The project is intended to enable the development of tens of thousands of new plots of land across the country that were blocked by so-called “nutrient neutrality” regulations.
These oblige developers to reduce the pollution of rivers by wastewater from new construction projects.
One way to do this is to 'offset' the impact in other ways. Authorities believe that by installing more efficient septic tanks in existing buildings – and thus reducing the pollution they cause – more new buildings can be built.
But some question the wisdom of a plan that is likely to disproportionately benefit wealthier homeowners – those who live in rural areas and have their own septic systems.
The program will initially be funded by taxpayers, but after that the cost of the tanks can be passed on to buyers of the new homes, who will often be first-time buyers.
What are septic tanks?
Septic tanks are underground chambers for properties that are not connected to the sewer system.
Dirty water and wastewater from the house flow into the tank, where it is broken down by biological processes.
Solid waste is then emptied and transported away by tanker trucks. Some liquid waste runs off.
Many of the tanks used in Norfolk are not of the most modern or efficient design and the runoff enters groundwater and can contribute to nutrient pollution in waterways.
Why do people get free ones?
Concerns about such pollution – which also comes from other sources, including agriculture – led Natural England to impose a moratorium on planning permission for new homes in large parts of Norfolk in the River Wensum and Broads catchment areas in March 2022.
Approval can only be granted if councils and project developers can demonstrate that impacts will be mitigated.
They can achieve this not only by introducing new measures for the new housing projects they plan to build – to show that they do not contribute to pollution – but also by finding other ways to reduce the amount of harmful nutrients entering water bodies.
A previous tactic involved paying a pig farmer £1 million not to keep his pigs on a pasture near two rivers to prevent their excrement from ending up in the water.
Now the authorities have come up with the idea of distributing free septic tanks to existing properties to replace the more environmentally harmful ones.
How does the program work?
To stimulate housing construction in the county, several county councils formed an organization called Norfolk Environmental Credits (NEC).
In this way, project developers can purchase “credits” and in return take measures to offset potential pollution.
This allows developers to move forward with their housing projects, while the NEC uses the money to fund projects to mitigate the impacts of the nutrients they produce.
Under the new plan approved by Natural England, the NEC has signed a £4 million contract with the Norfolk Rivers Consortium, part of the Harrison Civils Group based in Hindolveston, near Dereham.
Under the contract, the company plans to replace ten tanks every week at no cost to households.
Officials estimate that up to 12,000 households in Norfolk could be eligible for a free replacement tank.
The tanks have already been replaced in Fritton, Swannington and Upgate, and work is underway in Brisley.
The application is made via a website.
How does this stop environmental pollution?
The replacement tanks were manufactured by the German company Graf.
They significantly reduce the amount of nitrogen and phosphates that enter the soil and water.
Who pays for this?
To break the impasse and get housing construction back on track, the last government provided Broadland District Council with £9.6 million to find solutions.
NEC has taken out a loan of £2.2 million and paid this to the Norfolk Rivers Consortium.
The remaining costs of the contract will be covered by NEC selling loans to housing developers.
NEC hopes that the developers' money will ultimately enable it to repay its £2.2 million loan.
However, there are concerns that the cost of the loan program will ultimately be borne by buyers of new homes as developers raise prices to cover their additional costs.
A Norfolk councillor said: “There is no doubt that this and other reforms by Michael Gove essentially amount to a tax on developers, driving up the cost of new homes.”
“It is a cumulative effect and not just this initiative.
“Dealing with this is by no means an easy task, nor is it one that is without consequences.
“But if people want clean rivers, there will be a price to pay.”
“It’s a win-win situation”
Phil Courtier, a senior official at Broadland and South Norfolk councils and a board member of the NEC, defended the plan: “We have identified around 12,000 septic tanks in the catchment areas and many of them are performing poorly and releasing phosphates and nitrogen into the environment.”
“We felt the septic tank replacement scheme was a win-win. Replacing a septic tank can cost up to £15,000 but this scheme allows homeowners to have it done for free. It helps them and the environment.”
Architect of the plan
The idea comes from Rodger Harrison, director of the Norfolk Rivers Consortium.
As he himself worked as a real estate developer, his residential construction projects ran into a crisis regarding nutrient neutrality.
He had installed septic tanks for 25 years and realised that replacing them with more efficient technology could be part of the solution to nutrient neutrality in Norfolk.
He said: “We have been consulted by the planning authorities and Natural England for months and have found answers to all their questions.”
“It just seems to hit the nail on the head and we are now talking to other councils across the country about replicating it there.”
Mr Harrison added: “Of course we are a business and will make money from the credits we sell.
“But we are very keen to keep the price low and make sure people recognize and understand that this is a community-based program.
“We are also working with a housing association to carry out the work at cost as they provide affordable housing.”
Pig controversy
Norfolk Environmental Credits sparked controversy with its first nutrient neutrality plan.
A farmer was paid almost a million pounds to stop using fields near Markshall Farm Road near Caistor St Edmund for pig farming.
Mr Courtier said officials were also looking into using new technologies at sewage treatment plants to limit nutrient releases.
Applications for free septic tank replacement can be made at https://www.norfolknutrientneutrality.co.uk/.
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