SEPA's Position on Elevated Buildings in Flood Risk Areas
SEPA guidance on elevated development using pillars or stilts in flood risk areas, covering brownfield requirements, height standards, floodplain impact and safe access.
SEPA has released guidance regarding elevated development in flood risk areas. Elevated structures using pillars or stilts will not face opposition on flood risk grounds if all criteria are satisfied:
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Brownfield requirement: Sites must be previously developed within built-up areas.
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Height standards: “The underside of the building must be above the height of the relevant design flood level, plus an allowance for freeboard, plus a separate allowance for climate change.”
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Floodplain impact: Developments must maintain neutral or improved floodplain capacity.
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Connectivity: Projects cannot create isolated developments; they must adjoin existing developed areas outside future flood zones.
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Access: “Safe, flood free pedestrian access and egress from the building to a place of safety outwith the future floodplain must be provided and secured in perpetuity.”
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Site optimisation: Development footprints cannot be relocated to lower-risk areas where elevation would not be necessary.
Islands of Development
SEPA clarifies that an “island of development” refers to buildings elevated above design flood levels but surrounded by lower-lying flood-prone areas. Raised walkways connecting to higher ground are deemed unacceptable solutions.
The guidance emphasises that detailed flood risk assessments are essential to address all specified requirements.