Making a splash: Building or extending near a body of water

Bodies of water have always held a certain magic. Whether it’s a river at the edge of your garden, a pond that catches the morning light, or a stream running through a rural plot, water can transform a home into something truly special.

But you may have seen on the news recently that for residents of a street in Wales - whose

homes were compulsorily purchased by the council, in a landmark case - living

near water also comes with risks that homeowners can’t afford to ignore. In Sussex

especially, where we seem to swing wildly between record-breaking rainfall and hosepipe

bans, the landscape is shifting faster than many people realise.

Flood Risk

Even if you’ve ‘never flooded before’, changing weather conditions are meaning that

previously stable riverbanks are eroding, collapsing and shifting.

Water doesn’t just rise, it travels in every direction. It undercuts banks, softens soil and

changes the load-bearing capacity of land. This can affect foundations, retaining walls and

long-term structural stability. The recent case of the properties at Clydach Terrace, in

Ynysybwl, Rhondda Cynon Taf, which underwent extensive water damage during Storms

Dennis and Bert saw Rhondda Cynon Taf council officials signing paperwork to buy 16

homes for £2.57m – covering incidental costs, relocation assistance and legal fees - a pricy

move for the council! However, an official report deemed that climate change will make

flooding on the residential street ‘a more frequent occurrence’, and building a flood defence

wall was ‘not economically viable’, leaving the council and residents with very few options.

Planning scrutiny

Understandably, planning authorities are more cautious than ever, wanting robust evidence

of water safety before approving a project. The Local authorities in East and West Sussex

take water-adjacent development seriously.

You should expect:

• Flood Risk Assessments

• Ecological surveys

• Drainage strategies

• Restrictions on hard landscaping

• Conditions around materials and runoff

If you’re near a river, stream or even a seasonal ditch, planners will want reassurance that

your project won’t worsen downstream flooding – the wonky weather is doing a good enough

job of that on its own!

Riverside benefits

Of course, it’s not all bad news. There are some huge pros to building near a body of water

(after all, why would anyone do it otherwise)?

• Elevated or flood-resilient foundations: Raised floors, stilts or flood resistant

materials can protect your home without compromising aesthetics.

• Sustainable drainage systems (SuDS): Permeable surfaces, swales, rain gardens

and attenuation tanks help manage runoff and reduce pressure on local waterways.

• Thoughtful orientation: Designing to capture water views while avoiding glare,

damp or heat loss is a delicate balance, but a rewarding one – after all, no point

going through the pain, and not reaping the benefits!

• Considerate landscaping: Soft landscaping can stabilise banks, support

biodiversity and reduce erosion. Hard landscaping must be carefully engineered to

not cause damage.

• Long-term maintenance plans: You can’t build your dream home, with plenty of

waterway considerations, and then just forget about the situation, unfortunately. A

waterway is a living entity, so you will need to manage this relationship forever.

Water-adjacent homes require ongoing monitoring, especially after storms or heavy

rainfall.

Reservoir reservations

Of course, all of this sits against the backdrop of Sussex’s increasingly unpredictable water

supply! One week we’re watching rivers burst their banks, the next we’re queuing to collect

bottled water as the reservoirs run dry. It’s a uniquely British irony: You can build next to a

river and have to consider inbuilt flood defences, and still not be allowed to use your hose!

This unpredictability makes good design even more important. Homes near water need to be

resilient in both directions, ready for too much water, and ready for too little!

Building or extending near a body of water can create a home that feels extraordinarily

peaceful, and very connected to nature. But it also demands careful planning, robust

engineering, and a clear understanding of the landscape.

With the right approach, you can enjoy the beauty of water without being at its mercy. At

Nick Gardner Architecture, we believe in embracing the natural beauty of our region, whilst still letting your project make a splash. Contact us to discuss how we can help.