Coastal Erosion                            

 'If I buy this property is there a risk of landslip?'. 'Will I be able to sell the property in the future?' 'What should I pay for a property I really would like to buy but is at risk ?'- these are the most common questions we are asked when surveying property along the exposed north Norfolk coast.  

It is hardly surprising people are concerned about the issue of coastal erosion. However, like many things, the problem can be blown out of all proportion, not least by the sensational media coverage. The sight of buildings falling into the sea on our television news screens does leave an indelible mark on the memory.

The truth is that there are large stretches of the Norfolk coast that, increasingly, are being left to mother nature. Coastal engineers euphemistically call it 'soft engineering'. Certainly, there are one or two 'hot spots' where there is a not insignificant loss of headland to the forces of the sea and (especially) the effects of poor land drainage. Happisburgh is a case in point. Also, pockets of erosion occur between Happisburgh and Sheringham.

The important thing to remember is that, notwithstanding the history of loss to the sea, the vast majority of coastal properties will remain totally free from danger for many many years - long after our lifetime and (probably) the lifetime of our children and our children's children.  In Happisburgh, Trimingham and Overstrand (near Cromer), for example, there have been some dramatic cliff falls in the past 30 years. However, the lion's share of the buildings in these villages lies well away from the cliff edge. It would be quite wrong to 'write off' these locations as being' too risky' to invest in.

In broad terms (and subject to 'cost benefit analysis')  in vulnerable coastal towns and villages where the building stock has a market value of significance the coastline WILL be defended to a greater or lesser degree.

The  Coastal Erosion Officer (CEO) based at the Local Authority (typically, North Norfolk District Council - tel 01263 513811) will be pleased to answer any of your queries should you have a particular property in mind. The CEO will send you a map of the property and its immediate vicinity indicating where the coastline is predicted to be in 60 years time (and later) - 'the blue line'.

The simple rule of thumb is don't buy any property the 'wrong' side of the line OR consider paying much less than the normal rate. Having said this, we know many clients who have been perfectly happy to acquire beach/cliff-top properties because of the wonderful views available, the exquisite fresh air and on the principle that 'you can't take it to heaven'!

If you are thinking of buying a coastal property Martin and Mortimer will be pleased to offer general guidance on erosion matters and how these might affect market value, insurance and re-sale.

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