About Building, Planning and Development
Do I need a Building Consent?
Do I need a Resource Consent?
We want to buy some land from my parents. What do I need to do?
What fees or contributions will I have to pay?
How soon must I pay the fees after receiving my invoice?
Is there a time limit for completion of the project?
Can I get an extension if I can’t start or complete my project in time?
What's a PIM?
Do I have to get a PIM?
What's a LIM?
Do I have to get a LIM?
What's the District Plan?
What is Zoning?
How can I tell where my boundary is?
How close to the boundary can I build?
Is there a standard road reserve, and can I cross it with a driveway?
Can I pave my driveway or do I need consent?
How much earth can I move without consent?
What Consents do I need to build a retaining wall?
How high can I build my fence?
Can I add a deck to my house?
Do I have to employ a builder or can I do the work myself?
Do I need a Code Compliance Certificate before I can move into my new house?
What’s a Certificate of Acceptance?
Do I need consent to rebuild a garage that has fallen down?
Can I put up a garden shed?
Must I get permission to renovate the inside of my house?
Can I put a relocatable building on my land?
Can I run a Bed and Breakfast from my home?
What qualifies as "minor" plumbing and drainage work?
I want to put in a swimming pool What do I need to consider?
Do I need Building Consent?
If you are thinking of constructing a new building, you will probably need Building and/or Resource Consent. Consent may also be required for additions, alterations or renovations to existing buildings, including garages and carports. There are a few exceptions to this rule which you will find in the detailed Building Consent information.
Do I need Resource Consent?
There are three different types of resource consent which the Council deals with:
- Land use consents
- Subdivision consents
- Discharge Consents for residential effluent discharge.
You must apply for Resource Consent when you plan to carry out activities that are not generally permitted under the District Plan. If you are lodging a Building Consent application this will be assessed during the Project Information Memorandum (PIM) application process.
If you are proposing a project which may require Resource Consent, we recommend that you meet with a Resource Planner.
I want to buy some land from my parents. What do I need to do?
You must apply for Subdivision Resource Consent.
What fees or contributions will I have to pay?
This varies depending on the type of application, the value of work to be undertaken and/or the scale of the project and other variables. This will be assessed during the application process. Development Contributions may also be payable.
For further information, please refer to the Building, Planning and Development fees booklet or to our consolidated fees and charges link.
How soon do I have to pay the fees after receiving my invoice?
You are required to pay an initial deposit at the time you lodge your application. This may be followed by a further invoice, if required, at the time the Resource Consent decision is issued. If applicable, a subsequent invoice will be sent with regard to s223 & 224 certificates.
If we have not received all payments due, we will send you a letter after 3 months, reminding you that your Consent is ready for issue upon payment of balance of fees. The letter states that if we haven't heard from you within a further 4 weeks, we cancel the application and return the application form and plans.
If requested, we do refund some fees, however we do not refund the entire amount, as the application has in fact been totally processed. The only refund would be for pre-paid inspections, BIA & BRANZ payments.
The Development contributions are due for payment when the first building inspection is requested and shall be paid in full prior to either the Code of Compliance being issued, or occupation of the dwelling - whichever is the earliest.
Is there a time limit for the completion of the project?
You may start to build as soon as you obtain your Building Consent as long as any other requirements have been met (e.g. Resource Consent has been obtained if necessary).
You must start work within 12 months of the BC being issued otherwise the Consent will lapse and become invalid.
The project should be completed within 24 months of the BC being issued.
Can I get an extension if I can’t start or complete my project in time?
Requests for extensions must be made in writing and should include the following:
- The original Building Consent (for endorsement of the new expiry date) - a photocopy of the consent is not acceptable
- An administration fee and
- A covering letter giving the reason why an extension is being sought. (The letter must include the current postal address of the applicant, as often the original consent was addressed to an agent or the applicant has shifted since the original consent was processed.)
Additional copies of the Plans and specifications for the Building Consent are not needed.
Requests for an extension can be posted to Council, or taken into any of Council's service centres.
What's a PIM?
PIM stands for Project Information Memorandum. A PIM assists in establishing the feasibility of your project and is prepared by the Council to help you with your building application. A PIM should be applied for before your Building Consent.
Do I have to get a PIM?
Yes, a PIM is legally required, and should be applied for before your Building Consent.
What's a LIM?
LIM stands for Land Information Memorandum. If you are considering purchasing a property it is recommended that you obtain a LIM before finalising the purchase.
You will find a LIM useful as it will give you the information about the property that is held on file by the Council. If you are intending to build or develop the property a LIM will also give you the information you'll need to determine whether your intended project is feasible.
Do I have to get a LIM?
Although it is not a legal requirement, the Council strongly recommends that you obtain a LIM before purchasing a property.
What's the District Plan?
The District Plan is a document, generally consisting of maps, objectives, policies and rules, which sets out how the natural and physical resources of the District are to be sustainably managed. It details where land use and subdivision consents are required and under which conditions these can be approved.
The purpose of the District Plan is to assist the Council in carrying out its functions under the Resource Management Act. This is a fluid document, subject to constant change, so it is important that it is consulted at the initial planning stage of any project, before you lodge any consent applications.
What is Zoning?
Properties are designated within zoning areas by the District Plan, e.g. Residential, Rural, Commercial, etc. There are sets of rules which apply to each zone. You can find out your zoning or any other relevant information by referring to the District Plan or talking to a Resource Planner.
How can I tell where my boundary is?
The Certificate of Title for a property shows the dimensions of the boundaries. There are also survey pegs on each corner of the site. If these cannot be found, a surveyor should be employed to determine where the boundary is. The Council has no involvement in this.
How close to the boundary can I build?
This depends on your zoning under the District Plan. You can find out your zoning and the rules that apply by referring to the District Plan or talking to a Resource Planner.
Is there a standard road reserve, and can I cross it with a driveway?
No, there is no given standard. The width of the road reserve depends on the unique location of your property.
The Council's Vehicle Crossing Bylaw regulates the use, construction and maintenance of vehicle crossings (driveways). To construct a new Vehicle Crossing you must apply for a Vehicle Crossing Permit and comply with construction and maintenance standards.
Can I pave my driveway or do I need consent?
You may pave or surface an existing driveway (Vehicle Crossing) without obtaining Building Consent. If the driveway is to become an ‘impermeable surface’ (sealed) then Resource Consent may be required if the impermeable surface rule is breached.
How much earth can I move without consent?
Controls on earthworks are listed in the District Plan. Some earthworks require a land use consent, depending on the zoning and on their scale and purpose. Erosion and sediment control measures are required for all earthworks. An Earthworks Permit may also be required under the Council’s bylaws.
What consents do I need to build a retaining wall?
A PIM and a Building Consent are always required if the retaining wall has a surcharge (for example, if the wall is supporting a driveway or building above it) regardless of the height of the retaining wall. If the retaining wall is not going to support anything above it (i.e. does not have a surcharge), then a PIM and Building Consent are required only if the retaining wall is more than 1.5 metres in height.
A Resource Consent may be required for building a retaining wall. For information on whether a Resource Consent is required please contact a Resource Planner.
How high can I build my fence?
A PIM and a Building Consent are required for all swimming pool fences. For other fences, a PIM and Building Consent are required only if the fence is over 2 metres in height.
Can I add a deck to my house?
A Resource Consent may be required for building a deck or platform. For information on whether a Resource Consent is required please contact us to speak to a Resource Planner.
A PIM and a Building Consent and also the construction of a handrail are all required if the height of the deck or platform exceeds one metre. They may be required for any deck or platform regardless of height which has structures other than a handrail - for information on other structures, speak to a Building Officer.
Do I have to employ a builder or can I do the work myself?
Any building work that requires a Building Consent must be completed to the appropriate standards under the Building Code. Some work, notably gas, plumbing and electrical work, and, from 30 November 2009, some building and design work, must be done by a professional. From November 2007, design and building practitioners will be able to start applying to be licensed under the government’s Licensed Building Practitioner scheme. Those who become licensed will have their names listed on a public register which you will be able to access online.
After 30 November 2009, DIY renovators will still be able to carry out work that falls outside the licensing regime. It is intended that they will also be able to do work usually restricted to Licensed Building Practitioners as long as it is supervised by a Licensed Building Practitioner and complies with the standards of the Building Code.
Do I need a Code Compliance Certificate before I can move into my new house?
Not if the house has been commissioned by you for your personal use, however the Council advises you to obtain the Certificate without delay, as any mortgage you may have applied for and insurance cover may be adversely affected by your failure to do so.
If the building is a house or commercial property, which has been built for onward sale or lease, it is a legal requirement that the Code Compliance Certificate must be obtained before it may be sold or rented or occupied.
In the event of the dwelling being occupied prior to a Code of Compliance being issued, the Development Contributions shall still be due and payable.
What’s a Certificate of Acceptance?
Building Consents can’t be issued retrospectively, therefore a Certificate of Acceptance may be issued in the event that:
- Work which should have had a Building Consent has been completed without a consent having been issued
- Work has been carried out as a matter of urgency
- It is no longer possible to complete the Consent process
- Where work started before 31st March, 2005 affects public premises.
A Certificate of Acceptance indicates that the Council has inspected the finished work and believes it to comply with the building code.
Do I need consent to rebuild a garage that has fallen down?
Building Consent is not required as long as you are replacing like for like to exactly the same specification. Any change or upgrade to the original design or specification would require a PIM and Building Consent and it may also trigger a Resource Consent requirement.
Can I put up a garden shed?
A PIM and Building Consent are required if the floor area exceeds 10m2, or the shed contains sleeping accommodation, sanitary facilities, or facilities for the storage of potable water. A Resource Consent may be required for building a shed (such as a garden shed or the like). For information on whether a Resource Consent is required speak to a Resource Planner.
Must I get permission to renovate the inside of my house?
You will need a PIM and Building Consent for any additions, upgrades, alterations or renovations, internal or external, to any existing building, including garages and carports. The PIM will determine whether you also need Resource Consent. Simple redecorating does not require a consent.
Can I put a relocatable building on my land?
You will need to apply for a PIM as you must comply with the District Plan and any other site-specific restrictions or regulations. In addition, you will require Building Consent for the new foundations, and this is the only work which the Council will inspect or for which it will issue a Code Compliance Certificate. This is because the building itself must have ‘Existing Use Rights’ which means that it was properly inspected and certificated when it was originally built.
Although the Council requires a pre-locate report to this effect, we take no responsibility for the structure of the building, which rests with the Council which issued the original Consent. If it is necessary for any work to be carried out to make the building comply with the Building Code you, or more commonly, the house removal company, must apply to this Council for a new Building Consent and any work done under that consent will be duly monitored and a Code Compliance Certificate for it will be issued upon satisfactory completion.
Can I run a Bed and Breakfast from my home?
Generally speaking, you probably can. The link below provides guidance to residents interested in setting up or converting a residential home to a Bed and Breakfast.
Because of the number of variables involved, a B&B business by its nature being unique, each project needs to be assessed by our council staff. Individual specifications mean that there may be different processes and requirements for different projects and different areas.
What qualifies as "minor" plumbing and drainage work?
A "minor" consent covers minor plumbing and drainage works (up to a value of $15,000), not associated with other construction works involving a building consent; for example, installing a new hand basin or storm water drainage.
You must apply for Minor Plumbing and Drainage Consent in the same way as a Building Consent.
I want to put in a swimming pool What do I need to consider?
If you plan to build a swimming pool, you will need to obtain Building Consent, and possibly Resource Consent. If your pool requires 50 cubic metres or more of excavation you will need to apply for an Earthworks Permit.
You must comply with both the Fencing of Swimming Pools Act and the Building Act and must meet the standards of the Building Code.
Page updated: 3 April, 2007
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