2 |
Page 3 |
Page 4 |
Page 5 |
Page 6 |
Page 7 |
Page 8 |
Page 9 |
Page 10 |
Page 11 |
Page 12 |
Page 13 |
Page 14 |
Page 15 |
Page 16 |
Page 17 |
Page 18 |
Page 19 |
Page 20 |
Page 21 |
Page 22 |
Page 23 |
Page 24 |
Page 25 |
Page 26 |
Page 27 |
Page 28 |
Page 29 |
Page 30 |
Page 31 |
Page 32 |
Page 33 |
Page 34 |
Page 35 |
Page 36 |
Page 37 |
Page 38 |
Page 39 |
Page 40 |
Page 41 |
Page 42 |
Page 43 |
Page 44 |
Page 45 |
Page 46 |
Page 47 |
Page 48 |
Page 49 |
Page 50 |
Page 51 |
Page 52 |
Page 53 |
Page 54 |
Page 55 |
Page 56 |
Page 57 |
Page 58 |
Page 59 |
Page 60 |
Page 61 |
Page 62 |
Page 63 |
Page 64 |
Page 65 |
Page 66 |
Page 67 |
Page 68
