BE AWARE OF BURIED PIPELINES WHEN EXTENDING HOMES
Since 2015, homeowners have been able to benefit from ‘Permitted Development Rights’ that allow them to carry out certain building works on a property without the need for local authority planning permission or ‘approval’ from neighbours. However, home owners should be aware of buried pipelines when developing homes.
The rules generally apply to single-storey side or rear extensions, loft conversions, front porches, double storey extensions, outbuildings, pools, solar panels, skylights of dormer windows and new windows or doors. However, extensions beyond a certain size or height are still bound by the relevant Neighbour Consultation Scheme and the Local Authority will still need to be informed.
However, before a landowner carries out an extension, lays a driveway or constructs an outbuilding or pool they still need to consider whether they are within a pipeline easement and, if so, need to inform and seek permission from the pipeline operator. Without doing so, undertaking works within a pipeline’s easement is not only in breach of the Pipelines Safety Regulations Act (1996) but also poses a serious safety risk to the homeowner, contractor as well as the environment.
Please note that crucially, the planning system is separate from and does not override the existing rules and requirements as detailed within the existing pipeline lease.
To protect the pipeline network and ensure that there are no breaches of the Pipeline Safety Regulations (1996), BPA not only monitors the pipelines remotely but undertakes bi-weekly helicopter patrols, regular line-walking and visual surveys. Homeowners who live within the easement of a pipeline also receive an annual letter reminding them of the pipeline and the regulations and notifications required if a homeowner is proposing to carrying out works in a pipeline’s vicinity.
It is therefore important that landowners respond to BPA’s annual letter to ensure that their contact details are up to date so both parties can easily be informed, should works need to be carried out near to pipelines.
If you are planning to extend or alter your home or garden under permitted development rights (or via the conventional planning application route), to prevent potential damage to buried high pressure pipelines always contact the pipeline operator in advance of works (and ideally the application) so they can advise you of good practices, locate and mark out the pipeline and ultimately supervise works if required.
If you do construct a building over the pipeline or within it’s easement, you are not only endangering your own life in the process, but the building will ultimately also need to be removed, at your cost.
We hope this information is useful regarding permitted development and pipelines. If in doubt, contact a member of BPA’s lands team and we will be happy to assist.
