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Exceptions to General Presumption Against Development in Flood Plains - Defended Areas
Figure 1NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Defended Areas Previously developed land protected by flood defences, provided that the proposed development does not fall into any of the following categories: • essential infrastructure such as pow
flood-riskdefended-areassite-planningExceptions to General Presumption Against Development in Flood Plains - Undefended Areas
Figure 1NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Undefended Areas • replacement of an existing building; • development for agricultural use, transport and utilities infrastructure, which for operational reasons has to be located in the flood plain;
flood-riskundefended-areassite-planningagriculturalindustrialSurface Water (Pluvial) Flood Risk outside Flood Plains
6.112NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Surface water or pluvial flooding occurs as a result of high intensity rainfall which overwhelms natural or man-made drainage systems resulting in water flowing overland and ponding in depressions in
flood-risksurface-waterdrainageurbanDevelopment Control in Areas with Surface Water Flooding History
6.113NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Planning authorities should only facilitate development in areas where there is evidence of a history of surface water flooding when a developer is able to demonstrate, through a drainage assessment (
flood-risksurface-waterdrainagesite-planningDrainage Assessment thresholds for residential and land-use development
6.114NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
A DA will be required for all development proposals that exceed any of the following thresholds: a residential development comprising of 10 or more dwelling units; a development site in excess of 1 he
dwellingnon-domesticdrainageflood-riskDrainage Assessment approval and flood risk mitigation
6.115NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
A development requiring a DA will be permitted where it is demonstrated through the DA that adequate measures will be put in place so as to effectively mitigate the flood risk to the proposed developm
drainageflood-riskPrecedence of fluvial and coastal flood plain policy
6.116NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Where the proposed development is also located within a fluvial or coastal flood plain, then the policy above on 'Development in River (Fluvial) and Coastal Flood Plains' will take precedence.
coastalflood-riskdrainageAssessment of potential surface water flooding risk
6.117NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
In some areas there may be potential for surface water flooding, as opposed to a known history of this type of flooding. Where there is potential for surface water flooding, for example as indicated b
drainageflood-riskSustainable Drainage Systems as preferred drainage solution
6.118NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
In managing development, particularly in areas susceptible to surface water flooding, planning authorities should encourage developers to use sustainable drainage systems (SuDS) as the preferred drain
drainageflood-riskexternal-spaceDevelopment in proximity to reservoirs and flood risk
6.119NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Water impounding structures such as reservoirs are a recognised source of flood risk because of the potential for downstream flooding which may ensue if the structure fails, is overtopped, or in the e
flood-riskNew development in controlled reservoir flood inundation areas
6.120NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
New development within the flood inundation area of a controlled reservoir can only be justified where the condition, management and maintenance regime of the reservoir are appropriate to provide assu
site-planningflood-riskFlood Risk Assessment requirements for development near reservoirs
6.121NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Applications for built development in these areas must also be accompanied by a FRA which demonstrates an assessment of the downstream flood risk in various scenarios (for example, controlled release
site-planningflood-riskPreclusion of certain development types in reservoir flood inundation areas
6.122NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Development will be precluded where the FRA indicates a likelihood of fast flowing and/or deep inundation. There will also be a presumption against certain types of development in the flood inundation
site-planningflood-riskProtection of flood defence and drainage infrastructure
6.123NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
Flood defence and drainage infrastructure are critical in providing a level of flood protection to people and property and adequate land drainage. Accordingly, development proposals that would impede
site-planningdrainageflood-riskArtificial modification of watercourses - environmental impacts
6.124NI-wide·SPPS Strategic Planning Policy Statement Edition 2 (December 2025)
While culverting may in some instances alleviate local flood risk, it cannot eliminate it and often increases the flood risk downstream by the accumulation of higher flows. The artificial modification
site-planningdrainageflood-risk