Flood plain.

loremolis

I've recently made a planning application and one of the submissions claims that the site is subject to 1 in 100 year pluvial flooding.

The objector has incorrectly based this on the OPW maps on myplan.ie.

Based on this, they claim that the site is categorised as Flood Zone B and that permission should be refused.

The truth is that the site is at no risk of flooding of any kind.
Pluvial flooding appears to relate to rainfall so I can't say that would never ever happen but as far as I can tell Pluvial flooding does not put a site into a flood zone category.

I've never dealt with this particular argument before and I'm kind of stumped as to how to clarify the matter.

sydthebeat

loremolis wrote: »

I've recently made a planning application and one of the submissions claims that the site is subject to 1 in 100 year pluvial flooding.

The objector has incorrectly based this on the OPW maps on myplan.ie.

Based on this, they claim that the site is categorised as Flood Zone B and that permission should be refused.

The truth is that the site is at no risk of flooding of any kind.
Pluvial flooding appears to relate to rainfall so I can't say that would never ever happen but as far as I can tell Pluvial flooding does not put a site into a flood zone category.

I've never dealt with this particular argument before and I'm kind of stumped as to how to clarify the matter.

a flood risk analysis, probably cost around 1200 - 1600

talk to the planner and find out exactly what the concerns are. sometimes the concern may be the flooding of adjoining property or adjoining roads etc.

loremolis

sydthebeat wrote: »

a flood risk analysis, probably cost around 1200 - 1600

talk to the planner and find out exactly what the concerns are. sometimes the concern may be the flooding of adjoining property or adjoining roads etc.

The planner had no concerns, I was simply asked to address the submission as it was written.

Other than to say that the submission is nonsense as there is no risk of flooding I can't see a way to clarify it.

I really don't want to spend money on a risk analysis just to prove that there is no risk when it is absolutely clear that there is none.

It's akin to arguing that there is a flood risk on the side of a hill. It's obvious that there isn't but saying it's obvious isn't very technical.

sydthebeat

If the planner has no concerns, and the have told you as much then good, thats one obstacle over.

however this should be easy to clear up, wither it is in a flood risk area or its not. If its within a flood risk area then you will have to address the risk by analysis. If its not within a marked area then you need to show as much.

you say that its 'absolutely clear'... you need to show that then by submission.

i have direct experience with this as well in a current application. The council have concerns about flooding risk onto a nearby motorway and the only way i can show theres no risk is by flood risk analysis.

Talk to the planner before any submission to see what they require, but like i said, if the area is not in a marked floor risk area then happy days, but if it is then you are going to need to prove otherwise.

witty username

Better flood data here:

www.floodmap.ie

Also, might be relevant:

http://www.fingaleastmeathframs.ie/floodmapsconsultation.asp

http://www.opw.ie/en/media/ICPSS_Phase%203_TechnicalReport_Final%5B1%5D.pdf

(You can download all the ICPSS maps from OPW and the FRAMS maps from the FRAMS website)

And if you're in DCC's area, you can ask them for the relevant extract from their SAFER maps which take account of existing flood alleviation measures around Dublin city.

And have a read of this:

http://www.flooding.ie/en/media/The%20Planning%20System%20and%20Flood%20Risk%20Management.PDF

Mellor

loremolis wrote: »

Other than to say that the submission is nonsense as there is no risk of flooding I can't see a way to clarify it.

Simply explain why its nonsense.

If pluvial flooding doesn't equal flood zone B. Show that.
If the site isn't actually a pluvial flood risk, show that.

loremolis

Thanks to all for the information and assistance.

I'm going with the it's nonsense response with a touch of; please check the maps that clearly don't refer to this site as lying within a flood risk area.