Swims with speed where pipes run (5,5)

I believe the answer is:

crawl space

'where pipes run' is the definition.
(pipes might be located in crawl space)

'swims with speed' is the wordplay.
'swims' becomes 'crawls' (crawling is a kind of swimming).
'with' means one lot of letters go next to another.
'speed' becomes 'pace' (pace is a kind of speed).
'crawls'+'pace'='CRAWL SPACE'

I've seen this clue in The Times.

Want a hint initially instead of a full solution? Install my app