Flood Risk Assessment in Dublin
Expert flood risk assessments for planning applications across the four Dublin local authorities. From the Liffey corridor to Dublin Bay's coastal zones, we've completed FRAs for residential, commercial, and mixed-use developments throughout the capital.
Get a Quote or call 087 417 3832 or WhatsAppIf we can’t answer, please leave a message or send a WhatsApp — we’ll get back to you.Do I need a Flood Risk Assessment for planning in Dublin?
Yes, if your site is in or near Flood Zone A or B, or one of the four Dublin councils has asked for flood risk information at Further Information stage. Each council's development plan is supported by a Strategic Flood Risk Assessment that applies the 2009 Planning System and Flood Risk Management Guidelines, and Dún Laoghaire-Rathdown's SFRA states that all applications for development must be accompanied by an appropriately detailed site-specific FRA. In Dublin an FRA typically covers the Liffey, Dodder, Tolka and Camac, Dublin Bay tidal flooding, and pluvial (surface water) flooding.
Flood Risk Assessment for Dublin Planning Applications
Dublin has complex flood risk from multiple sources: the River Liffey and its tributaries (Dodder, Tolka, Camac), extensive coastal exposure along Dublin Bay, and urban drainage challenges throughout the city. Each of the four Dublin local authorities has specific policies in their Development Plans that must be addressed.
We complete FRAs for all four Dublin councils, applying proper Stage 1, 2 & 3 methodology using OPW flood mapping data and, where necessary, bespoke hydraulic modelling.
Dublin City Council
Dublin City Council covers the central urban area with significant flood risk from multiple river systems and coastal exposure. The Dublin City Development Plan 2022-2028 contains detailed flood risk policies that must be addressed in planning applications.
Key Flood Risk Areas
- River Liffey - The main arterial river through the city centre, with documented flood zones from Chapelizod to the docklands
- River Dodder - Significant flood history affecting Ringsend, Ballsbridge, Donnybrook, and upstream areas
- River Tolka - Flood zones through Glasnevin, Drumcondra, and East Wall
- Coastal/Tidal - Dublin Bay tidal influence affecting the docklands, Sandymount, and Clontarf
For Dublin City sites, we analyse OPW flood mapping and modelling data for all relevant sources, with particular attention to combined fluvial-tidal scenarios in low-lying areas.
Fingal County Council
Fingal covers north Dublin from Blanchardstown to Balbriggan, with both river and extensive coastal flood risk. The Fingal Development Plan 2023-2029 sets out flood risk requirements for the county.
Key Flood Risk Areas
- River Tolka - Upper catchment through Blanchardstown and Mulhuddart
- River Liffey - Western boundary at Lucan and Palmerstown (shared with South Dublin)
- Broadmeadow/Swords - River systems through Swords town centre
- Coastal areas - Malahide, Portmarnock, Baldoyle, Howth, Skerries, Balbriggan
- Ward River - Affecting areas around Swords and the airport
Fingal has particularly detailed coastal flood mapping data, which we incorporate into assessments for coastal sites.
South Dublin County Council
South Dublin County Council covers the southwestern suburbs with significant river flood risk from multiple Liffey tributaries. The South Dublin County Development Plan 2022-2028 requires FRAs for sites in or near flood zones.
Key Flood Risk Areas
- River Liffey - Northern boundary through Lucan, Palmerstown, and Chapelizod
- River Dodder - Eastern areas including Tallaght, Firhouse, and Templeogue
- River Camac - Through Clondalkin and surrounding areas
- Griffeen River - Lucan and Newcastle areas
- River Poddle - Tributaries in the Tallaght area
South Dublin has extensive OPW flood mapping coverage. We extract design flood levels from this data and compare against proposed development levels.
Dun Laoghaire-Rathdown County Council
DLR covers the southeastern coastal suburbs with both river and significant coastal flood risk. The Dun Laoghaire-Rathdown County Development Plan 2022-2028 has specific flood risk policies reflecting the coastal character of the area.
Key Flood Risk Areas
- Coastal zones - Dun Laoghaire harbour, Sandycove, Dalkey, Killiney
- River Dodder - Upstream areas including Dundrum and Milltown
- Carrickmines Stream - Carrickmines, Foxrock, and Cabinteely areas
- Shanganagh River - Shankill and Ballybrack areas
- Brewery Stream/Kill of the Grange - Deansgrange and surrounding areas
For DLR coastal sites, we incorporate national coastal flood modelling data with appropriate climate change and storm surge allowances.
What's Included
Every FRA we complete for Dublin sites includes:
Stage 1, 2 & 3 Assessments
Proper methodology using OPW flood mapping and modelling data. Where data is limited or outdated, we undertake bespoke hydraulic modelling (1D/2D HEC-RAS).
Multi-Source Analysis
Assessment of fluvial, coastal/tidal, pluvial, and groundwater flood risk as relevant to your specific Dublin site.
FFL Comparison
Your proposed finished floor levels compared against design flood levels plus freeboard.
Development Plan Compliance
Explicit demonstration of compliance with your specific Dublin council's Development Plan flood risk policies.
Further Information Requests
Received an FI request from any of the Dublin councils asking for flood risk information? We regularly handle urgent FI responses for Dublin sites. Typical turnaround is 7–10 working days - often faster for straightforward sites.
Dublin City Council also requires a Surface Water Management Plan for developments of two or more homes or 100 m² or more of non-residential use. See our SuDS & Drainage Impact Assessments page.
Key Documents for Dublin Flood Risk Assessments
Every FRA we prepare for a Dublin site is assessed against the development plan and Strategic Flood Risk Assessment (SFRA) of the relevant planning authority, the national flood risk guidelines, and the latest OPW flood data:
Dublin City Council
- Dublin City Development Plan 2022–2028 (as varied)
- Volume 7: Strategic Flood Risk Assessment, Dublin City Development Plan 2022–2028
Fingal County Council
- Fingal Development Plan 2023–2029
- Strategic Flood Risk Assessment for the Fingal Development Plan 2023–2029 (April 2023)
South Dublin County Council
- South Dublin County Development Plan 2022–2028 (as varied)
- SFRA – South Dublin County Development Plan 2022–2028 (environmental reports)
Dún Laoghaire-Rathdown County Council
- Dún Laoghaire-Rathdown County Development Plan 2022–2028
- Appendix 15: Strategic Flood Risk Assessment, DLR County Development Plan 2022–2028
National guidance and flood data
- The Planning System and Flood Risk Management – Guidelines for Planning Authorities (DoEHLG & OPW, November 2009)
- The Planning System and Flood Risk Management – Technical Appendices (November 2009)
- Circular PL 2/2014 – Flooding Guidelines (revised Section 5.28 on minor development)
- OPW Flood Maps – floodinfo.ie (CFRAM, NIFM and NCFHM flood mapping)
- OPW / gov.ie – Tolka River (Dublin, Fingal and Meath) Flood Relief Schemes
Links open the official source documents. Development plans are periodically varied, so we always check the current version and any variation SFRA when preparing your report.
Dublin Flood Risk Assessment FAQs
Which Dublin council covers my site, and does it matter?
It matters. Dublin is split between Dublin City Council, Fingal, South Dublin and Dún Laoghaire-Rathdown, and each has its own development plan, SFRA and flood zone mapping. The FRA must show compliance with the correct council's plan, so we confirm the planning authority at quotation stage.
Has the Tolka been made safe from flooding?
Following severe flooding in November 2000 and November 2002, the OPW and the councils completed Tolka flood relief works in Dublin City, Fingal and Meath, with the final element in 2011. Flood zones are still mapped without defences under the 2009 Guidelines, so Tolka-side sites need an FRA that addresses residual risk.
Does surface water flooding matter for Dublin sites?
Yes. In dense urban areas, pluvial (surface water) flooding is often as important as river or tidal risk. Each Dublin council's SFRA addresses surface water management, and an FRA should consider overland flow paths alongside the drainage and SuDS design for the development.
Can I get planning permission in Flood Zone A in Dublin?
Possibly. Under the 2009 Guidelines, highly vulnerable development such as housing in Flood Zone A must pass the Development Management Justification Test, and the relevant Dublin council will expect a site-specific FRA to show the development, its occupants and its access are safe without increasing flood risk elsewhere. Minor development such as small extensions, small-scale infill and changes of use is treated differently under Circular PL 2/2014: the Justification Test does not apply, but a commensurate flood risk assessment is still required.
How long does a Flood Risk Assessment take in Dublin?
Typically 7–10 working days from instruction for a Stage 2 assessment, and often faster for straightforward sites. If the relevant Dublin council has issued a Further Information request with a deadline, tell us when you get in touch and we will prioritise it. Stage 3 assessments with hydraulic modelling take longer and are scoped per site.
Need an FRA for a Dublin Site?
Send us your site address and we'll provide a fixed-price quote, typically within 24 hours.
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