Purchasing new built property near pumping Station/water retaining pond

[Nukta131]

Hi all

We're interested in a new built property near a pond. The pumping Station doesn't seem to be an issue. It's already built and I've had a look. You can't see much as most of it is underground.

They've also done the pond. I've attached a photo of it. We've got young kids but they said its a dry pond and won't contain water most of the time. They also said they're going to be building a fence infront of it.

I'm just concerned about the insects /mosquitos that could be an issue.

Beside this the house is on a private drive and seems to be in a good location.

Plot 172 is the one I'm interested in. The bay window will be facing the pond.

Please let me know your views on this.

Thanks

Is it on a flood plane? Will the pond ever flood? Is the pumping station loud?

Our friends are on a new build by a drainage ‘pond’ (not really a pond, it is overgrown with weeds and bull rushes ready to take rain runoff). They don’t get mozzies, but it’s a few feet below them.

The neighbour two doors down hates the fact that all the dog walkers from the estate skirt around the pond (it’s surrounded by green space) in front of her house, would that be an issue for you?

the only thing that might be the other concern is the noise from pumping station when it’s operating, plus repairs if it fails and machinery having to get access via the front of your house?

Hi,

Thanks for the comments.

If you look at the plans the pumping Station is near the main road whereas the house is on the private drive. I don't think they will need access from the drive?

It's not on the flood plane at all. I don't know if it's a council requirement to have these ponds because there seem to be a lot of them on this site.

Noise wise we've walked there and not heard anything. I was told bulk of it is underground and its a new one they've built for this development which is monitored remotely in case there were any issues.

We've just moved into a 7yo property on a development with these, so far not noticed any noise or extra insects - as pp said it's mostly over grown. There is a fence around it and a notice saying do not enter may contain deep water. There are a few on the development next to us too.

I suppose that it has the benefit of knowing that they won't build any houses on that land, it will remain greenery.

I would be more worried about the private drive. Does that mean that it is not adopted? Is there a system for upkeep; who runs it?

All / most new developments have these "ponds" for surface water run-off. No issues and some do retain a small amount of water which encourages wildlife (reeds have grown and ducks now live in the one near us). Yes, they are popular with dog walkers as they provide a bit of space.
As for the private drive, we are on one and with the choice of being on the drive or fronting directly onto the road I would go for the drive everytime. Yes you have to maintain it but it gives you bit bit more of a barrier / increased distance from the road.

I'm assuming it's a SUDS pond? It's to keep surface water drainage out of the combined sewer system and wastewater treatment works and help to reduce the risk of sewer flooding downstream. They're pretty standard (if not mandatory?) on new build developments.

Thanks all for your replies.

Yes the pumping Station next to the house is the new sewage one, most of which is underground from what I've been told.

Just met the agent today and she said we are responsible for the private drive all the way from the entrance to the garage.

Also they will only put a knee height fence all the way around the pond.

The private management company will be responsible for all the green areas of the pond but the pond itself will be self set and will look after itself through the seasons.

I think we will go ahead with this plot unless there is anything major I need to worry about?

Thanks

my only concern with the pumping station......actually, two concerns......

1. has it been adopted by the local water company? Otherwise someone is going to be responsible for the maintenance and repair of it.
2. if it ever fails or blocks you're at risk of sewer flooding if you're the first house upstream of it. If you have neighbours who insist on flushing sanitary items and wet wipes down the loo then this could be a regular occurrence......also see point 1 as to who would be responsible for the clean up / repairs.

Hi,

Yes it's operated by Severn water trent so it's their equipment and their responsibility.

The houses next to it aren't built yet completely but pump has been there for a while up and running.

I know things can go wrong but how often does that happen on a modern new pumping Station? Guess we can't answer that question ourself.

We have just sold a property with a pumping station on the estate. It was adopted after so many years by the local water company. It then broke repeatedly. The last repair took 9 months. While it was broken a big tanker would turn up periodically to empty it. That really did stink!

We never had any problems with our own pipes but some of the houses closer to the station had it get a bit smelly at times when it was broken.

It wouldn't be a deal breaker for me but the house would have to be pretty near perfect in every other way.

I wondered what all these empty but steeply sloped ponds where that were cropping up all over the place! Makes sense now.

I know things can go wrong but how often does that happen on a modern new pumping Station?.......you'd be surprised!! A lot of the performance issues come down to what people flush don't toilets that they shouldn't. Pumps only have a limited lifespan (possibly 10 years or less). Is it pumping all foul flow from the site?

The station only has one water main but many section 104 sewers going to it. Not entirely sure what section 104 sewers mean but it seems like they go the pumping stations and also to the pond.

I can't see any other pumping Station on plans for the site so I'm guessing around 400+ houses come here?

But it's not that big to be honest. If you look at the plan and compare it to the houses.

You could give yourself some extra reassurance by going on the local area planning portal, do a search with key words and find the builders planning application for the site, the planning consent will list the conditions under which the builders can proceed. Maybe mentioning local ground conditions and other background info that will give you peace of mind.

If memory serves I think Section 104 will be planning gains - a condition of the building consent means the construction co might have allowed other / non-site or other council owned drains to connect into it possibly?

It won’t have water mains and sewers going into it or you’ve got a serious contamination problem! If it’s just surface water sewers then I would worry less. That suggests it’s pumping flow forwards and at times of peak flow (heavy rain) it will spill into the drainage pond. Section 104 are pipes on new developments that have been adopted by the water company.

If your property is dependent on a pumping station to pump waste water away then be aware that if your electricity supply is interrupted then the pumping station is likely to stop working because the pumps need a power supply too.

Good point @MrsMoastyToasty !

Hi,

Found flood and drainage strategy for the site on council website.

Site sits on floor zone 1 which is the lowest possible. All flood risks are either low or none.

It does say there were no surface water or foul sewers serving the site or located in close proximity, however a new drainage network was constructed.

They have already built 150 houses and this new phase will have another 300 houses. It says the foul drainage system has been designed to be sufficient for both phases. It's got a foul pumping Station and rising main.

We are happy with the house in every other way. And our house isn't the nearest to the pumping Station. The pumping Station is near the main road so if something was wrong it would affect many people I would like to think?