Pondering a flood-prone location for house-building? A self-construction consultant weighs in on the feasibility.
Building in a flood zone? Here's the lowdown on flood zones, flood risks, and planning rules you need to know before you break ground.
Flood zones, as defined by the Environment Agency, are areas with different likelihoods of flooding from rivers or the sea. There are three main zones - low (Zone 1), medium (Zone 2), and high (Zone 3) - with Zone 3 being further split into 3A and 3B. Zone 3A allows for development but requires mitigations, while Zone 3B is a natural floodplain with severe restrictions.
Grasping what types of flooding you might encounter is crucial. River flooding, coastal flooding, surface water flooding, and groundwater flooding are all potential hazards. Each presents its challenges, like urban expansion increasing surface water flooding or river flooding from heavy rainfall. Historical planning permissions might also come into play if your plot had previously been approved for development.
So, why build in a flood zone? Well, planning policies may require new homes in existing settlements, or the plot could have an existing historical permission. While some may question the wisdom of building in a flood-prone area, there are ways to construct safely and abide by planning rules.
Planning controls in flood zones, especially Zones 2 and 3, come with stricter regulations. Local planning authorities use a 'sequential test' to find alternatives in lower-risk zones before granting approval. If development is unavoidable, the benefits of sustainability should outweigh flood risks, and safety measures must be in place.
When designing a build for a flood plain, raising the floor levels above expected flood levels is a good starting point. Using drainage systems with non-return valves can prevent floodwater backing up through toilets and sinks. And don't forget to sign up for flood alerts and have sandbags on hand for emergencies.
Don't skimp on durable construction materials like concrete, bricks, or cement-based render. They perform well in wet conditions. Consider clever internal design solutions, too, like raised electrical sockets, to limit damage.
Should your home be damaged by flooding, see if you're eligible for the Build Back Better scheme, which offers funding for flood prevention measures. And remember, insurance may be costly or unavailable in flood zones, so look into specialist policies.
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- In flood zones, it's essential to understand the different types of flooding, such as river flooding, coastal flooding, surface water flooding, and groundwater flooding, each with its unique challenges.
- While building in a flood zone might require mitigations, certain conditions may necessitate construction, such as planning policies requiring new homes in existing settlements or existing historical permissions.
- Planning controls in flood zones, particularly Zones 2 and 3, come with stricter regulations, with authorities using a 'sequential test' to find alternatives in lower-risk areas before granting approval.
- When designing a build for a flood plain, raising the floor levels above expected flood levels, using drainage systems with non-return valves, and durable construction materials like concrete, bricks, or cement-based render can help prevent damage.
- In case of flooding, it's essential to sign up for flood alerts, have sandbags on hand for emergencies, and consider internal design solutions like raised electrical sockets to limit damage.
- If your home is damaged by flooding, you may be eligible for the Build Back Better scheme, which offers funding for flood prevention measures, but remember that insurance may be costly or unavailable in flood zones, so look into specialist policies.
