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floods !

The weather seems to have changed a lot in Britain, Ireland and in many parts of the world in the last few decades.

In the UK and Ireland, and in nearby France too, summers seem a little warmer but there are more gales and wetter winters.

Actually, this article might be better entitled "buying dry."

You must not buy a place that is subject to flooding.

Any extra warmth from climate change is generally welcome, but the gales and the rain bring more frequent floods and very serious problems.

The problems have been aggravated by a change in the attitude and policy of both government and insurers.

Whether we believe in global warming or not, governments are withdrawing from protecting some properties and insurers are avoiding or increasing the premiums on others.

The writer has lived in flood areas all his life. It is generally up to the buyer of land to assess the risks. 

These notes may help a prospective purchaser, but where there is any doubt, professional advice is essential.

There is more than one kind of flooding.

Sea, River and run-off from melting snow.

Sometimes, more than one kind can interact to make a trivial flood disastrous. Landslide as a result of excess water can also be both a result of floods and a cause of localised flooding.

Not always correct, low levels extend far inland especially near the Wash and again in Somerset and elsewhere.

Check the height of the land above sea level. An ordnance survey map will give you some idea.

If you are very close to the sea and high, you may still suffer from coastal erosion and cliff slides. This is a problem in Yorkshire, Norfolk and Kent. Properties are regularly abandoned.

Check locally, if you are close to cliffs.

These areas are vulnerable when three specific conditions combine:

A strong wind or gale from the North pushing the sea into the narrowing funnel bordered by Southern England and the Low Countries.

Low pressure overhead. Literally the weight of the air is not pushing the sea down so much.

Seasonal high tides - the tidal heights vary throughout the year according to a well understood pattern. This is published.

Now this all may sound very terrible, but this type of flooding is rare - and most properties may well be above the maximum possible level. A few fields below, providing you can bring the animals above, when trouble is expected, are no problem.

It all needs very careful checking, understanding and thinking through.

River flooding is tricky especially when in combination with high tides.

It is less predictable than sea flooding and can follow when exceptional rain occurs in combination with high tides. 

Exceptional river flows coming down-steam can meet high tides coming up, with the inevitable consequences. This will only happen on tidal rivers. The upper reaches and non-tidal rivers are obviously unaffected by combinations of sea and river flooding.

Even areas without rivers can be badly affected by river floods. 

North Kent has long had "dry river valleys." A natural feature they have become even dryer following water abstraction from boreholes. The water table is far underground.

Following a thunderstorm in the late 1950s, rivers appeared where no living soul had ever seen a river. Unfortunately buildings had been erected right on the old watercourses. Flooding up to ten feet deep was the result.

Not so very different from the flash floods common in desert areas.

Usually old houses without a history of river flooding would be regarded as fairly safe, but in recent years changes in agricultural practice, building, road works and other human activities have changed the character of some river valleys, so that even medieval houses may be at risk for the first time.

As a very rough generalisation in flat or undulating landscape, flooding only occurs on the lowest land, although this land may be well away from any stream or river. Water flows long distances easily and quickly.

In mountain or hill country, flooding is more usual close to rivers and streams. In sharp valleys water rises great distances even if it does not spread out so far. A cottage by the stream may seem safely perched about the river, but it may not be so secure as it first appears.

A failure to clear a ditch or a little carelessness in keeping a culvert clear can produce a localised problem.

The weaknesses will often show in Autumn when the leaves block the natural drainage paths or sometimes in winter when a rapid thaw is halted by an overnight freeze only to release the water again on a sunny morning.

Floods will often isolate rural dwellers from the outside world even when the house and land are bone dry. When the lights go out offer some advice.

There are thoughts on buying a house near the sea, rivers or lakes on
Lure of the Sea

You can return to Finding a Place or move on to the House, the Outbuildings and the Locality.

In a world where governments abandon land to the sea and insurance companies run scared of multi-million pound bills, every house owner needs to be aware of the risks.

Small-holders have a big advantage on those who live in concrete jungles and think that man has conquered the elements. You need an eye for the lie of the land. Use it when buying.

"watching the water"

from

 the saturated Hangman's Cottage, just to the south of Misery Corner.