The Planning System and Flood Risk Management - Offaly County ...

84What does the SFRA not provide?The SFRA is an area-wide study and the level of detail is commensurate with itsstrategic nature. It does not provide suitably detailed site-specific information,such as design flood levels. A site-specific flood risk assessment is still requiredto cover in more detail all sources of flood risk for individual developments. Thelevel of detail required for a site-specific flood risk assessment depends on the scaleand nature of the development and the risks involved.Planning GuidelinesWhere does the SFRA fit in the planning process?The SFRA is not a statutory planning document. It is a consultation document thatshould be used to inform a development plan or local area plan, enabling theimplementation of the sequential approach and the testing of development zoningagainst flood risk criteria. It can also be used to assist other planning decisions,such as development management, and emergency planning. In any instance, asite-specific flood risk assessment may be required when deciding on the grant ofplanning permission.What is the sequential approach?The sequential approach uses mapped flood zones alongside considerations of thevulnerability of different types of development to give priority to development inzones of low flood probability. Only if there are no reasonable sites available inzones of low flood probability should consideration be given to development inhigher flood probability zones. The sequential approach should also be used withinsites to help ensure that the most vulnerable uses are sited in the area of lowestprobability.What is the Justification Test?Where there are insufficient sites available to locate development outside floodrisk areas, it may be necessary, to meet the objectives of proper planning andsustainable development, for development to be sited within flood risk areas. TheJustification Test is an examination of such proposals against proper planning andsustainable development criteria and, if these are satisfied, against flood risk criteriato ensure that risks are reduced to an acceptable level and that flood risk is notincreased elsewhere.How is vulnerability defined?Different types of development are classified as being highly vulnerable, lessvulnerable or water-compatible, depending largely on the risks to people who willuse the development, the effects of damage to buildings and structures that mightbe caused by flooding, and the potential environmental damage that could becaused arising from pollution caused by the development were it to flood.What is the definition of the flood zones in these guidelines?The flood zones are defined on the basis of the probability of flooding from riversand the sea. Because of the generally more dynamic nature of coastal flooding