Flood Risk Assessment in Tipperary
Expert flood risk assessments for planning applications throughout County Tipperary. From the River Suir in Clonmel and Cahir to the Shannon corridor in Nenagh, we've completed FRAs for sites across the county.
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 Tipperary?
Yes, if your site is in or near Flood Zone A or B, or Tipperary County Council has requested flood risk information at Further Information stage. The Tipperary County Development Plan 2022–2028 and its Consolidated Strategic Flood Risk Assessment apply the 2009 Planning System and Flood Risk Management Guidelines, so applications in or near flood zones need a site-specific FRA proportionate to the risk. In Tipperary that most often means River Suir flooding (Clonmel, Cahir, Carrick-on-Suir, Thurles), Shannon and Lough Derg levels around Nenagh, and smaller tributary catchments.
Flood Risk Assessment for Tipperary Planning Applications
If you're submitting a planning application to Tipperary 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 Tipperary County Development Plan 2022-2028 and the Planning System and Flood Risk Management Guidelines.
Tipperary has significant flood risk from several major river systems. The River Suir flows through Clonmel, Cahir, and Carrick-on-Suir with extensive OPW flood mapping. The Shannon borders the county to the west affecting areas around Nenagh and Lough Derg. Thurles and Templemore have their own documented flood zones on smaller catchments.
- Sites along the River Suir corridor (Clonmel, Cahir, Carrick)
- Lough Derg shoreline and Shannon catchment (Nenagh area)
- River Ara and tributary flooding in Tipperary Town
- Thurles town flood zones
- Agricultural and rural developments in floodplains
What's Included
Every FRA we complete for Tipperary 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 Where data is limited or outdated, we undertake bespoke hydraulic modelling (1D/2D HEC-RAS).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
Fluvial, pluvial, and groundwater risk assessed as relevant to your site location.
FFL Comparison
Your proposed finished floor levels compared against design flood levels plus freeboard.
Development Plan Compliance
Explicit demonstration of compliance with Tipperary County Development Plan flood risk policies.
Further Information Requests
Received an FI request from Tipperary County Council asking for flood risk information? We regularly handle urgent FI responses for Tipperary sites. Typical turnaround is 7–10 working days — often faster for straightforward sites.
Key Documents for Tipperary Flood Risk Assessments
Every FRA we prepare for a Tipperary 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:
Tipperary County Council
- Tipperary County Development Plan 2022–2028
- Consolidated Strategic Flood Risk Assessment (Volume 5, Environmental Reports)
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 – Clonmel Flood Defence Scheme
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.
Tipperary Flood Risk Assessment FAQs
How often has Clonmel flooded?
The OPW records severe River Suir flooding in Clonmel in 1995, 1996, 1997, 2000, 2004, 2008 and twice in 2009, including flooding from the Whitening and Auk streams. The Clonmel Flood Defence Scheme was completed between 2010 and 2012 to a 1% AEP standard and benefits around 500 properties.
Do I still need an FRA if my site is behind the Clonmel flood defences?
Usually, yes. The 2009 Guidelines map flood zones without the benefit of defences, so a defended site can still sit in Flood Zone A or B. The FRA then focuses on residual risk: what happens if the defences are overtopped or fail, and whether access routes remain safe.
Which flood data is used for Tipperary sites?
We use the OPW CFRAM and NIFM flood mapping on floodinfo.ie to extract design flood levels for the 1% and 0.1% AEP events, cross-checked against the flood zone mapping in Tipperary County Council's Consolidated SFRA. Where no modelled data exists for a small watercourse, we undertake hydraulic modelling (Stage 3).
Can I get planning permission in Flood Zone A in Tipperary?
Possibly. Under the 2009 Guidelines, highly vulnerable development such as housing in Flood Zone A must pass the Development Management Justification Test, and Tipperary 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 Tipperary?
Typically 7–10 working days from instruction for a Stage 2 assessment, and often faster for straightforward sites. If Tipperary 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 a Tipperary Site?
Send us your site address and we'll provide a fixed-price quote, typically within 24 hours.
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