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Kingston upon Thames, London

Plumbing and drainage drawings in Kingston upon Thames

In Kingston upon Thames a basement application must carry a proposed drainage scheme, and a larger site must complete the borough's own SuDS Proforma. Our MCIAT chartered architectural technologists draw plumbing and drainage drawings for Kingston homes with those two requirements in mind, on a fixed quote after a free constraints check.

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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on plumbing and drainage drawings

    Four steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Building regulations

      Technical drawings are coordinated with the structural engineer's calculations, the drainage and the planning conditions.

    4. Approval and hand-over

      Building control approval, then a next-steps pack covering the commencement notice, party wall timing and CIL.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    Brick house being extended, with a wide new opening supported over the ground floor

    Plumbing and drainage drawings in Kingston upon Thames: the council's rules

    Kingston asks for drainage in two situations. Any basement scheme needs a drainage layout with the SuDS shown: SuDS and drainage layout with basement. In plain terms the officer wants attenuation calculations, the position of any sump and pump, and non-return valves marked where the basement could be flooded from the sewer.

    Larger or sensitive sites meet the second rule: Majors and critical drainage areas; SuDS Proforma. Discharge should approach greenfield run-off, green features are preferred to buried tanks, and the borough's own proforma has to be filled in.

    Most Kingston householders will never meet either rule, but the principle still shapes our drawings. We show where roof water goes, whether it can reach a soakaway in the garden, and why a hard connection to the sewer is the fallback. That reasoning is the same one the SuDS Proforma asks for, so the work is not wasted if the scheme grows.

    The sheets sit with the rest of the construction drawings package, so the pipe sizes on the drainage plan match the walls and floors on the section.

    Pencil resting on a dimensioned technical drawing beside a scale rule

    Local figures for Kingston upon Thames

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Green Belt share of the council area17 % of council area covered by green-belt polygons—planning.data.gov.uk
    Domestic gardens share of land (GLUD 2005)30.9 % of land that is domestic garden (GLUD 2005)2005data.london.gov.uk
    Conservation areas28 named conservation areas published by the council—planning.data.gov.uk
    Article 4 directions3 Article 4 directions published by the council—planning.data.gov.uk
    Listed building entries163 list entries (Historic England, within the LPA boundary)—planning.data.gov.uk
    Households living in a house61.5 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Basement applications must include a proposed drainage scheme including SuDS and drainage layout, with attenuation calculations, sump/pump arrangement and non-return valves.SuDS and drainage layout with basement—kingston.gov.uk, Royal Borough of Kingston upon Thames Validation Local List (February 2024), p.39-40
    Surface-water drainage/SuDS report is required for all major applications and all sites in a critical drainage area: discharge as close to greenfield run-off as possible, green over grey features, and the Kingston SuDS Proforma must be completed.Majors and critical drainage areas; SuDS Proforma—kingston.gov.uk, Royal Borough of Kingston upon Thames Validation Local List (February 2024), p.48
    AD H (2015) Requirement H4 paras 0.1, 1.5 and 1.6, PDF pp.50-516 m—gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Kingston upon Thames
    Building regulations, layer by layerPart A: structure: Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments. Part B: fire safety: All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604. Part L: insulation: New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4. Part K: stairs: 2.0 m clear headroom over stairs. Full plans application: Building control body must decide a full plans application within 5 weeks, or longer if agreed in writingPart A: structurePart B: fire safetyPart L: insulationPart K: stairsFull plans applicationABCDE

    Building regulations, layer by layer

    The Approved Documents that shape most house projects, from structure to the application itself.

    A · Part A: structure
    Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments
    B · Part B: fire safety
    All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604
    C · Part L: insulation
    New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4
    D · Part K: stairs
    2.0 m clear headroom over stairs
    E · Full plans application
    Building control body must decide a full plans application within 5 weeks, or longer if agreed in writing

    Green Belt edges and large gardens

    About 17 per cent of the borough is covered by green-belt polygons, and domestic gardens make up 30.9 per cent of the land. That combination tends to produce long plots with space for a soakaway, a rainwater butt run or a small attenuation crate.

    Space is not permission to ignore ground conditions. We ask for a percolation test before a soakaway goes on the sheet, and where clay lies close to the surface we show an alternative discharge route and mark the manhole it would reach.

    In the Green Belt a garden room or outbuilding with a washroom raises the question of foul drainage. A long run back to the house at the minimum fall can end deeper than the existing sewer, and a pumped outlet may be the only answer. The drawing shows which it is.

    Houses, terraces and the cost of a mistake

    Kingston has 65,626 households, and 61.5 per cent live in a house or bungalow, with 60.9 per cent owner-occupied. That is a borough of owners extending their own homes, and an average terraced house is worth £591,784. A drainage mistake found on site is expensive against that background.

    The commonest job is a ground-floor extension over an existing run. Approved Document H looks at building within 3 metres of a drain centreline, and no more than 6 metres of a pipe should run under a structure. We find the line on the survey and place the footings around it.

    The second job is a loft or first-floor bathroom. Here the stack position decides the floor plan. We follow the route from the new fittings to the invert at the lowest manhole and show every bend.

    Heritage, water and the water company

    Kingston has 28 conservation areas, 3 Article 4 directions and 163 listed entries, plus 9 entries on the Heritage at Risk Register. Where a pipe would be visible from the street we draw it in elevation and keep it off the principal face.

    Many shared sewers changed hands on 2011-10-01, so we confirm who owns the pipe before a connection is drawn. We also record the water efficiency target of 125 litres per person per day for new dwellings so the fittings chosen can meet it.

    Quote and checking

    There is no published price for this service. You send the address, we run a free constraints check, and a fixed quote follows. We draw and specify; we do not install or certify. Before a Kingston set is issued, a second technologist who did not draw it checks it. See the national guide at plumbing and drainage drawings, or the borough overview, architectural drawings in Kingston upon Thames.

    What you receive

    Building regulations section drawing showing the construction build-up
    Sample drawing. Building regulations section showing construction build-up for a building control check.
    Two-storey rear extension under construction on a semi-detached house
    Every layer specified
    Move across to open the layers; move down to pick one.

    Other services in Kingston upon Thames

    Plumbing and drainage drawings nearby

    Questions

    Do I need a SuDS Proforma for a house extension in Kingston?

    Usually not. The proforma is tied to larger sites and critical drainage areas: Majors and critical drainage areas; SuDS Proforma. A modest householder job normally just needs a clear note of where rainwater goes.

    What does Kingston expect for a basement drainage layout?

    A scheme with SuDS, attenuation calculations, the sump and pump arrangement and non-return valves, as the council sets out: SuDS and drainage layout with basement.

    Can a garden room have its own toilet?

    It can, but the foul run must reach a drain at a workable fall. We check the levels first and show a pumped outlet only if gravity cannot work.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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