Wells-next-the-Sea Town Council

It is possible to keep water out of most properties provided they are of sound construction; first decide the differing ways in which it can gain entry – and then decide what mode of prevention you prefer to adopt.

All the information you need is on your computer (and if you or your family members do not have access to one the very helpful staff at the library will assist you).  Type Environment Agency – flood  in and you will be offered Prepare for flooding and then Prepare your property for flooding and onto the National Flood Forum – Blue Pages Directory.  If you are interested in any of the products check when it was tested for the Kitemark and to what width and depth of water it was it tested; check both pages of the Kitemark license; see if Product Failure Insurance is held and what guarantee is offered.  And of course is the system appropriate to your particular requirements. The National Flood Forum also shows examples of how people have made their homes more manageable in times of flood.

We are at risk of flooding at any time of the year so the best advice is to start planning today.

The National Flood Forum can be accessed directly on nationalfloodforum.org.uk , 01299 403 055.

Tide Tables for 2026 are available below.
The tide tables have not been adjusted for British Summer Time

Tide Tables for Wells-next-the-Sea 2026

In addition, there are tables that show those periods when predicted tides are close to flood warning levels. A link to these tables will be up loaded when available and can be viewed here

The information provided by these tables is as follows:

1. The date
2. The time of the tides
3. The tide height in relation to Ordnance Datum Newlyn
4. The height in relation to the flood gate closure (MAoD)
5. The height in relation to a Flood Alert trigger point (Metres)
6. The height in relation to a Flood Warning trigger point (Metres)

Information regarding Wells Flood Wardens
Mike and Marie Strong Joint Co-ordinators Wells Flood Action Plan

The primary role of Wells Flood Wardens is to provide a link between ourselves and residents in their assigned sector.  Wells is divided into seven sectors designated by the Environment Agency (EA) to be at varying degrees of risk from sea flooding.

Flood Wardens establish contact with the residents in their sector ensuring they are aware of risk and have registered for the EA’s ‘Floodline’ messages.  When the EA confirms Wells is at danger of flooding and the level of risk per sector we brief Wardens to inform their residents and if evacuation is likely.

At this stage contact between Flood Wardens and residents in their sector becomes invaluable – to know and be known, for both parties to have contact numbers, to encourage preparation of defences, warn of potential evacuation, location and opening of evacuation centre, impassable roads three hours before high tide, if medical care and an ambulance is required.  Later to locate ‘missing’ residents and ensure any change of location is shared.

In a flood surge we are known as Bronze Command (in some situations Operational Command or Local Co-ordination) and are tasked with ensuring we have details of residents at risk.  Thus Flood Wardens provide us with the information detailed above.  Particularly important is a change of plan – going to a friend or relative is a common example, of concern is a determination to remain in their home whatever happens and is crucial to our conversations with the police.

You will understand how valuable a role Flood Wardens play.  However activities above and beyond their role have sometimes been expected but they are required to sign a document confirming they will always act within Health and Safety requirements, never placing themselves at risk to their personal safety. For example they should never enter flood water, risk any form of rescue operation, clear blocked drains, assemble flood defences. Acting against such requirements violates their insurance cover.

Wells Flood Action Plan (May 2016)

Once a decision has been taken to advise evacuation the centre will be opened.

Please see information regarding flood protection and warnings including reference to evacuation.

Flooding Information for Wells Residents (May 2022)
Mike and Marie Strong Joint Co-ordinators Wells Flood Action Plan

Sea Flooding: Suggestions for those living permanently in Wells i.e. registered on the Wells Electoral Roll and where the property is noted by the Environment Agency as being at risk of sea flooding. (Please see last month’s edition of the Quay for information relating to those owning but not residing in a Wells property which is at risk of flooding.)

 If you have recently purchased your home you should know if it is at risk of flooding but if for any reason you are in doubt contact the Environment Agency (EA) (03459 88 11 88); ask if your property is at risk of flooding; register for Flood Warnings Direct (FWD) providing your land line, mobile numbers and email address.

Access flood defence information at www.environment-agency.gov.uk  following the links Prepare for flooding; Prepare your property for. flooding; National Flood Forum – Blue Pages Directory (or search nationalfloodforum.org.uk/01299 403 055).  (You may also have elderly/infirm relatives and friends who live in a house at risk of flooding –  with their permission follow the above procedures and discuss with the EA the possibility of your receiving relevant flood warnings.)

Regularly check your flood defences and ensure you have arranged for someone to erect them if you are unable for any reason.  Download local tide tables from Wells Town Council website wellstowncouncil.gov.uk  together with a copy of the possible routes to Alderman Peel School (designated evacuation centre).

Should you receive a Severe Flood Warning it will include reference to evacuation. A decision to evacuate will be a ‘multi-agency’ decision involving amongst others County and District Councils, EA, Police, Fire & Rescue and Coastguard.  If a decision is taken to evacuate Alderman Peel School will be opened.

The North Norfolk Police Flood Liaison Officer has endorsed the advice given above and emphases that anyone owning an ‘at risk property’ should ensure there is an evacuation plan with which all residents in the property are familiar.  He further emphases the need for occupants to listen to the agencies involved with evacuation and act accordingly as the agencies cannot guarantee anyone’s safety who ignores the advice given to evacuate.

We know local residents care about their homes and the safety of their families so hope you will forgive us for making suggestions compiled in the light of our experience.  Finally we must emphasise that Wells has seven areas at risk of flooding and more homes at risk then any other community along this stretch of the coast.  Conversely our Flood Warden team is a very small group of local volunteers who only have the capacity to be tasked with warning and informing residents.  We will write more next month about what Flood Wardens can be tasked to do and importantly what lies outside their remit – and how you can be prepared.

Flooding Information for Wells Non-Residents (May 2022)
Mike and Marie Strong Joint Co-ordinators Wells Flood Action Plan

Sea Flooding: Suggestions to non-resident owners of property such as holiday homes, lets, airbnb, bed & breakfast, hotels, shops.

As well as being responsible for their property owners have a duty of care for those staying or working at the property.  Check: duty of care; insurance cover including flooding; flood defences.   Contact the Environment Agency (03459 88 11 88); ask if your property is at risk of flooding; register for Flood Warnings Direct (FWD) providing land line, mobile numbers and email address.   If not living in the property at risk ask to receive FWD for ‘area of special interest’ i.e. the property at risk.

Access flood defence information at www.environment-agency.gov.uk  following the links Prepare for flooding; Prepare your property for flooding; National Flood Forum – Blue Pages Directory (or search nationalfloodforum.org.uk/01299 403 055).

Ask those looking after your property to register for warnings; keep them informed as to who is staying or working at the property; ensure you and they have contact numbers to warn and inform visitors or staff.  Regularly check your flood defences and ensure you have arranged for someone to erect them.  Collate information for yourself, ‘caretaker’ and visitors – include information about tides and download local tide tables from Wells Town Council website wellstowncouncil.gov.uk together with copy of the designated evacuation centre route (Alderman Peel School).

Should you receive a Severe Flood Warning it will include reference to evacuation. A decision to evacuate will be a ‘multi-agency’ decision involving amongst others County and District Councils, EA, Police, Fire & Rescue and Coastguard.  If a decision is taken to evacuate Alderman Peel School will be opened.

The North Norfolk Police Flood Liaison Officer endorses the advice given above and emphases that anyone owning an ‘at risk property’ should ensure there is an evacuation plan accessible to anyone staying or working at the property.  He further emphases the need for owner/ occupants to listen to the agencies involved with evacuation and act accordingly as the agencies cannot guarantee anyone’s safety who ignores the advice given to evacuate.

The majority of property owners demonstrate good practice so we hope you will forgive us for making suggestions compiled in the light of our experience.  Finally we must emphasise that Wells has seven areas at risk and more homes at risk then any other community along this stretch of the coast.  Conversely our Flood Warden team is a very small group of local volunteers who only have the capacity to be tasked with warning and informing residents.

Mike and Marie Strong
Flood Warden Co-Ordinators