Flood Risk Assessment in Offaly
Expert flood risk assessments for planning applications throughout County Offaly. From Tullamore and Birr to Clara, Edenderry and the Shannon callows, we assess river and floodplain flood risk.
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 Offaly?
Yes, if your site is in or near Flood Zone A or B, or Offaly County Council has requested flood risk information at Further Information stage. The Offaly County Development Plan 2021–2027 requires a site-specific Flood Risk Assessment for planning applications in areas at risk of flooding, supported by the plan's Strategic Flood Risk Assessment and the 2009 Guidelines. In Offaly that usually means the Shannon and its callows, the Brosna, and town rivers in Tullamore, Birr and Kilcormac.
Flood Risk Assessment for Offaly Planning Applications
If you're submitting a planning application to Offaly County Council and your site is in or near a flood zone, you'll need a Flood Risk Assessment that satisfies the requirements of the Offaly County Development Plan 2021-2027 and the Planning System and Flood Risk Management Guidelines.
Offaly's western boundary follows the Shannon and its callows, which flood extensively in wet winters; in December 2015 houses flooded at Shannon Harbour and defences were deployed at Shannonbridge and Banagher. Offaly County Council's SFRA identifies flood risk on the Tullamore River, the Camcor at Birr, the Brosna at Clara and Ferbane, the Silver River at Kilcormac and the Philipstown River at Daingean. The Tullamore Flood Relief Scheme was completed in 2013.
- Shannon and callows (Banagher, Shannonbridge, Shannon Harbour)
- Tullamore River and Tullamore town
- Camcor River (Birr)
- River Brosna (Clara, Ferbane)
- Silver River (Kilcormac) and Philipstown River (Daingean)
What's Included
Every FRA we complete for Offaly 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 Where data is limited or outdated, we undertake bespoke hydraulic modelling (1D/2D HEC-RAS).
Shannon & Callows Analysis
Shannon floodplain levels and long-duration flooding, plus tributary flood levels with climate change allowances.
FFL Comparison
Your proposed finished floor levels compared against design flood levels plus freeboard.
Development Plan Compliance
Explicit demonstration of compliance with Offaly County Development Plan flood risk policies.
Further Information Requests
Received an FI request from Offaly County Council asking for flood risk information? We regularly handle urgent FI responses for Offaly sites. Typical turnaround is 7–10 working days — often faster for straightforward sites.
Key Documents for Offaly Flood Risk Assessments
Every FRA we prepare for a Offaly 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:
Offaly County Council
- Offaly County Development Plan 2021–2027
- Strategic Flood Risk Assessment for the Offaly County Development Plan 2021–2027 (CAAS)
- Birr Local Area Plan 2023–2029 – Strategic Flood Risk Assessment (June 2023)
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)
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.
Offaly Flood Risk Assessment FAQs
Is Tullamore protected from flooding?
The Tullamore Flood Relief Scheme was completed in 2013 and protects around 100 properties. The 2009 Guidelines map flood zones without defences, so Tullamore sites near the river still need an FRA that considers residual risk.
How does Shannon flooding affect Offaly sites?
The Shannon callows flood extensively in wet winters; in December 2015 houses flooded at Shannon Harbour and defences were deployed at Shannonbridge and Banagher. Sites near the Shannon need assessment against OPW design flood levels, with attention to prolonged flooding and access.
Is a flood relief scheme planned for Birr?
The Birr LAP 2023–2029 SFRA describes a proposed Birr scheme on the Camcor River, estimated to protect 29 properties. It has not been built, so Birr sites are assessed against current flood levels.
Can I get planning permission in Flood Zone A in Offaly?
Possibly. Under the 2009 Guidelines, highly vulnerable development such as housing in Flood Zone A must pass the Development Management Justification Test, and Offaly County 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 Offaly?
Typically 7–10 working days from instruction for a Stage 2 assessment, and often faster for straightforward sites. If Offaly County 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 an Offaly Site?
Send us your site address and we'll provide a fixed-price quote, typically within 24 hours.
Get a Quote