Building over pipes and easements
There are many conditions to building over our assets. Find out just what these are and the applications you'll need to submit to have your construction plans reviewed.
When is a Building Over Assets application required?
Any development within Hunter Water's area of operations requires plan stamping by Hunter Water so that we can confirm that water and sewer services are available and that our assets will be protected. Developments will typically follow one of three pathways;
- Single residential developments (new residential house, pools, extensions, retaining walls, etc) not building over or adjacent to our assets = plan stamping only
- Single residential developments (new residential house, pools, extensions, retaining walls, etc) building over or adjacent to our assets = plan stamping and Build Over Assets application
- Subdivisions, multi-residential (duplex, granny flat, units, etc), commercial or industrial developments = plan stamping and Development Assessment
Our Land Development Team will assess all Build Over Asset and Development Assessment applications and provide the requirements for each type of development. The Development Assessment application process incorporates any build over asset assessment in this application.
Our preference is that none of our assets are built over, however we know that sometimes that is not possible. Depending on the type of development and the risk to our assets you may have the below requirements;
- Relocate the development clear of our assets - re-submit the new plans once you have re-designed
- Relocate the asset - done under a Developer Deed
- Replace the asset - done under a Developer Deed
- Take caution and care of our assets both during construction and ongoing. Don't place any additional loading (force) on our asset by designing footings or piers accordingly.
Typically, Hunter Water will not require the concrete encasement of sewer mains unless specifically directed.
Information about the zone of influence
The zone of influence is the area above and beside an asset where loads may have an impact on that asset. Generally we apply a 1.5 metre clearance either side of the main however several factors need to be determined. We will need to review your plans and assess your application to be able to advise you of any relevant conditions or restrictions for the development.
How do I know where Hunter Water's assets are?
If you are unsure if your development will clash with our assets, you can request a Service Location Plan to provide a map of where Hunter Water assets are located on and surrounding your property.
Did you know?
If your development is over or within 1.5m from the centre of a sewer manhole/maintenance structure or within a Hunter Water Easement, you typically will not be able to construct or develop.
Frequently Asked Questions
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What is the zone of influence?
The zone of influence is the area above and beside an asset where loads will have an impact on the sewer main. Generally this will be 1.5 metres either side of the sewer (45 degree angle from the bottom projection of the pipe extending upwards to the ground surface). Ground conditions are an important consideration in determining the likely zone of influence and it may be necessary for you to engage a qualified structural engineer to determine the appropriate design parameters influencing the structural performance of proposed foundations, footings or piers.
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Do I need a build over asset application or a Development Assessment application?
If you are building a residential stand alone house or structure such as a swimming pool, garage or retaining wall that will be located over or within the zone of influence of our sewer main, you will require a build over asset application. For anything larger than a single stand alone residence (eg a granny flat, duplex or units) you will require a Development Assessment application and Section 50 certificate.
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Can I build over a sewer main?
We may allow you to build structures over various types of assets like sewer mains. This is subject to certain conditions, such as replacement of the sewer main prior to construction, piers under the proposed structure and ensuring that no loading is placed upon the sewer. These conditions will be provided to you upon assessment of your build over sewer application or development application. You will need to have our approval before building over our assets.
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Can I build over a sewer rising main?
We will not allow you to build over a sewer rising main, or an easement containing a sewer rising main, but you may be able to build adjacent to these. This is subject to certain conditions, such as protection of the rising main or piers under the proposed structure.
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Can I build over a water main?
We will not allow you to build over a water main or an easement containing a water main, but the you may be able to build next to these. This is subject to certain conditions, which may include piers under the proposed structure and protection of the existing water main.
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Can I build over a sewer manhole/maintenance structure?
We will not allow you to build over sewer maintenance structures as they must remain accessible at all times. Any development or proposed structure must be at least 1.5 metres from the centre of the sewer maintenance structure.
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Can I build over a sewer point of connection (sewer junction)?
We will not allow you to build over sewer connection points (sewer junctions) as they must remain accessible at all times. Any development or proposed structure must be at least 0.5 metres from the point of connection.
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Can I install a driveway over Hunter Water assets?
Driveways crossing our assets in the road reserve will typically be constructed so that they don't impact our water and sewer mains. If the driveway is too deep and clashes with our assets, you will need to relocate the asset via a developer works deed.
Hydrants, Stop Valves and sewer maintenance structures can be incorporated into proposed driveways, however please contact us to discuss the impacted assets. We may need to adjust them so that they finish flush with the driveway, or you may need to increase their surrounds to allow traffic to travel over them.