High flood risk and private roads

[Frazzled2207]

We will be doing our own research into this of course but am aware there are a lot of knowledgable people on here, some of whom can possibly help.

So the house we want to buy is on a small cul de sac of five houses, perched in a bit of a dip half way down a hill if that makes sense. There is stream nearby which is very shallow (currently) and set quite a few metres (at a guess, 4-5) lower than the houses. The houses were built c. 2007.

While putting the address into the government flood checker website it says that the surface water flood risk to the immediate area (and this applies to all five properties on the cul de sac) is HIGH - presumably due to the dip it's in. We're just wondering how worried we should be about this. We have no reason to disbelieve the owner that there has not been an issue since the house was built but of course worse weather could be coming. We understand that insurance should still be ok due to the flood re scheme. There appears to be decent drainage in place which sends water down to the stream but is it possible to get some kind of survey to check that it really is fit for serious rainfall?

The second issue is that the houses are on a private road, everyone pays a certain amount per month to a management company for things including gritting when icy, road and drainage maintenance (not aware of any having occured) and communal garden and hedge maintenance. We don't have an issue with this per se, and apparently it's all been very friendly thus far, but I am worried about what happens if an awkward neighbour moves in. But going back to the flood risk thing could it be that the council never took 'ownership' of the road because of the flood risk? And would that mean that they could never be responsible for sorting the drainage - I suppose that's why the owners pay into the fund instead.

I suppose I'm wondering how much these two issues which are possibly linked, should put us off. We would definitely want to get some kind of serious drainage survey, if such a thing exists. Thanks for reading.

OP my house also came up on some kind of check as at risk for surface flooding. I asked a neighbour and he looked bemused. I don't think there is much risk because of the way the water would run down our hill. I concluded to take these things with a pinch of salt!

There are various reasons highway authorities don’t adopt roads. Usually it’s because they are not serving enough properties or they are substandard. Was the highways authority asked to adopt it? If so, do they have info on why it wasn’t adopted?

Surface water is the run off from hard areas which the houses/buildings have caused. Farmland tends to absorb it. Flooding from the stream is very different. Is it in a flood zone?

You heed to look at what steps were taken to absorb the groundwater. Ponds with marshy outer zones are a possibility. Trees are another. Or just hope it’s ok unless the heavens open for days and water runs off the hill. Basically there’s ground water everywhere. It’s how it’s controlled that matters.

@TizerorFizz

There are various reasons highway authorities don’t adopt roads. Usually it’s because they are not serving enough properties or they are substandard. Was the highways authority asked to adopt it? If so, do they have info on why it wasn’t adopted?

Surface water is the run off from hard areas which the houses/buildings have caused. Farmland tends to absorb it. Flooding from the stream is very different. Is it in a flood zone?

You heed to look at what steps were taken to absorb the groundwater. Ponds with marshy outer zones are a possibility. Trees are another. Or just hope it’s ok unless the heavens open for days and water runs off the hill. Basically there’s ground water everywhere. It’s how it’s controlled that matters.

thanks for this. Re your first paragraph could a solicitor find this out?

Secondly the government website says clearly that flood risk is from surface water not from the stream.

Thirdly yes absolutely. How could laypeople like us find this out?

Yes. Solicitor should get this info. It’s important. Is the drainage private too?

Ask the planning authority. They might have a report from the Environment agency about surface water. The plans might show if any work was required to reduce flooding likelihood. In 2007, possibly not! What is above the houses? A hill? Roads and houses? Of course a high risk doesn’t mean if 100% happens.

Thanks @TizerorFizz
The government maps suggest that the actual property has a low risk of flooding, and low risk is up to 1% chance per year. Above the house is mostly farmland. So you’d hope that most of the rainwater would be somehow absorbed.

That’s much better than having a housing estate above the house! Farmland absorbs water. I really wouldn’t worry too much. But ask your solicitor to do some research and check out planning requirements.

I’ve seen surface water flow across sloping pastureland and overflow the burn below and flood the road (which then flooded houses further downhill), so don’t assume that the presence of farmland will mean that you can’t get flash flooding. I saw that happen twice in 16 years in living in that house - in particularly wet winters when the ground was saturated.

I would certainly be having a good look at flood risk. Since the property was built in 2007 you might be able to find the planning documents online, which should include a flood risk assessment.

You might find that the road hasn’t been adopted because it didn’t meet the local authority highway design criteria.

Ask your solicitor if the deed of transfer contains a clause requiring payment of a contribution towards the cost of maintaining the communal areas.

@Ekofisk
thanks. We believe that the clause does require this yes. There has been a voluntary 'overpayment' in recent years to pay for extra stuff namely a communal christmas tree!

Am not assuming at all that the presence of farmland takes away the risk. But we're hoping it mitigates it a bit. Plus if the drainage is fit for purpose I would have thought the risk of flash flooding to be low, but not nil.

Re the management company, have a look at the accounts and check the reserves, as this is what will be dipped into should major works be required.

Will you be getting an environmental report on the house?

I'd be concerned that what is now farmland may be developed on longer term. Is that a possibility? Where I used to live was surrounded by farmland. Eventually the land was sold off and new housing estates were built on with not great drainage. Cue significant flooding as all the water ran down the hill to us. We moved before it became a big issue but our old neighbours really suffered.

@HundredMilesAnHour
Yes absolutely that is a concern but it is green belt land which makes it difficult (not impossible) to build on.
We do want countryside views and given where we live, on the very outskirts of a major city, we do know that sadly there is a risk - we think small-
of development close to the property.