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A plot with a watercourse and building a house – what should you know?
A plot with a watercourse is an opportunity for many investors to find an attractive location for a house, but at the same time it requires a thorough analysis of soil and water conditions and compliance with specific regulations. However, proper preparation allows you to avoid structural and formal problems, as well as maintain the high value of the property. Check out the details!
Table of contents
- Types of watercourses on the plot
- Legal regulations for construction on a plot with a watercourse
- Geotechnical and Hydrological Analysis
- Building a house on a plot with a watercourse – summary
Types of watercourses on the plot
Before the development design process begins, the type of watercourse must be identified and its legal status determined. In the Polish system, there are, among others, flowing waters (rivers, streams) and stagnant waters (lakes, ponds). Watercourses can also be considered as inland public or private waters. In addition, in addition to natural watercourses, there may also be artificial watercourses, which include:
- Drainage ditches – often near agricultural land. Their main function is to drain excess water from areas with high groundwater levels.
- Water channels – their task is to regulate the water level, enabling, for example, the improvement of agricultural conditions.
Identification of the type of watercourse affects the procedures required for construction, especially when it comes to obtaining permits related to water management.
Legal regulations for construction on a plot with a watercourse
Building a house near a watercourse requires compliance with certain legal regulations. According to the Polish Water Law, natural watercourses, such as rivers, streams or streams, are the property of the State Treasury and are protected.
Distances between buildings and watercourses
The minimum distances between buildings and watercourses are specified in the Local Spatial Development Plan (MPZP) or decisions on development conditions. Depending on the type of watercourse and local conditions, these distances may vary. For example, in some cases, there may be a ban on construction in immediate flood risk zones.
Required water law permits
In situations where the planned investment may affect water management, it is necessary to obtain a water law permit. This applies to, m.in, cases when:
- It is planned to draw groundwater through deep wells.
- It is intended to drain rainwater or meltwater into the watercourse.
- The construction of water facilities, such as retaining walls or other structures on watercourses, is planned.
The application for a water law permit should be accompanied by a water law survey, a decision on environmental conditions (if required), an extract from the local development plan and other necessary documents.
Geotechnical and Hydrological Analysis
It is worth mentioning that access to professional geotechnical and hydrological knowledge turns out to be necessary to determine whether construction near a watercourse will be safe and profitable. The research should take into account:
- Groundwater level – groundwater is often shallow, which can lead to foundation subsidence or the need for drainage.
- Ground stability – landslides and washouts are more common near water, especially when the stream flows in a deeper valley.
- Flood risk – local spatial development plans often designate flood zones in which special investment restrictions apply.
For the safety and durability of the future building, it is worth commissioning an analysis to a specialist and familiarizing yourself with the local spatial development plan (MPZP). In situations where the plot is located in an area at risk of flooding, it may be necessary to adapt the structure of the building to more stringent standards, e.g. by raising the foundation.
Building a house on a plot with a watercourse – summary
A plot with a watercourse has great recreational and aesthetic potential, but before starting construction, it is necessary to conduct a thorough analysis and obtain the required permits. Cooperation with experts – geotechnicians, hydrologists and designers – who will help assess the condition of the soil and select optimal construction solutions turns out to be helpful. When building a house on a plot with a watercourse, it is equally important to comply with the applicable provisions of the Water Law and local regulations to avoid possible sanctions and guarantee the safe use of the building.
Read also the article on what a recreational plot is. Welcome!