Property

Property and EMFs

New buildings near existing transmission lines
For the most part high-voltage transmission lines cross rural land and skirt the major conurbations such as London and Manchester bringing electricity to the main centres of demand. They also cross old industrial areas and brownfield sites that may once have been old power station sites or sites of now redundant heavy industry. Consequently, the drive towards urban regeneration and sustainable urban extensions means that development sites crossed by or close to overhead lines are being identified for development.

The UK electricity industry has no formal say in the identification of these development sites. It does however, provide advice to developers, local planning authorities and others on statutory safety clearances that must be maintained by any new development, the industry’s maintenance requirements, and similar technical issues. For further information on National Grid’s approach, see the section of National Grid’s web site on Development near Lines.

Neither the UK Government nor the National Radiological Protection Board (NRPB) have recommended any special precautions for the development of homes near power lines on EMF grounds. For recent statements of the views of the UK Government click here for letters giving consent for power lines and click here for Parliamentary questions and answers.

The Stakeholder Advisory Group on EMFs (SAGE) considered possible precautionary measures, which includes an option of preventing further development near power lines. More here.

Urban design issues
Where development is proposed on a site crossed by an overhead line there are good operational and amenity reasons – not to do with EMFs - for not siting built development directly beneath or immediately adjacent to overhead lines. Instead these areas could be used for car parking, storage areas, transport routes, sustainable urban drainage, landscaping etc.

More information on the land use options available, and on a recent initiative to enable better quality development near power lines is available on National Grid’s ‘Sense of Place’ website.

Existing homes near transmission lines
Because there are no planning restrictions, in the UK we have homes close to and indeed even underneath power lines. There are about 17,000 homes (0.07% of the housing stock) within 50 m of a National Grid overhead line (275 kV and 400 kV) in England and Wales, and perhaps seven times that number – 0.5% - if 132 kV lines are included as well.

More details on numbers of homes.

Information for home owners/buyers
National Grid’s EMF unit helpline regularly receives enquiries from prospective homebuyers and sellers who are concerned about the health implications of nearby electricity facilities. The EMF unit provides relevant information to concerned individuals and will undertake field measurements as appropriate. It can also supply literature for home sellers to pass on to agents, prospective vendors and their advisers.

Mortgages
We are not aware of any UK mortgage lender which has a policy of refusing mortgages for properties near overhead lines or on grounds of EMFs. If, however, you encounter any such problems, try contacting National Grid’s EMF unit who have experience of this and may be able to help you.

Information for surveyors and property professionals
The latest version of the Royal Institution of Chartered Surveyors ‘Red Book’ (RICS Appraisal & Valuation Standards 2003) provides the following official guidance to property surveyors and valuers:

“The possible effects of electric and magnetic fields have been the subject of occasional media coverage and where there is high voltage electrical supply equipment close to the property there is a risk that public perception may affect marketability.”

In order to prevent unacceptable distortion of the housing market, erroneous or misleading reports by surveyors or valuers on EMF issues are closely monitored and reported to the relevant authorities.

Regular Continuing Professional Development workshops on EMF issues are also provided for surveyors, agents and other property professionals. For further information on these, please Contact Us.

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