“This land isn’t permanent, it moves. This whole pile of sand moves with every storm with sea level rise, and it’ll continue to move for hundreds of years. And we’ve tried to engineer it like it’s Raleigh, like it’s a rock, but it’s not. It’s sand.” — Stanley Riggs, former professor of marine and coastal geography. — Courier-Tribune, Sept. 15, 2018
The pile of sand Riggs is talking about is the Outer Banks, the 200 mile string of barrier islands off the coast of North Carolina. His concern is the continuing development on that long sand bank, and the general lack of interest in restricting it.
Given that the Outer Banks consist of shifting sands, sit barely above sea level, and are located in a part of the world subject to violent ocean storms, why is there continuing development?
The developers know that building houses and roads on sand is asking for trouble. The difficulties associated with the stability of buildings have been researched for well over 2000 years. Matthew, a great authority on the subject, said: ”And everyone who hears these words of mine and does not do them will be like a foolish man who built his house on the sand. And the rain fell, and the floods came, and the winds blew and beat against that house, and it fell, and Great was the fall of it.“ — The guy knew what he was talking about.
North Carolina’s Coastal Resources Commission studied the situation in 2010 and wrote a report predicting a 39 inch rise in sea level by the year 2100, enough to flood coastal towns and wash away the existing built environment on the Outer Banks. Advocates for economic development in twenty of the State’s coastal counties formed the NC-20 group to lobby against the report which, they said, was based on bad science. It would, they argued, scare away business and tourists. The Legislature agreed, passed a bill prohibiting scary predictions, and ordered the commission to write something acceptable to the economic development people. The result was a 2015 report predicting a sea level rise of 6 – 8 inches by the year 2045. What a relief.
As well as the thousands of year-round residents and summer-cottage owners, the Outer Banks attract several million tourists each year. It’s a big enterprise and an important tax generator. Of course government wants to support it, and they’ll continue to do so until the environmental situation becomes untenable. In the mean time, the real estate developers, estate, agents, house builders, private insurers, road contractors, shop owners, and rental accommodation suppliers, will all get paid. And the tourists will continue to enjoy fun in the sun.
What about the property owners? Well, in real estate, timing is everything. They’ll just have to watch the market and judge when to sell — that’s if they even care; purchasing beach-front property is not a poor man’s game. And if a hurricane happens to blow their stuff away, there’s always FEMA and the Feds (the American taxpayer) to help them rebuild their houses, on taller stilts if necessary.
If sea level rises faster and higher than the 6 – 8 inches currently mandated by North Carolina’s law makers, who will bare the cost? Probably the people living in towns along the State’s low lying mainland coast. The houses they live in are not summer homes or holiday rentals — it’s all they’ve got.