The Government’s consultation on boosting housing supply could hardly have started at a worse time. With residents of west country towns looking down at filthy waters from their first floor windows, this was not the best moment to publish policy documents that emphasise the need to create more homes, even if these are to be on flood plains.
To be fair, the Green Paper on housing does acknowledge the likelihood of increased flooding in the future, and the need to ensure adequate flood defences and to avoid “inappropriate development in areas at risk of flooding”. But these cautious statements sit uneasily with the desperate need for new housing reflected in the document. Can we have it both ways, or are we paddling while England sinks?
Seeing your home flood must be vile for the victims. Viler still must be the knowledge that, as the brown water inexorably rises, your next months will be spent squabbling with insurers, throwing out ruined carpets and furniture, chipping off sodden and contaminated plaster, just to make your home habitable again. Maybe the Environment Agency can be blamed for delayed warnings and late arrival of flood defence barriers, but these would only have bought time as rivers swelled to 36 feet above their normal level.
What is to be done? We could continue to build flood defences higher and higher, until the rivers that give many of our towns and cities their beauty are hidden from view by huge levees. Or we could turn the problem around, creating open space that can act as flood storage, and building homes that can quickly recover from flooding. The Dutch, whose country is one big flood plain, have already started to build amphibious houses on hollow concrete bases, which can rise four metres when rivers flood.
But we don’t need to go that far. Government and the Association of British Insurers (ABI) have both published guidance on flood resilience, for new build and existing houses respectively. Gypsum-based plaster can be replaced with more water-resistant materials, ground floor rooms can be used as service space, electrical sockets can be put halfway up walls and non-return valves can be fitted to drains.
Flood resilience measures might not be pretty – plastic kitchen units and concrete floors, anyone? – and leaving the ground floor to services and car parking conflicts with everything that urban designers learn about ‘animated street fronts’. But the ABI calculates that spending an extra £34,000 on making repairs to a three-bedroom house more resilient could save £37,000 on repair costs next time that the waters rise (let alone several times that in anguish).
One in ten UK homes is already at risk from flooding, and we can only expect that proportion – and the frequency and severity of floods – to increase. Instead of demanding ever higher, more intrusive and more expensive defences, like some latter-day Cnuts, we could accept flooding as a fact of life, which careful planning and design can turn from a cataclysm to an inconvenience.