Flood Advice

Flood Advice published here is received from Mike and Marie Strong, Joint Flood Co-ordinators.

General Advice

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 2022 are Here


The map shows the route to the designated evacuation centre for Wells – the Alderman Peel High School.

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.

Wells Flood Action Plan – Residents

Wells Flood Action Plan (May 2016) Mike and Marie Strong, Joint Flood Co-ordinators

The following information is for residents living in flood risk sectors of Wells.  See the separate section with information regarding non-residential, holiday lets and other commercial properties. 

House purchase documents should reveal whether you live in a flood risk area, some rental details may also give this information.  But whether you have moved recently or have lived in your home for years – check.  First call the Environment Agency on 03459 88 11 88.  If it is confirmed that you are in a flood risk sector ask to be registered for Flood Warnings Direct (FWD).  You can register your home telephone number, mobile and email address.   If you believe a vulnerable family member or friend may live in a flood risk area talk to them about your checking and offer to ask the EA for you to receive warnings for their property (you ask to receive FWD for an ‘area of special interest’).

For information on flood defences go on line to: www.environment-agency.gov.uk read the links Prepare for flooding; Prepare your property for flooding; National Flood Forum – Blue Pages Directory. The National Flood Forum can be accessed directly on nationalfloodforum.org.uk or 01299 403 055. If  you do not have access to a computer the staff at the library will assist you in finding the information.

Once you have purchased flood defences they need checking regularly and you will need to ensure that if you are away someone else will put the defences in place.  Check if vulnerable neighbours have someone to put their defences in place.

The Wells Flood Warden team is a small group of volunteers who assist in warning and informing residents at risk of flooding.  Warning and informing are the only duties wardens are permitted to carry out; to be a Warden requires signing a document stating you will not lift or carry heavy objects, will not walk in flood water.  Wardens are not to erect flood defences and the team is not supplied with sand bags.  The work the team do carry out makes best use of local knowledge and releases uniformed officers for duties elsewhere.

Each year members of the team visit residential properties in at risk sectors to ask for details of the residents, including telephone numbers and details of any with special needs.  When the Environment Agency has issued a warning of flooding the Flood Wardens will endeavour to telephone residents, checking if they have received and understood the warning, if they will be evacuating and if so where to, contact numbers for that destination if other than the Evacuation Centre.  The Wardens will also check if special transport for the more vulnerable will be required when evacuating.

The FWD warning you receive will be a flood warning or the more serious severe flood warning.  The latter warning will normally advise evacuation.  The final decision regarding evacuation will be a ‘multi-agency’ decision involving amongst others the EA, Police, County and District Councils.  Once a decision has been taken to advise evacuation the Alderman Peel School, the designated Evacuation Centre, would be open (check map).

There are seven at risk sectors and warning messages may need to be issued to some sectors but not necessarily all.  This is why you need to be registered for FWD warnings, which when issued will be specific to your property and these are the warnings you need to heed.

Flood Wardens are registered for warnings related to their allocated sectors so will know which warning the residents in their sector have received.  The Flood Warden Co-ordinators receive all the messages, including an early alert, and will be in contact with the Environment Agency, the Police and the District and County Emergency Planning Officers.

Those people who were in Wells on the night of 5 December 2013 will say that preparation is essential for saving not only lives but property.

Wells Flood Action Plan – Non-Residents

WELLS FLOOD ACTION PLAN (May 2016) Mike and Marie Strong Joint Co-ordinators


Flooding Information for Wells Non-Residents

Mike and Marie Strong Joint Co-ordinators Wells Flood Action Plan – Dec 2021

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 wellstc.norfolkparishes.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