Flood Risk Concerns Rise for New Build Developments in England

A comprehensive investigation by The Guardian has revealed alarming projections that more than 100,000 new homes could be constructed in England's highest-risk flood zones within the next five years. This development raises serious concerns for both current and prospective new build homeowners, particularly as climate change continues to elevate flooding risks across the country.

The investigation, published on February 8th, 2025, has brought to light that despite flooding being a critical consideration in property development, housing construction in vulnerable areas continues at a concerning rate. Analysis of recent construction data shows that approximately 7% of new properties were built in zone 3 flood plains - areas designated as having the highest flood risk - during 2020-21 and 2021-22. This trend appears set to continue despite growing environmental concerns.

Professor Richard Dawson from Newcastle University, who serves on the climate change adaptation committee, has highlighted the steady progression of new build developments in high-risk flood areas. His analysis suggests that if current construction patterns persist alongside the government's ambitious target of building 1.5 million new homes, approximately 105,000 new properties could end up in these highest-risk flood zones. This projection has sparked debate about the long-term sustainability and safety of such development practices.

The insurance industry has voiced significant concerns about these developments. Jason Storah, CEO of UK & Ireland general insurance at Aviva, has issued a stark warning about the broader implications of building in flood-prone areas. He emphasises that such construction not only endangers new properties but also places additional strain on existing flood defences and drainage infrastructure. This increased pressure could potentially compromise the safety of established properties in these areas, particularly during periods of heavy rainfall or extreme weather events.

The Environment Agency's latest data paints a concerning picture for the future, suggesting that by 2050, as many as one in four residential and business properties could face flooding risks. This projection equates to approximately 8 million properties potentially being affected, representing a significant increase from current levels. The rise in flood risk is particularly pronounced in areas experiencing surface water flooding, with recent assessments showing a 43% increase in properties at risk compared to 2018 figures.

While the government has recently announced an additional £250 million in funding for flood defences, supplementing the previously committed £2.4 billion, experts question whether this will be sufficient to protect the growing number of properties in vulnerable areas. The funding aims to protect an extra 66,500 properties, but this may fall short given the scale of new development in flood-risk zones.

For prospective new build buyers, these findings underscore the critical importance of conducting thorough pre-purchase investigations. This is particularly crucial in the East of England, East Midlands, Yorkshire and Humber, and South-East regions, which together account for 52% of properties currently classified as being at high to medium risk of flooding. These areas are also targeted for significant new housing development under current government plans.

The situation is further complicated by recent changes to planning policy. While regulations still require appropriate design and mitigation measures for properties built in flood plains, experts stress the importance of rigorous flood risk assessments and proper surveys before purchase. Daniel Cook, a chartered water and environment manager and specialist flood risk consultant, notes that while regulations exist through the national planning policy framework, achieving ambitious housing targets may clash with the realities of climate change-induced flooding.

Insurance experts, including Aviva's leadership, are now calling for a three-step approach to ensure new properties are climate-ready: building in appropriate locations, using suitable materials, and incorporating resilience measures as standard. This approach becomes particularly relevant for new build homeowners, who should carefully scrutinise property locations and ensure their homes include adequate flood-resilient features.

Professional snagging inspections take on heightened importance in this context, particularly for properties in flood-risk areas. These inspections can identify crucial issues with drainage systems, damp proof courses, and other flood-resilient features that should be standard in new build properties. For homeowners, ensuring these elements are properly implemented could make the difference between a resilient home and one vulnerable to future flooding events.

Source: Sandra Laville, "More than 100,000 homes in England could be built in highest-risk flood zones," The Guardian, February 8, 2025.