Building Planning and Development
If you are looking at this page, you are probably thinking of building or developing. The information you will find here outlines the required processes, or you can click the link on the right to view frequently asked questions.
If you are still at the early stage of purchasing a property, we recommend you read the information about Land Information Memorandum (LIMs) and consider applying for a LIM before proceeding.
If you are thinking of constructing a new house, or extending your house, or adding a new outbuidling etc you will probably need Building and/or Resource Consent. Consent may also be required for some renovations to existing buildings. Temporary accommodation, like living in a caravan or RV also comes with some consideration of legisaltion.
There are some exemptions, which are listed in ‘More information about Building Consents.
Read on for information about applying for a PIM and Building Consent.
Concept development meeting
If your project is particularly large, complex or unusual in scope or design and you have a reasonably clear idea of what you want to do, Council can arrange for you to attend a Concept Development Meeting at a Service Centre. At this meeting you, your designer/architect and a team of relevant Council officers will get together to discuss your ideas and the scope of your proposed project to ascertain its feasibility before you embark upon the application process.
Alternatively, you could be completely new to the Building and Resource Consent process and are looking for guidance as to what to apply for, possible costs and time scales. Both of these situations can be aided by this type of meeting, so please seek advice, and contact us using the links provided.
This will enable you to discuss any uncertainties you may have and have our officers advise you of any additional information or processes required, for example, the need of a Resource Consent, what fees may be payable etc, and any by law changes that may affect the project.
The first 1/2 hour of your Concept Development meeting is free! If the meeting takes longer, normal administration charges may be payable.
Concept Development Meeting Application Form
Pre-Application Vetting Meeting
Once you are confident that you have completed all the application forms and checklists required for your project, collected all the necessary supporting documents, you should arrange a Pre-Application Vetting Meeting.
Council officers will then go through your application with you and your designer/architect to make sure that everything is in order. If there is anything incorrect or missing they will tell you and you will then be able to make corrections or provide the missing information before submitting your application, thus avoiding delays and possible extra expense later.
Pre-Application Vetting Meetings are available at the Kaikohe, Kaitaia or Kerikeri Service Centres and bookings can be made at any Service Centre or by telephone; you will be asked at which of the three designated Service Centres you would like to have your Meeting.
Council offers these meetings free of charge for the first half hour.
Applications received by mail or over the counter
Applications will be accepted “over the counter” at any Council Service centre, or by direct mail, however, you should note that applications submitted in this manner will still need to be vetted for compliance with section 45 of The Building Act 2004, by the Customer Services Building Support Officers. A preliminary check will occur at the Service Centre, but this is not a complete or comprehensive check of the application. This will ideally be done within 3 working days of receipt at any of the Far North District Council’s Service Centres.
If for any reason, you are unable to take your application to Kaitaia, Kaikohe or Kerikeri for Pre-Application Vetting, you will have to sign a document that states you are aware that the application (and payments) will NOT be accepted until such time as the application has been properly vetted. This will also state that should there be any requirements missing from the application, it will result in the application being returned to either the Agent or Owner or both, with details of what further information or documentation is required to complete the application. This process will ensure better customer service for the Owner. Council’s policy is for the statutory 20-day period to start once the vetting for completeness has occurred and are in reciept of a complete application.
Please note that receipt of an application at a Council Service centre does not indicate its acceptance into the processing system.
Project Information Memorandum (PIM)
A PIM assists in establishing the feasibility of your project and is prepared by the Council to assist you with your building application. A PIM should ideally be applied for before your Building Consent, though it can be applied for at the same time as a Building Consent as a combination PIM/BC application.
In such cases, a Building Consent cannot be issued unless a PIM has been issued.
Under Changes to the Building Act 2004, from February 1st 2010, PIM's become voluntary, this means that the applicant can decide whether or not to apply for PIM.
The Far North District Council advises that when considering any buidling project to arrange a meeting with a buidling official who can advise of the various requirements that might affect your project - the first 1/2 hour is free!
To arrange a meeting, Contact Us or call 0800 920 029 or 09 405 2750.
Building Consent Process
You will need to be sure that you have included all the information and documents required. To help you with this, there are project specific checklists available to ensure that all the required information is present, as the level of detail for different types of building consent varies, e.g. a fire place to a 2 storey shop.
These checklists are designed to show what level of detail your plans and specifications need to have in order for council to assess them to the building code etc, and therefore meet compliance.
These checklists do change with time and legislation, so please ask about your specific project, and which checklist best suits your requirements.
At this point, when you have your application and required documents, you may make an appointment for a Pre-Application Vetting meeting with a building officer to ensure the application is complete.
On receipt of your Building Consent application and payment, we will carry out a full evaluation to ensure that all the proposed building work complies with the Building Act and Code requirements and the District Plan.
Building work may not start until the Council issues your Building Consent and any other consents, e.g. a related Resource Consent, which may be required.
The need for other consents will be assessed while your PIM application is being processed and you will be advised by letter if this should prove to be necessary.
Other Applications you may need to make.
You may also have to have other applications lodged with your Building Consent as part of your particular building project for instance;
- RAPID No. application, if your property is a new subdivision, for example, you may need one of these
- Vehicle Crossing Application, if your project requires a vehicular entrance
- Conection to council Water and/or Wastewater sevices,
- Earthworks permit - please check local rules and apply if required.
If required, please contact us, arrange a Concept Development meeting to clarify your requirements.
Simple Structure Building Consents
If your project is small in scope, from a woodburner to medium sized farm building, we operate a simplified consenting process for these "category one" applications.
Please check out the links to the application forms below, as this could be the route for your application.
Because you need a building consent, there are minimums of information we require in order to process and issue your consent, these are explained with the forms.
Simple Structures Building Consent Application Form
Solid Fuel Heater / Fire place Building Consent Application Form
If your project is covered by these forms, your application could be processed within 3 days.
If you have any questions or querries regarding these, please "contact us" using this link for details.
Building Inspections
Once your Building Consent has been issued and building work has started, Building Officers will need to make onsite inspections to ensure that the work complies with the Building Code, and the approved plans and specifications.
A detailed list of the required inspections will be provided as part of your Building Consent.
If the building work does not comply, it will fail the inspection. This requires you to correct any work which has failed the inspection.
Building Officers may also need to inspect other projects relating to liquor licensing, health standards and dangerous goods.
Compliance Schedule Regime - Building Warrant of Fitness
A Building Warrant of Fitness is a method of ensuring that specified systems are maintained and inspected in a building, very similar to the WOF for vehicles, and are designed to ensure that owners maintain a safe property for the public or users.
When a commercial or industrial building consent is sought, either for a new or existing property, the applicant must provided details of what systems are to be deployed in the building, the maintenance regimes, and provide commisioning certificates on installation. These are required if systems are existing, and have been added to.
If systems are to be removed as part of the project, these details must also be included in the application, and stated on the form.
A specified system can be a lift, fire alarm, fire escape, air conditioner, automatic sprinkler, emergency lighting or automatic backflow preventer connected to a drinkable water supply etc. The systems will be inspected at the time of installation by a suitably qualified person (IQP/LBP) and the owner is responsible for keeping these systems in good working order and maintaining a safe and healthy building.
The building owner is required to have the systems serviced, tested and maintained in accordance with the appropriate standards, and keep records of all work undertaken on the systems. The owner will probably require the service of an IQP/LBP (Independent Qualified Person/ Licensed Building Practitioner) to carry out this work on the owners behalf.
The Council's role involves the issue of Building Warrant of Fitness’s and associated documents, maintains registers of IQP/LBP (to ensure that the IQP/LBP is suitably qualified) and auditing the building owners to ensure that records are kept of the servicing, testing and maintenance of the building systems.
Completion of Building Work - Code Compliance Certificate (CCC)
Once your building work has been fully completed the Council must be advised as soon as possible. To do this, complete the Application for Code Compliance Certificate form which is enclosed with your application pack, and return it to the Council.
You may then arrange for a final inspection with a Building Officer.
On successful completion of the Final Inspection, your application for a CCC will be completed - if you have applied. If the original form has been lost, please ASK the building inspector for the form, or use the one from this website. All the documentation will then be reviewed, checked for completeness, and a CCC issued.
You have two years from the issue of your Building Consent to complete your building work and request your final inspection and Code Compliance Certificate - Building Act 2004.
More information about Building Consents
Septic SystemsNew septic systems will usually be applied for during the consenting process for a new dwelling, and all details, inspections etc will be dealt with during the building process. Septic systems should always be applied for by completing the appropriate form, namely the TP 58.
Use the link to find this form, and a list of engineers who may be used to help with the compilation of the TP 58 application.
If a new or replacement system is being installed to an existing property, then a Building Consent will be required. The plans required for this will checked to ensure that there are no breaches of the district plan - too close to boundary, water courses etc.
Please contact council to check on requirements and fees payable for this type of work.
If you require general information, or have problems with a septic system, use this link.
Resource Consent Process
When do I need Resource Consent?
You may require a Resource Consent for your building activity. This may be a new building or even an extension to an existing one. By applying for a PIM ONLY first, these issues will be found out prior to any plans for building have been drawn. Alternatively, arrange for a Concept Development Meeting to see if a Resource Consent is required.
Problems can occur with Building Consents when, after the BC application is made, it is found that a Resource Consent is also required.
We recommend that you arrange a Concept Development prior to applying for either a Building or Resource Consent, so we can advise.
Earthworks Permit
Controls on earthworks are listed in the District Plan. If the customer's project requires excavation or filling work it is advised that they obtain a copy of Council’s bylaw, Chapter 22, Control of Earthworks, to ensure that the work they are proposing to do does not require an Earthworks permit They may also need to obtain Resource Consent, depending on the zoning and on the scale and purpose of the excavations.
- District Plan information
- Bylaws information
- Earthworks Pamphlet
- Earthworks Application Form
Swimming Pools
A ‘swimming pool’ or ‘pool’ is any excavation, structure or product which may be used for swimming, paddling, bathing, or wading; it includes excavated, non-portable, spa pools.
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 created/updated: 19 February 2010 at 10:02 am - Go to top
