Do I need building regulations for a soakaway?

 

Soakaways are traditional methods of getting rid of excess surface water.

As installing a soakaway becomes a common solution, more people are beginning to ask the question; ‘Do I need building regulations for a soakaway?’

What are building regulations?

Building regulations are rules and codes that dictate the design, construction, alteration, repair or use of buildings and installation of equipment.

They are implemented by relevant bodies, like the Environment Agency, to guarantee the safety and wellbeing of people around (and inside) that building.

Soakaway regulations in the UK are part of building regulations, and they are put in place to ensure people are protected from excess water and surrounding buildings are kept safe.

Soakaways and building regulations: The basics

Although building regulations can vary according to the different types of buildings, there are specific rules that people need follow to comply with soakaway building regulations in the UK.

The general consensus regarding soakaways is they should not be built on unstable ground, near contaminated soil, or close to a landfill site.

However, there are always new soakaway regulations being introduced which means the soakaway building regulations are getting stricter.

Circumstances requiring building regulations for soakaways

First, soakaway building regulations in the UK demand a proper permit from an Environment Agency.

In fact, you cannot start planning the design of your soakaway until you get one as this would be deemed illegal. It is a handy document to have because it outlines clearly the rules that you must adhere to when planning to build a soakaway.

For example, a soakaway must be installed at least five metres away from a building. This rule is in place to minimise damage that could be caused to the foundations of a building. This applies to domestic and commercial soakaways. Furthermore, they must also be at least two and a half metres away from a boundary, and they must be constructed with plastic crates.

To be approved, a soakaway drain must also be installed in an aerobic soil layer. This means that it must be built at least seven meters from any habitable part of the property. In addition, it must be located at least 50 metres from a borehole.

You should also ensure that the soil is at least 300mm deep. It should also be able to soak up water for a minimum period of 10 minutes.

The soil should also have the ability be replenished up to 10 times or the soakaway may be rejected.

Exemptions and exceptions

There are a number of exemptions and exceptions to soakaway building regulations.

For example, you do not require building regulations approval for projects such as repairs, replacements and maintenance work with the exception of heating systems, oil tanks, fuse boxes and glazing units.

Furthermore, it could be possible to install a soakaway at a closer distance if you use specific materials such as perforated pipes, soakaway trenches, or soakaway pits.

If you are considering this, it is wise to reach out to an expert for clarification.

Compliance and benefits of building regulations

Complying with building regulations can help to reduce the risk of disastrous events, like foundations buckling under pressure and buildings succumbing to their local environmental conditions, by ensuring structures are strong and able to cope with even extreme conditions.

It also helps to protect workers and inhabitants from hazards like asbestos exposure and debris that is catapulting towards them.

Navigating the approval process

Navigating the approval process can be difficult if you don’t know where to start. However, there are several manuals that are incredibly informative when it comes to soakaway building regulations.

The best way to ensure you are complying is to reach out to someone who has experience in the planning, designing and construction of soakaways as they will be able to give you the best advice.

Seeking professional guidance

If you are considering installing a soakaway, OMDI can guide you through the entire process, from ensuring you have the necessary permits and permissions to walking you through how to go about designing it.

Our years of experience in the field of off-mains drainage has allowed us to build up an impressive catalogue of installations for both commercial and domestic properties throughout the UK.

So, why not fill out our contact form or give us a call on 01977 800 418 and we can take it from there.

What is a soakaway system? Understanding its function and benefits

 

Known for being a great way to control surface water drainage and stopping excess water from penetrating your sewer system, a soakaway system has plenty of uses. As soakaway systems are increasingly being considered as a great long term solution for residential and commercial buildings as well as roads, it is worth exploring how they function and their benefits.

What is a soakaway system?

With soakaway systems becoming a more common natural solution, it is worth answering the question ‘what is a soakaway?’ Simply put, a soakaway system is a drainage system or underground unit created for rainwater run-off. It is designed to be a hole dug in the ground that is filled with materials such as rubble, stone or plastic crates. These crates have voids which permit a lot of water to filter through and go back into the ground.

Some soakaways are small with holes that are filled with granular material such as crushed rock, smashed brick or gravel. They require a PVC sheet or concrete blinding to be placed over the fill to stop topsoil being carried into the soakaway. Alternatively, large soakaways are made up of a pit lined with dry jointed or honeycomb brickwork. In order to determine what size of soakaway you should have, the area of your roof that will discharge into the soakaway will need to be calculated. This should also help you to determine how many crates you will need.

Furthermore, there are also different types of soakaway systems including drainage fields, bore hole soakaways, soakaway chambers, rubble filled pits and bespoke soakaway arrangements. Firstly, a drainage field is a network of perforated or slotted pipework that connects from the septic tank of a sewage treatment plant. It is optimised to disperse partially-treated effluent over a larger area.

Secondly, a bore hole soakaway is a construction found beneath the surface of the ground that collects excessive water from the ground’s surface and effectively drains it. It is also known as a deep bore soakaway, borehole soakaway or soak pit. As it is a specialist structure, it will require the assistance of professionals who will be responsible for installing it.

Moreover, a soakaway chamber is typically used in situations where there is not enough room for a drainage field despite the ground conditions being fitting for one. For this type of soakaway to be installed, an assessment of the ground needs to be carried out to test the suitability and depth of it.

In addition, a rubble filled pit is a trench that is filled with rocks. The aim of this type of soakaway is to prevent flooding by permitting the water to go through the soil. Nowadays, rubble filled pits are considered outdated and usually will be present at properties that were constructed before 1975 as they are fitted through a storm water drain. Although they are common in rural areas, soakaways can also be installed in the gardens of suburban homes to cope with waterlogged lawns.

Lastly, a bespoke soakaway arrangement is another option for those who cannot find a suitable soakaway system for their personal situation. However, it is also worth nothing that bespoke soakaway arrangements such as a single line deep trench arrangement will require the permission of the relevant authorities.

How does a soakaway system work?

Although the term ‘soakaway system’ is becoming recognised more, a lot of people still need an answer to the question ‘how does a soakaway work?’. This is especially crucial if they are considering installing one themselves.

When a hole is dug in the ground, it switches the course of the water to allow it to soak into the ground as opposed to flowing into a stream or sewer system. This system is put in place to facilitate the rapid and highly efficient drainage of water.

The crates that are placed in the hole will link the pit to guttering coming from your property. They will be shrouded by a permeable material that permits water through while simultaneously thwarting the entry of any debris. The system is optimised to guarantee a half empty time of 24 hours or less.

Components of a soakaway system

Once you have got the answer to the questions ‘what is a soakaway system?’ and ‘how do soakaways work?’, it is important to know what the components of a soakaway system are. Soakaway systems typically consist of screens, a catch pit, a septic tank, soakaway pit, and dung channels.

Soakaway screens are put in place to eradicate suspended solids and coarse matter found in the wastewater. The opening of a soakaway screen should never be too small as it may prevent the wastewater from moving through. Alternatively, it should never be too big as solid material will also pass through. It is also important to note that screenings can be frequently changed and they do not have a permanent place in the soakaway system.

Furthermore, the catch pit is another integral part of the soakaway system and its purpose is to gather the wastewater from the dung channels and to ease the process of getting rid of solid material. Its size needs to be big enough to stop the potential of water overflowing and to facilitate a proper screening of solid material. This solid material needs to be removed from the catch pit after each washing process.

In addition, the septic tank is a part of the soakaway system that is put in place to accelerate sedimentation and the decomposition of small solid particles. Of course, the purpose of the dung channel is to gather and transport wastewater to the catch pit as well as to stop rainwater overflow. It will need to be wide enough so that it can be maintained and have an appropriate gradient to enable self cleansing.

Benefits of soakaway systems

A soakaway system design has many benefits as it is an efficient and sustainable way of coping with contaminated or excess surface water with a low impact on the environment as it uses little materials and resources. It can also successfully stop the land surrounding your property from flooding, which can minimise any damage inflicted by the bad weather.

In cases that are sudden or unpredictable such as extremely bad weather, soakaway systems can also be installed retrospectively to cope with the aftermath, instead of needing to address the issue immediately. Once you do have a soakaway system installed, it is incredibly easy to maintain meaning that you don’t have to put in extra money or effort to do so.

In comparison to other ways of taking surface water away from sewer drains, soakaway systems are also cost-effective, especially if you live in a region that is likely to have a lot of rainfall and you need a solid solution. If you avail of the services of experts, soakaways can last for at least 25 years as long as they are safeguarded from vegetation nearby.

Furthermore, as there is so much bacteria in wastewater, there is a high likelihood that diseases can be caught in it. However, soakaway systems help to reduce the risks of waterborne diseases which can aid in protecting human life and public health. On top of this, there are no chemical treatments applied to the water before going back into the eco system, which reduces the likelihood of the surface water being polluted further before returning to the ground.

In addition, the actual process of installing a soakaway system is not complicated and can be carried out  by experts who will supervise the entire process, from designing the soakaway system to installing it. Furthermore, soakaway systems such as the rubble soakaways are not an eyesore around your property as they are basically invisible. On top of this, these types of systems can be used as a solid water source for gardens and as a way to ensure the ground is moist.

Planning and designing a soakaway system

When planning and designing a soakaway system, it is important to take into consideration the size, its distance from nearby buildings and the state of the ground where you will be installing the soakaway. In this preparation period, you will need professionals to conduct appropriate tests so that they can gauge which system is the best for your property.

For example, in order to check whether the soil is permeable, a percolation test will need to be carried out. This will allow you to make sure that the water will be able to seep into the soil naturally and the system will be able to function properly.

A percolation test requires professionals to dig 300mm into the ground, underneath the proposed invert level of the distribution pipe. The hole is then filled with water to a depth of at least 300mm and left to sit overnight. After the night is over, the hole will be refilled and observed to gauge how long it takes certain levels of water to trickle away. This process will be repeated at least 3 times in 3 trial holes to obtain an average time which will influence the area size of the soakaway.

As assessment of the property will also need to take place to calculate the distance of the drainage field from obstructions, ditches, surrounding buildings and water abstraction points such as such as surface water and groundwater. At this stage, the soakaway size should also be determined so that it fits in with the size of your house and grounds.

Maintenance and inspection

Although soakways are designed to last a long time, they still require maintenance and inspection to ensure that they are prepped for long term functionality. With this in mind, it is recommended that a soakaway system is serviced and maintained every 12 months.

There are multiple problems that could threaten the performance of your soakaway system including damage that is inflicted to a septic tank. Septic tanks require frequent maintenance to ensure they are operating efficiently and effectively. The septic tank will need to be emptied to dispose of the sludge that builds up in order to allow the wastewater disposal system to be at peak condition. As well as the soakaway, septic tanks need to be emptied and services every 12 months. However, if a strong smell is exuding from the septic tank, this should alert you that it needs to be serviced sooner.

It is important to note that conducting regular maintenance of the septic tank is directly correlated to how long a soakaway system will last in the long term. This is why it is important to reach out to professionals who will guide you on how to set up a drainage system that lasts for years to come. Although no exact figure can be given with regards to how long your soakaway system will last, there is no doubt that servicing and maintaining it will permit the efficient draining of wastewater and drastically reduce the likelihood of any malfunctions in the future.

Soakaway solutions from experts at OMDI

At OMDi, we believe that the process of understanding and installing soakaways does not have to be difficult. Our in-house team are specialists in soakaway design and installation for both commercial and domestic properties throughout the U.K.

As a highly professional team, OMDI is committed to guiding you throughout the process of designing and installing a soakaway while working closely with you every step of the way. Whether you are looking for an initial consultation or a completion of an installation, we prioritise treating each customer as a unique individual while ensuring you are provided with the most efficient soakaway possible.

We have a myriad of high quality, bespoke drainage solutions that are optimised for both domestic and commercial properties. Whatever your requirements are, make sure to contact us today to discuss your needs with one of our experts. You can either fill out our contact form or give us a call on 01977 800 418 and we will be happy to assist you.

How Much Does a New Soakaway Cost?

 

To meet the long-term drainage needs of your property, you may find yourself considering different groundwater infiltration systems. Soakaways are one way to deal with the surface water of your property. With more and more people making informed choices about wise water usage and disposal, you may be asking yourself how much does a new soakaway cost?

The simple answer, regarding the cost to install a soakaway is, it depends. Costs will vary based on the requirements of the soakaway, the location and soil type of the soakaway, and the materials and additional features required.

Soakaway Installation Overview

Before considering the cost to install a soakaway, let’s look at an overview of a soakaway installation.

Essentially, a soakaway is a void underneath the surface of a property that allows surface water (and in some cases, sewerage waste) to be stored and slowly filter back into the surrounding area at a rate that doesn’t cause any issues for the property or occupants of the property.

Prior to installing a soakaway, a percolation test is required to ascertain if the soil type is suitable for a soakaway. If it is deemed suitable, a hole will be dug at a suitable depth to accommodate the volume of storage required. A base layer of gravel or rubble is laid, pipes are put in place for surface water and/or septic waste to be directed to the soakaway. If a crates soakaway is being installed, a geotextile fabric is inserted prior to the crates being put in place. Alternately, rubble is used to fill in the void. The area is then back filled, and the surface soil and grass are replaced.

Different Soakaway Construction Methods

Traditionally, soakaways were constructed from a simple hole being dug and the hole filled with rubble for the water to filter through. Due to the diminished storage capacity of these soakaways, alternatives such as crate soakaways have become increasingly popular.

Construction methods can also vary depending on the location and requirements of the soakaway, such as whether the soakaway needs to accommodate the weight of vehicles (such as in a driveway), and whether the soakaway is solely for rainwater, or if it will also connect to septic waste.

Factors Influencing Soakaway Installation Costs

The main factors influencing soakaway installation costs are material selection and quality, and what additional services and features are required.

1. Material selection & quality: The materials chosen for installing your soakaway will depend on whether it is for a domestic or commercial property, whether you are using crates, and, if so, what load rating is required. Whether you are purchasing flat-packed or pre-assembled crates, whether you choose a woven or non-woven geo-textile membrane, the diameter of adjoining pipes. All these factors will also be drivers in determining your soakaway installation cost.
2. Additional services & features: It’s important to factor in any additional services and features for your soakaway when estimating the cost to install a soakaway. This could include the location of your property when considering delivery costs and travel for drainage experts to install your soakaway, pre-installation tests such as mandatory percolation tests to assess permeability of the soil in the soakaway site, accessibility of the site including if a driveway needs to be dug up in order to install the soakaway, the cost of hiring a mini-digger if you choose to, purchasing silt-traps or pre-filters if required, plumbing supplies for pipe entry, back fill and surface replacement. The costs of these additional services and features will be unique to each soakaway, as loam and grass seed will be considerably less expensive than a concrete or paved driveway surface for example.

Obtaining Quotes and Budgeting

All the factors mentioned above influencing soakaway installation cost need to be considered when seeking quotes and budgeting for your soakaway installation. Whether your soakaway is for a home or business property, you need confidence that any surface water is dealt with safely and efficiently.

Seek quotes from qualified and experienced drainage specialists to ensure you understand the water-carrying capacity of your property, the suitability for a soakaway, and all attendant costs so you can budget for a quality soakaway that preserves the foundation of your property.

OMDI is a family owned and run drainage specialist company with decades of experience in assessing drainage needs and tailoring drainage solutions. Call OMDI today for a professional quote for your soakaway installation cost. Trust OMDI to deliver quality advice and installation of your soakaway.

How to Install a Soakaway: A Step-by-Step Guide to Proper Drainage System Implementation

 

Whether you’re considering a domestic or commercial property, proper drainage is paramount to ensure you’re taking the best care of your property now and into the future. There are a number of avenues available when it comes to ensuring proper drainage of rainwater and other water wastes on your property.

To comply with UK government regulations and ensure the best outcome for your property, it is important to understand the factors that contribute to proper drainage system implementation. The following information will guide you on installing a soakaway and offer a step-by-step guide to proper drainage system implementation.

Assessing Drainage Needs

Before choosing the correct drainage system for your property, it’s important to understand the drainage needs of your property and soil type. This can only be properly assessed by a percolation test by an experienced drainage specialist. A percolation test is one of three mandatory tests for determining appropriate surface water drainage options. It determines the rate in which the soil is permeable and should be carried out to determine the capacity of the soil to regulate the flow of surface water.

While installing a soakaway is often a good option as a drainage system, UK building regulations govern whether it is the correct type of infiltration drainage system for a given property. This soakaway installation guide will help you understand how to choose and implement a proper drainage system for your property.

Choosing the Right Soakaway Design

Surface water run off can have serious implications for a property if it isn’t managed correctly. Guidance from an experienced drainage specialist can help take the headache out of choosing the right soakaway design. Some of the factors to be considered are the size of the area, the soakage capacity of the ground, correct gradient per diameter of drains, and whether you are installing a soakaway for surface water only or to accommodate sewage wastewater as well. You also need to consider whether your soakaway needs to be able to withstand the weight of a vehicle such as in a driveway.

Traditionally, soakaways were created by filling a pit or trench with rubble. The storage volume of rubble-filled soakaways is significantly less than the storage capacity of soakaway crates. For the purposes of this soakaway installation guide we’ll focus on soakaway crates installation.

Obtaining Necessary Permits and Permissions

In the UK, drainage and waste disposal is regulated as per Approved Document H: Drainage and Waste Disposal. There is a further Manual of Good Practice for Infiltration Drainage, which outlines important information for installing soakaways. Working with an experienced drainage expert is one way of ensuring you have complied with all necessary permits and permissions for both replacing existing soakaways and installing new soakaways.

Step-by-Step Soakaway Installation Process

1. Contact a drainage specialist to assess the drainage needs of your property. This will include a percolation test, done over a minimum of three days to ensure minimum and maximum deluges and the rate of permeability of the soil under each condition.
2. Once you know the storage volume required for your property and the correct location and depth of the soakaway, order the soakaway crates, geo-textile membrane, and silt-trap/pre-filter for the soakaway.
3. Dig the hole for the soakaway and pipes, ensuring sufficient depth to include a base layer of rock/rubble, the soakaway crates and pipes.
4. Lay the base layer evenly in the bottom of the drainage system hole.
5. Insert the geo-textile membrane into the hole.
6. Place soakaway crates into the hole and secure with cable ties or other provided mechanism to lock together.
7. Join the flow pipe to the soakaway crates ensuring the membrane is in place around all parts of the drainage system. Your drainage expert may advise including a silt trap/pre-filter above the soakaway to ensure longevity and efficiency of your drainage system.

Backfilling and Finishing Touches

Once the soakaway crates installation is complete, backfill around the crates to ensure they are correctly and firmly in place. Replace the surface of the drainage system area with chosen soil/ ground cover, then tidy the area and add any finishing touches to ensure your drainage system is aesthetically pleasing as well as practical and efficient.

Post-Installation Inspection and Maintenance

Whether you’re replacing an outdated soakaway or installing a new drainage system, you need to have confidence that you’ve met all building regulations for the soakaway crates installation and that the system is maintained correctly post installation.

OMDI is a family-run drainage specialists business that is committed to ensuring you are informed and compliant from the assessment stage through to installation and maintenance of your soakaway crates drainage system. Contact OMDI today to discuss your surface water drainage system needs.