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 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. 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 is not a replacement for the PIM process, but an overview which will help you decide whether you wish to proceed to the next step. 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 Concept Development meeting is normally scheduled for half an hour, 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 form 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.
Separate meetings may be scheduled for PIM, Building Consent and Resource Consent applications.
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.
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.
A PIM is legally required for most building work.
In such cases, a Building Consent cannot be issued unless a PIM has been issued.
Your PIM will provide information about:
- Compliance with the Council‘s District Plan
- Details of any storm water or wastewater utility systems that may affect the building/site.
- Classifications on the land or existing buildings which may have been issued by either the Department of Conservation or the Historic Places Trust
- Details of authorisations under other Acts which the Council requires - i.e. Resource Consents
- Details and information on special features known to the Council including the potential for: erosion, avulsion, falling debris, subsidence, slippage, alluvion, inundation, or presence of hazardous contaminants which may be relevant to the design of the building.
- A certificate detailing any development contributions which are due for payment when the first building inspection is requested and must be paid prior to the final Code Compliance Certificate being issued for the project.
The PIM provides confirmation that you may carry out the proposed work provided you have your Building Consent and on the condition that you meet all the requirements of your Building Consent, Resource Consent and any other necessary authorisations.
Once you have received your PIM, you may make an appointment to attend a concept development meeting to determine what level of information you will need to provide when applying for Building Consent.
- More information about PIMs
- PIM and Building Consent Application form
- Development Information Booklet
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 details your plans and specifications need to have in order for council to assess them for compliance to the building code etc, and therefore meet compliance.
Checklists are available for:
New Habitable buildings - houses, sleepouts, Alterations and Additions to Habitable buildings,
New Commercial and Industrial buildings, and Alterations and Additions to commercial / industrial buildings,
Carports - any pergola type structure,
Relocatable dwellings,
Retaining walls, Solid fuel heaters, Swimming pools and Spa's,
Minor internal alterations, Minor Plumbing and drainage,
Demolition, and,
Garages and Farm buildings - non habitable structures.
This list does 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.
Building Inspections
Once your Building Consent has been issued and building work has started, Building Officers will need to make site inspections to ensure that the work complies with the Building Code, and the approved plans and specifications.
The Building Officer will inspect:
- Plumbing & drainage
- Excavation for foundations
- Timber framing
- Reinforcing steel for foundations
- Insulation material
- Bracing elements
- Other elements depending upon the type/technicality of the project
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 and the Council may issue a Notice to Fix. 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 have been removed, 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.
Weathertightness construction requirements
There are Weathertightness construction requirements for building in the Far North District Council area. This information has been circulated around the district to builders, architects, suppliers and consultants and your building professional will be aware of them.
A number of Councils, including the FNDC, have introduced a cavity system for all monolithic claddings, as a result of advice from industry experts and the intent of central government to deal with the issue of weathertight buildings.
Given the latest developments, we can place some assurance on the ability of a cladding system that incorporates a cavity gap to act as an effective backstop in the event that a cladding should allow water penetration.
It is our role to safeguard the interests of all parties involved in the construction of a building by ensuring compliance with the building code.
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, and they will submit this, along with the Final Inspection details. 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
Hazardous, Insanitary and Earthquake Prone Buildings
The Building Act requires Council to develop a policy for dangerous, insanitary and earthquake prone buildings.
This policy document incorporates all of the issues related to dangerous, insanitary and earthquake prone buildings, and has been broken into two sections for ease.
- Dangerous and Insanitary Buildings
- Earthquake prone buildings (EPB)
In general terms, dangerous buildings are those which are liable to collapse or to be a fire hazard with the potential to cause loss of life, whereas insanitary buildings have problems with moisture, drinking water or human waste disposal.
The policy document sets out the policy by the three Northland District Councils, and has been prepared in accordance with the requirements of the Building Act.
The policy is required to state:
- The approach that the Council will take in performing its functions under Act
- Council's priorities in performing those functions
- How the policy will apply to heritage buildings.
Click here to view the
Septic Systems
New septic systems will ususlly be applied for during the consenting process for a new dwelling, and all details, inspections ect 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 also be subject to a PIM check 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 advse.
You must apply for Resource Consent when you plan to carry out activities that are not generally permitted under the Far North District Plan and the Soil & Water Plan from the Northland Regional Council. Activities can be broken up into five different classes, ranging from those which have limited environmental impact to those with potential to pose a major risk. The particular class which your proposed activity falls into will determine:
- whether or not you need to apply for resource consent
- the degree of discretion which the local authority has to either restrict or permit your proposed activity
- the conditions the Council can require you to meet if consent is granted.
The five classes of activity are, briefly:
- Permitted - no resource consent required
- Controlled - resource consent required
- Restricted Discretionary - resource consent required
- Discretionary - resource consent required
- Non-complying - resource consent required
- Prohibited - no application possible as activity will not be allowed
Detailed information regarding the Management Approach to these activities is available(See More Information about Resource Consents) and a Resource Planner will be happy to examine your project and advise you into which class it falls.
Different types of 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.
The type of consent you need to apply for depends on the exact nature of your proposed activity. In some cases, you may need to apply for more than one type of consent. We encourage you to make an appointment with one of our Resource Planners to discuss your project. There is no charge for the first half hour.
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: 5 October 2009 at 9:07 am
