Drainage

136 Comments

1. Is it possible and lawfull to have water outlet pipes (normal WHB water pipes) run into an existing storm water drain?

   Thanks

2. Hi Sebastian, I can’t locate the Cape Town bye-law at the moment but the Gauteng bye-law should be a good indication of most bye-laws in SA.

   “14. GENERAL CONDITIONS APPLICABLE TO ALL ERVEN

   2. Where, in the opinion of the Council, it is impracticable for stormwater to
   be drained from higher lying erven direct to a road, the owner of the
   lower lying erf shall be obliged to accept and/or permit the passage over
   the erf of such stormwater: Provided that the owners of any higher lying
   erven, the stormwater from which is discharged over any lower lying erf,
   shall be liable to pay a proportionate share of the cost of any pipe line or
   drain which the owner of such lower lying erf may find necessary to lay or
   construct for the purpose of conducting the water so discharged over
   the erf.
   d. The owner of the erf must make the necessary arrangements to the
   satisfaction of the Council to ensure that drain pipes convey water
   away from the foundations of buildings;
   e. Water shall not be permitted to collect on the erf and the erf shall
   be drained to the satisfaction of the Council.”

   If you are still unsure contact the local council planning department.

3. Thanks Leslie, notes like this really are appreciated 😀

4. Just a note to say thank you for your website. Just browsing through the discussions helped me.

   Leslie

5. Hi, could you tell me about the requirement for water drainage from one neighbor to another. I live in a cul de sac in the South Suburbs of Cape Town. I have a number of neighbors on either side of me as well as on the other side of me. Their properties would be slightly above me. The neighbor on my right constantly has problem with rain water running through his garage and has asked me to open a whole in his wall that will allow the water from his property to run through my property. What does the law say about this? Am I obliged to do this?

6. We are in no way linked to any local authorities or governing bodies so are unable to help you Le Roux.

7. Subject:
   SABS VS JASWIC APPROVE

   Message:
   Hi

   I need somebody to contact me.
   We are suppliers of Bathroom Products and is looking at new products
   for Next Year.

   I was informed by a Retailer that the Building Inspectors accept
   JASWIC Approved Products as well.

   Can someone please confirm this for me.

   Regards
   Le Roux

8. Ron, regarding the unusually heavy rains in the Cape last weekend, even properties that have 100% compliant stormwater disposal systems experienced flooding. So I doubt very much that you’ll have any success trying to get the developer to “rectify” your situation. My advice to you is to wait until the ground water has dissipated, and then call in an independent plumbing professional and ask for an assessment of the situation. All stormwater disposal systems must comply with Part R of SANS 10400, including the way they connect to stormwater sewers or street surface drainage systems. However, this section of the new regulations were only published on 31/8/2012, which could give your developer an “out”.

9. Hi,
   I bought a stand from a Developer in a Walled Estate in 2010. The Developer then built me a hous on the stand which was completed in March 2011 and i moved in in December 2011. We had very little rain in the Overberg until July this year when I found that a large part of the stand bounded by my Boundry Walls was flooded. When i spoke to the Developer hs said it was due to the heavy rain that had saturated the ground and he could not help. Over this past weekend we had very heavy rains in the Western Cape and once again the same area of my property was flooded to the extent of +/- 180mm of water was traped on my stands side of the wall. Obviously the Developer has made No Provision for Stormwater Drainage/Disposal. In Terms of the National Building Regulations I would have thought that a Developer needs to make “Adequate” Provision for Disposal of Storm Water. Would you think that the Developer is “Responsible” to Rectify my situation. Thanks Ron Klass

10. Yes Riaan you can get into “trouble”. Perhaps you should take the plans you have to your municipal offices and check with them before you start building.

11. Hi,

    I am planning to buy a house, but on the building plans I got, a part of the building is build over the sewage line (About 5 meters is covered). On the plans it says that the pipe is encased in concrete. I dont see any stamp from the city council that the plan has been approved.
    Can I get trouble if I want to build on the property and need to approve the new plans?

    Thanks

12. Andre this does sound very dodgy. I suggest you get in a qualified plumber who is registered with your local authority to have a look. Alternatively ask the local authority to send out a health inspector to check. The National Building Regulations relating to drains are VERY strict.

13. I have open drains in my house. the owner extended the house but did not move the drains, Toilet, washbasin, shower and bath. It is not even covered. Is this a: a health hazard and b: not in building regulations

14. Debbie, Your “per 20” is NOT correct.
    I assume then that the building would be categorized either D1 High risk industrial: Occupancy where an industrial process is carried out and where either the material handled or the process carried out is liable, in the event of fire, to cause combustion with extreme rapidity or give rise to poisonous fumes, or cause explosions. OR
    D2 Moderate risk industrial: Occupancy where an industrial process is carried out and where either the material handled or the process carried out is liable, in the event of fire, to cause combustion with moderate rapidity but is not likely to give rise to poisonous fumes, or cause explosions.
    …but they both have the same requirements (as does Low risk industrial D3).
    Showers are not specified. For more than 60 but less than 90 males, you need 3 toilets, 5 urinals and 4 basins. For less than 15 women, you need 2 toilets and one basin – but I guess if there’s only one woman, you could get away with one loo.
    I can only see showers specified for sporting participants. For 60-80, 5 showers are required.
    But the regulations do say “In any occupancy where personnel are exposed to high-risk substances, dirt, filth, dust, soot, oil, grease or any similar substance, exposure to which is such that showers are necessary, at least 1 shower per 15 persons shall be provided separately for each sex and such showers shall be located in, or have direct access to, a change room.” I assume you would need a shower for the woman.

15. Thank you for your response Penny. We are a foundry based in Phoenix Industrial Park. We have 75 employee’s working in the foundry itself, 1 of which is a female (this number excludes our 15 office/admin staff who have seperate facilites). We are looking to refurbish our current change rooms and just want to clarify that we are above board when it comes to the requirements. I have read that 1 toilet and shower per 20 staff, not sure if this is correct…?

16. Debbie, According to Part P of SANS 10400, “The number of sanitary fixtures to be provided in a building shall be based on the population for which such building is designed, and such population shall be calculated in terms of Regulation A21” – So to be able to answer your question I need to know what type of building this is. It also depends on the ratio of men to women – “if the number of persons of each sex cannot be determined, it shall be assumed that they are in equal proportions”.
    If the building is designed as an office [G1 – Occupancy comprising offices, banks, consulting rooms and other similar usage.] you will require only toilets and basins (not showers) … If all male you will need 3 toilets, 5 urinals and 4 basins; if all female you will need 7 toilets and 4 basins. Some occupancies do required showers.

17. Please could you tell me how many toilets and showers are required for 75 employee’s.

18. Dale you need to talk to a qualified, registered plumber. We are not qualified to advise on plumbing installations. In any case you should be using a plumber to do the work for you.

19. Hi I need to move the current drainage pipe (40mm for sink) and reroute it. it will have to have 3 90deg bends in it and can only fall a total of 500mm over approximately 19m is this OK

    I look forward to hearing from you.

    Kind Regards

    Dale Hellmann

20. Mohammd, You can build over a pipe that has been laid for sewage, provided it is done correctly. e.g. You may have to encase it in concrete and provide additional inspection eyes. You will need approval. If it is the Council sewer line you will also need approval. So step number one: contact your local authority health inspector for advice.

21. Hi

    We wanna build an Extra room, but before drawing plans and getting them approved,
    I need to know if it’s possible to build over the sewer line running behind the house, the line is in an awkward position and I can’t see any other way of extending

    Thanks

22. Rowan – no it is not legal. Plumbing requirements are very strict, and unless you are in the local authority governed by the City of Cape Town, neighbour’s consent is required to build up against a boundary wall. Wherever in the country you are, plans are required for building, unless it is minor building work – and a toilet would NOT be classified as this.

23. Is it allowed that the neighbour may build a shack with toilet right
    against the boundary wall?

24. The amended National Building Regulations and Building Standards Act (the legislation) states as of 2011, “XA2 At least 50% (volume fraction) of the annual average hot water heating requirement shall be provided by means other than electrical resistance heating including but not limited to solar heating, heat pumps, heat recovery from other systems or processes and renewable combustible fuel.”
    Also, SANS 151 for Storage Water Heaters changed in 2012, and geysers must now be labelled according to efficiency.
    In terms of retrofitting buildings, if plans are submitted to council, they may tell you to install energy efficient equipment. It’s not up to Eskom. If you were not required to submit plans (though if it’s an extension you should have been), then the whole matter becomes irrelevant.

25. Good day

    I am adding a full bathroom as well as a guest bathroom (toilet and basin) to my house. I am told according to the new green laws I have to put in a solar geyser / heat pump. However after phoning Eskom, they told me that with alterations or extentions, they do not force people to install a solar geyser unless its a new house you’re building?

    Please advise
    Thanks