Planning a Slipway or Boat Steps? 10 Things to Decide Before You Apply

If you own a property beside a lake, river, estuary or coastal water, the idea of building your own slipway or boat access steps is naturally appealing.

Whether it’s for launching a small boat or paddleboard, creating safer water access for maintenance, or simply enjoying the view from closer to the water, a well-designed access point can be a real asset — adding both lifestyle value and property value.

But before you start sketching ideas or calling a builder, there are a few crucial decisions to make. Here are 10 things for you to think about before you apply for permission or start design work.

1. Clarify why you want access

Different goals mean different designs.

• Launching craft? You’ll need a smooth gradient, durable surface, and tidal access points.

• Maintenance or inspection? Safe handrails, edge protection, and a defined working zone matter more.

• Recreational use? Steps or terraces may suit better than a full slipway.

Knowing your true purpose helps avoid over-designing — or under-designing — the structure. It’s important to figure out the use, both short term and long term - how robust does it need to be? Will you have boats knocking it to as the grandchildren learn to sail, does it need to be stepped or ramped for mobility issues?

2. Understand your tides and water levels

Water moves — sometimes dramatically. It sounds obvious, but it’s often overlooked when designing purely for aesthetics and can be a costly mistake.

• On tidal rivers, the usable window can change by several metres between high and low tide.

• On non-tidal rivers, flood levels can still fluctuate seasonally.

A professional topographic and level survey will identify the right starting height, slope, and finish level to suit your waterbody safely year-round. You may even choose to create access that moves with the water level.

3. Identify who owns or controls the water

Before you can build anything, you must know whose permission you need. While your owned property may back on to the water, you are likely to still need permission to make changes. This could be:

• Environment Agency (EA) for main rivers in England

• Lead Local Flood Authority or Internal Drainage Board for smaller channels

• Harbour Authority or Port Authority for tidal waters

• Crown Estate for parts of the seabed and foreshore

TILT can help identify the right body and guide you through the consenting route. We can do your consenting for you too.

4. Check whether you need Flood Risk or Marine Consents

Most works beside or below the high-water mark will require one or more of:

• Flood Risk Activity Permit (FRAP) – from the Environment Agency

• Marine Licence – for coastal or tidal works

• Planning Permission – if near your dwelling or visible from public areas

Each has its own lead times and documentation requirements. Early advice saves weeks later on, the processes can be fiddly if you don’t know what you’re doing, but don’t panic, we can support you.

5. Think about materials and maintenance

A pretty slipway that flakes or rusts after one winter soon becomes a headache, often an expensive headache. Consider:

• Durability – concrete, hardwood, or steel structures each have their place and don’t have to be an eyesore

• Slip resistance – algae growth is inevitable, so texture and fall matter

• Corrosion and erosion – protective coatings, cathodic systems, or composite materials can extend life

TILT engineers routinely specify low-maintenance, long-life materials suitable for marine environments. We can suggest the best options for your design and circumstances.

6. Plan for safe access and edge protection

Safety isn’t just for contractors — it’s for family and visitors too.

• Include handrails or balustrades where fall risk exists

• Consider non-slip surfaces and gentle gradients

• Add lifebuoys or ladders if the public or guests may use the area

These can all be included within the design in attractive manner without spoiling the aesthetic.

7. Consider flood behaviour and drainage

Any new hard surface can change how water flows during heavy rain or flood events. Designing smartly prevents you from accidentally making your own property more vulnerable. While the behaviour of the water might seem calm and regular now, when you add or change the bed the water movement can significantly change. We look at:

• Overland flow paths

• Ground levels relative to floodplain

• Drainage and storage for runoff

• Potential blockage of flood conveyance routes

A small amount of modelling early on keeps the Environment Agency happy — and protects your home. Your insurers may also look more favourably too.

8. Understand cost drivers early

Every site is different. Access, slope, ground type and tide all affect cost. Budget items typically include:

• Surveys and design drawings

• Consents and applications

• Materials, fabrication and installation

• Contingency for difficult access or soft ground

A feasibility review or concept design stage can save money later by getting the right approach first time.

9. Think about future value and use

If you ever sell your property, a well-built, well-permitted slipway or access adds appeal. But a poorly designed one can reduce it and decrease the value. Design for:

• Low maintenance and easy cleaning

• Access for small craft, kayaks, or garden maintenance

• Adaptability to changing river levels or moorings

Done right, it’s not just functional — it’s an investment.

10. Choose the right professional support

Slipways and steps may look simple, but they combine structural, geotechnical, environmental and legal considerations.

TILT’s engineers specialise in domestic waterfront projects — from concept sketches through to planning, consents, and full construction drawings.
We’re experienced in dealing with the Environment Agency, harbour authorities, and local planners, so you don’t have to be. If it’s part of a bigger project, we can work together with your architect too.

Ready to take the next step?

A slipway or set of steps can transform how you enjoy your waterfront property — but planning and design make all the difference between a lasting improvement and an expensive headache.

With the right preparation, your new access can:
- Stay safe and secure
- Survive winter floods and tides
- Blend beautifully with your surroundings
- Increase your property’s value

Click the button below to email us and we’ll be in touch straight away. We’ll discuss your project, your goals and your options.