Do I need a flood risk assessment for my planning application?

If your site is in or adjacent to Flood Zone A or B as shown on OPW flood maps or your Local Authority's Development Plan maps, you will likely need an FRA. If you've received a Further Information request mentioning flood risk, an FRA is required.

What's the difference between Stage 1, Stage 2 and Stage 3?

Stage 1 is a screening exercise for low-risk sites. Stage 2 is a detailed assessment using OPW data - our standard for Flood Zone A/B sites. Stage 3 involves hydraulic modelling for complex sites.

Can I get planning permission in Flood Zone A?

Possibly, depending on development type and whether the Justification Test can be satisfied. Some uses are appropriate in Flood Zone A; others require detailed justification and mitigation.

Flood Risk Assessment for Planning

Q: How long does a flood risk assessment take?

A typical Stage 2 assessment takes 5-10 working days. We can often accommodate tighter deadlines for Further Information responses.

Proper methodology as per OPW guidelines. Hundreds of reports completed across Ireland. Fast turnaround for Further Information requests.

Get a Quote or call 087 417 3832

Hundreds of FRAs Completed

8+ Years Experience

7 Days Typical Turnaround

Counties We Cover

We complete flood risk assessments for planning applications nationwide. See our dedicated pages for local information:

Dublin Cork Limerick Galway Clare Tipperary Mayo Kildare Meath Westmeath Kilkenny Carlow

Don't see your county? We cover all of Ireland - get a quote for any location.

Council Asked for an FRA?

Whether you're facing a Further Information request, preparing a planning application for a site near a watercourse, or developing land in or adjacent to a flood zone - you need an assessment that actually demonstrates compliance.

                The problem: Too many FRAs are desktop letters that observe OPW mapping and draw conclusions - without citing flood levels, comparing finished floor levels, assessing access and egress, or hydrological connectivity. These reports often fail at FI stage or create liability later down the line.
            

We apply proper methodology to every site in Flood Zone A or B. That means actual flood levels from published or modelled data, comparison against your proposed development, and demonstration that planning requirements are met.

Facing an FI deadline? We regularly turn around Further Information responses within tight timeframes. Call us directly.

What's Included

For any site in Flood Zone A or B, we apply Stage 2 methodology as a minimum standard:

Design Flood Levels

1% AEP & 0.1% AEP (fluvial) or 0.5% AEP (coastal) levels from CFRAM, NIFM, or NCFHM data - not just a map screenshot. We generate our own inundation maps with higher resolution.

Design Level Comparison

Your finished floor levels compared against design flood levels plus freeboard, with clear conclusions.

Access & Egress

Assessment of safe entry and exit during a flood event - the route, not just the building.

Climate Change

Allowances for climate change as standard - in line with current OPW guidance.

All Sources

Fluvial (river), Coastal, Pluvial (rainfall), and Groundwater risk assessed as relevant to your site. This includes flow path analysis and flow routing to determine hydrological connection.

Clear Output

Recommendations where mitigation is needed. SuDS and Green/Blue Solutions. Justification Test addressed where it applies.

Stage 1, 2 & 3 Explained

Stage 1 - Screening

For sites clearly outside flood zones. Confirms low risk; brief report. Not sufficient for Flood Zone A/B.

Stage 2 - Initial Assessment

Detailed appraisal using OPW data, CFRAM/NIFM levels, and historical records. Our minimum standard for Flood Zone A/B. The Stage 2 report demonstrates flood risk to the development, occupants, access/egress, and elsewhere through a data-driven approach. This is what "commensurate assessment" means for minor development under Section 5.28 / Circular PL 2/2014.

Stage 3 - Detailed Assessment

Hydraulic modelling for sites lacking quantitative data or where specifically requested by the council. We have in-house 1D/2D modelling capability (HEC-RAS).

Expertise You Can Rely On

Robert Morrison

MSc/PgCert (Water Engineering & Hydrology)

Experience from single dwellings to larger commercial projects.

Flood Risk Assessments | Drainage Impact Assessments | SuDS Statements

Technical Capability

Hydraulic modelling for River & Rainfall sources
GIS analysis and mapping
CFRAM, NIFM, ICPSS, NCFHM flood data extraction
River flood level analysis
Coastal flood level analysis
Groundwater flood analysis
Sustainable drainage (SuDS) and Green / Blue Solutions

Need Ecology Reports Too?

We offer both FRA and ecological assessment under one roof. If you also need Appropriate Assessment Screening, a Bat Survey, a Natura Impact Statement, or other ecological surveys - one point of contact, coordinated delivery.

Learn more at ashecology.ie →

Frequently Asked Questions

Do I need an FRA for my planning application?

If your site is in or adjacent to Flood Zone A or B, or if you've received an FI request mentioning flood risk, yes. Many councils now request FRAs for any site near a watercourse.

How long does it take?

Typically 7 working days. We can often accommodate tighter deadlines for FI responses - call to discuss.

Can I get permission in Flood Zone A?

Possibly - depends on development type and whether the Justification Test can be satisfied. We'll advise on likelihood when quoting.

What do you need to quote?

Site address or Eircode, brief description of development. Helpful: site drawings, planning reference if responding to FI.

Do you cover coastal sites?

Yes - we have access to coastal datasets and experience with coastal flood level analysis and appropriate climate change allowances.

I was asked for a Drainage Impact Assessment, can you do this?

Yes - we have completed many of these dedicated drainage assessments, focusing on reducing site runoff and storage of rainfall.

Get a Quote

Send your site details - we'll respond with a fixed-price quote, typically within 24 hours.

Name *

Phone *

Email *

Site Address / Eircode *

Planning Reference (if FI response)

Brief Description of Development

This is an urgent FI response

Prefer to talk?

087 417 3832