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

water to enter the property when flooding occurs but ensuring that the design andmaterials are such that more rapid drying out and reoccupation is possible thanusing conventional construction methods. This is flood-resilience and, while it doesnot eliminate damage, it does reduce it to a more acceptable level.87What should minimum floor levels be to mitigate flood risk?The minimum floor levels for new development should be set above the 1 in 100river flood level (1 in 200 coastal flood level) including an allowance for climatechange, with appropriate freeboard. However, where the consequences of floodingare significant, a higher standard should be considered. In setting floor levels it isimportant to ensure that access facilities for the disabled are not compromised.Why is land-raising not an easy option?Even in a defended floodplain, land-raising may reduce the potential amount offlood storage or affect a flood-flow route, with consequent effects on flood riskelsewhere. During a flood event that can be contained by the defences, land-raisingbehind those defences may have little or no impact. However, should overtoppingor a breach occur (or the defences be by-passed by flood waters), land-raising couldadversely affect the surrounding low-lying areas by causing areas to flood thatwould not have flooded previously due to loss of floodplain storage. The beneficialeffects of land-raising should therefore be balanced against potential increased floodrisk elsewhere. New development should be planned in such a way that residualflood risk is equitably shared by new development and maintained or reduced forexisting developments.Can I make a planning application if my site is in an area offlood risk?Yes. However, development management aims to ensure that planning permissionis granted or refused in line with the provisions of the spatial plan that covers thearea of the application (the development plan, local area plan or special developmentarea scheme). In drawing up these plans, planning authorities (and specialdevelopment boards) should take flood risk into account in accordance with thesequential approach and zone land for development that is at low risk of floodingor that can satisfy the Justification Test if no low-risk land is reasonably availablethat would meet the objectives of proper planning and sustainable development.An applicant for planning permission for development that is not in line with thespatial plan would need to satisfy the planning authority and/or An Bord Pleanálathat there are no reasonably available alternative sites at low risk of flooding, thatthe development can be justified on the grounds of proper planning and sustainabledevelopment and that the development would not be subject to unacceptable risksof flooding or increase flood risk elsewhere (Parts 1 and 2 of the Justification Test).Who can tell me if my land is at risk of flood or where can I goto get this information?A list of potential sources of information relevant to flooding is provided in AppendixA.Planning Guidelines