The new Labour government wants to build lots of newbuild housing over the next five years. Much of that will be on agricultural, green belt land. Some of that will be prone to flooding, which is why it’s often described as marginal by farmers who try to grow crops on that land, so it’s often used for grazing livestock during spring and summer. But if large 1000-1500 dwelling housing estates are built, then who will insure those social housing schemes against flood risk?
These are big questions for the government, Councils and developers. Plus insurers of course. Here’s some analysis FYI;
New research from the Town and Country Planning Association has identified significant progress in the adoption of flood mitigation measures by new build developments. However, a lack of transparency, inconsistency in approach, and poor visibility of the flood mitigation in place is undermining the insurance sector’s confidence in the planning system and threatens it ability to underwrite new builds for flood risk.
The research, commissioned by Flood Re, the joint initiative between the UK government and the insurance industry, was based on in-depth, deep-dive case studies, including stakeholder interviews and a literature review. It examined the effectiveness of the planning system for the delivery of flood resilient new housing development in England.
The study found that the evidence used to inform planning decisions on flood risk is often out of date and difficult to access, and that regulation is hindered by institutional complexity and a complicated division of roles and responsibilities. The research also explored the complex post-consent planning process, which was found to be lacking in transparency, subject to little scrutiny for compliance, and difficult for communities to engage with.
To ensure more consistency and diligence in flood resilient new developments, the TCPA is calling for urgent action in three key areas: the quality of evidence and data to inform planning decisions to be improved, the mechanisms for securing the measures necessary to make development safe from flood risk to be reviewed, and the regulatory system to be more robust to ensure these measures are delivered in practice.
It is essential that insurers feel confident about flood mitigation for new builds if the market is to provide flood cover. Not only can properties originally built after 1st January 2009 not be ceded to the Flood Re scheme for the flood part of insurance cover, but the whole insurance market will return to risk-based pricing in 2039 when Flood Re exits the market.
Dermot Kehoe, Director of Communications and Transition, Flood Re, commented:
“It is vital that new homes built in England are not at risk of flooding. Householders want to feel secure in their home and be confident that it will be insurable and mortgageable now and into the future. It is also important for wider insurance availability that we do not increase the total amount of flood risk the market is required to insure.
“This research shows that while there are areas of good practice, this is not consistent and the system lacks the transparency and clarity that could give home buyers, their insurers and lenders confidence that no new home is being built at flood risk.”
Celia Davis, Senior projects and policy manager at the TCPA added:
“The planning system should play a vital role in delivering flood resilient new development. However, our research reveals that it is failing to deliver safe developments due to procedural issues, which are borne out within a malfunctional system. Fundamental change is needed to secure a regulatory regime that keeps communities safe from the increasing risk of flooding for the long-term.”
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