Alterations to the City Edge SURF: Strategic Flood Risk Assessment Report (SFRA)

Proposed Material Alterations to Proposed Variation No. 3 to the South Dublin County Development Plan 2022 - 2028

Open24 Jul, 2026, 17:55 - 21 Aug, 2026, 23:59

Material Alteration Reference: MA-SFRA1.1

Amendment No. 55

Location in SURF: Strategic Flood Risk Assessment

Page No.(s): Various Pages

Carry out the following Material Alterations to the Strategic Flood Risk Assessment:

Replace the entire Section 5.1 Overview with the following text:

The SURF review is carried out to examine the extent of flooding that may affect the PDA areas and to consider the land uses proposed in respect of their potential vulnerability to flooding.

The main risk to the area is fluvial flooding from the Camac River or its tributaries.

The SURF contains the following policy and objectives shown in Table 5-1 for managing flood risk including the amended objective 1.

The key element of land use within City Edge is that all categories are mixed use, with the use emphasis varying from category-to-category e.g. Res Led Mixed Use, Employment Led Mixed Use etc.

The land uses within the Priority Development Areas are identified for mixed use not solely residential or employment use, thereby providing for less vulnerable uses to be accommodated at lower floor levels. The ongoing Camac Flood Alleviation Scheme also represents a future mitigation measure for the City Edge area.

Table 5‑1: Policy SWRM2: Surface Water/Rainwater Management from the City Edge Surf

Policy SWRM2: Flood Risk and Camac Renaturalisation

Ensure that the regeneration of City Edge avoids inappropriate development in areas at risk of flooding, avoids new developments increasing flood risk elsewhere and promotes the renaturalisation of the River Camac.

SWRM2 Objective 1:

Ensure that all proposed developments take into account the following:

The recommendations of the SDCC City Edge Strategic Flood Risk Assessment, 
The vulnerability classification of proposed land uses as set out in Table 3.1 of The Planning System and Flood Risk Management Guidelines for Planning Authorities (OPW/DEHLG, 2009)
The requirements of DECLG Circular P12/2014
The requirements of the EU Flood Directive and
The flood protection provisions which will come forward from the Camac Flood Alleviation Scheme,

and where appropriate are accompanied by an individual site-level Flood Risk Assessment.

SWRM2 Objective 2:

Continue engagement with the Office of Public Works and Dublin City Council regarding the River Camac with a view to:

Strategic support for the emerging preferred options in the Camac Flood Alleviation Scheme as they affect City Edge
Ensuring proposed solutions support the City Edge objective of renaturalisation of the River Camac and delivery of a linear park

Ensuring all relevant development contributes towards the objectives of renaturalisation of the River Camac, provision of a linear park and the delivery of the Camac Flood Alleviation Scheme as part of provision of natural infrastructure and surface water management approaches.

SWRM2 Objective 3:

To promote and protect native riparian vegetation along the Camac watercourses and ensure that a minimum 20m vegetated riparian buffer from the top of the riverbank is maintained / reinstated along the Camac watercourses within any development site proposing redevelopment and/or a significant extension.

Amend Section 5.2.1 Red Cow and Cherry Orchard PDA by inserting the following paragraph as the 6^th paragraph:

It should be noted that a key element of land use within City Edge is that all categories are mixed use, with the use emphasis varying from category-to-category e.g. Res Led Mixed Use, Employment Led Mixed Use etc. The land uses within the Priority Development Areas are identified for mixed use not solely residential or employment use, thereby providing for less vulnerable uses to be accommodated at lower floor levels.

Amend Section 5.2.2 Long Mile PDA by inserting the following paragraph as the 7^th paragraph:

As with the Red Cow Cherry Orchard PDA it should be noted that a key element of land use within City Edge is that all categories are mixed use, with the use emphasis varying from category-to-category e.g. Res Led Mixed Use, Employment Led Mixed Use etc. The land uses within the Priority Development Areas are identified for mixed use not solely residential or employment use, thereby providing for less vulnerable uses to be accommodated at lower floor levels.

Amend Section 5.3 Conclusion by inserting the following paragraph as the 4^th paragraph:

The OPW currently recommends the use of the current climate scenario flood zones rather than the high end future scenario flood zones in the SDCC development plan to determine if a justification test is required. Based on the current climate scenario flood zones the areas requiring justification tests based on the current climate scenario flood zones are identified in Section 7 of this document.

Amend Section 5.3 Conclusion by deleting Table 5-1: Review of Justification Test need in its entirety.
Amend Section 6.3 Context by inserting the following paragraphs at the end of the section:

The key element of land use within City Edge is that all categories are mixed use, with the use emphasis varying from category-to-category e.g. Res Led Mixed Use, Employment Led Mixed Use etc. The land uses within the Priority Development Areas are identified for mixed use not solely residential or employment use, thereby providing for less vulnerable uses to be accommodated at lower floor levels. As part of the development of each Priority Development Area, it is considered essential that these sites are developed in a cohesive and coordinated manner to ensure that the emerging urban centre becomes a vibrant and integrated whole, rather than remaining fragmented by existing industrial uses.

It is also noted that the ongoing Camac Flood Alleviation Scheme represents a key mitigation measure for the City Edge area and that its completion will provide an additional layer of flood protection for lands within the plan boundary.

Replace Section 7 Justification Tests in its entirety with the text contained in Appendix to Material Alteration MA-SFRA1.1. Refer to Material Alterations Report.
Amend Section 9 Conclusion by inserting the following sentence to the end of the 2^nd paragraph.

This is due to the land uses within the Priority Development Areas being zoned for mixed use not solely residential or employment use, thereby providing for lower vulnerability uses to be accommodated at lower floor levels.

Material Alteration Reference: MA-SFRA1.2
Amendment No. 56
Location in SURF: Figure 5-2 of the SFRA	Page No.(s): 30
Amend all relevant maps/figures relating to the Red Cow & Cherry Orchard PDA to relocate the indicative school site outside of Flood Zone B as shown on Figure 5-2 of the City Edge SURF – Strategic Flood Risk Assessment. Refer to Book of Maps.

Material Alteration Reference: MA-SFRA1.3
Amendment No. 57
Location in SURF: Section 7 of the SFRA	Page No.(s): 38 - 45
Replace Section 7 Justification Tests in its entirety. Refer to SFRA – Section 7 Justification Tests document.