Some developments move through the planning process relatively smoothly. Others require more investigation, supporting reports, consultation or changes to the design before consent can be granted.
The difference often comes down to the site itself, the scale of the proposal and the effects it may create.
A development does not necessarily become unworkable because planning issues are identified, but certain factors can make the consent pathway more involved.
One of the most common reasons a development becomes more complex is that it does not fully comply with the relevant district or regional plan rules.
This might relate to:
building height, setbacks or site coverage
earthworks or subdivision standards
access, parking or traffic
the type or intensity of activity proposed
A departure from a standard does not automatically mean the project cannot proceed. It may instead mean resource consent is required and the effects of that departure need to be assessed.
How significant this becomes depends on the rule involved, the site and the extent of the departure.
Zoning is only one part of the planning picture.
A property can also be affected by overlays, precincts, designations or other mapped controls. These may relate to heritage, natural hazards, ecological values, landscapes, coastal areas or culturally significant places.
An additional control does not necessarily prevent development. It can, however, introduce new matters that need to be considered in the design or consent application.
This is also why two neighbouring properties can have different consenting requirements even when they look very similar. Early due diligence can help uncover these differences before a development concept progresses too far.
The relationship between a proposed development and surrounding properties can influence the consent process.
Privacy, shading, noise, traffic, access and the scale or position of buildings can all become relevant depending on the proposal.
For example, a building positioned close to a boundary may create different planning considerations from the same building located further within the site.
Where adverse effects on particular people are identified, this can also become relevant when council considers whether an application should be notified.
Some developments involve effects that cannot be properly understood through planning information alone.
An Assessment of Environmental Effects considers the actual and potential environmental effects of the proposal. The level of detail should reflect the scale and significance of those effects.
Depending on the project, this may require specialist information relating to matters such as transport, ecology, geotechnical conditions, flooding, stormwater or earthworks.
The purpose of these assessments is not simply to add reports to an application. They provide the information needed to understand what effects could occur and how the proposal responds to them.
A site can appear suitable for development while still having practical limitations around how it will be serviced.
Stormwater, wastewater, water supply, roads and access can all influence the scale or layout of a proposal. In some cases, existing infrastructure may be sufficient. In others, upgrades or a different design approach may need to be considered.
This is an area where planning and engineering often need to work together. A proposal needs to make sense within both the planning framework and the physical conditions of the site.
Some sites and developments may involve matters of importance to tangata whenua, including waterways, cultural landscapes, wāhi tapu or other places and resources with cultural significance.
These values are not always obvious from visiting a property or looking at its zoning.
Where relevant, iwi consultation can help establish the cultural matters associated with a proposal and provide an opportunity for these to be considered as the project develops.
This may influence the planning assessment, environmental assessment or aspects of the design itself.
A larger project is not automatically harder to consent, but it will often involve more planning and technical considerations.
A small alteration to an existing building might involve a narrow planning issue. A larger subdivision, residential development or commercial project could bring together land use rules, infrastructure, transport, environmental effects and neighbouring properties.
The complexity often comes from how these different issues interact, rather than one major problem with the site.
This is why coordination between planners, engineers, surveyors and other specialists becomes increasingly important on larger projects.
Sometimes a planning issue can be addressed through changes to the design.
Moving a building, adjusting its scale, changing access or responding differently to a particular site constraint could reduce the extent of a planning departure or environmental effect.
That does not mean every project should be redesigned simply to avoid resource consent. Instead, the project team needs to consider whether the additional planning complexity is worthwhile for the outcome the development is trying to achieve.
Every development has a different combination of site conditions, planning rules and potential effects.
Civix can assess these factors together and identify the planning matters that are likely to need closer attention, giving the wider project team a clearer understanding of the consent pathway as the development takes shape.
A property can look perfect for a development on paper. It might be in the right location, have plenty of space and appear suitable for what you have planned.
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Two properties can look almost identical but have very different development potential.
READ MORE Finding out that a project needs resource consent is only the beginning.
READ MORE Some developments move through the planning process relatively smoothly. Others require more investigation, supporting reports, consultation or changes to the design before consent can be granted.
READ MORE Earthworks are often one of the first major stages of a subdivision or land development project. They involve reshaping the existing ground so the site can support buildings, accessways and other future construction.
READ MORE Engineering approval is the stage where detailed civil plans are reviewed before construction begins. It is commonly required for subdivisions and developments involving earthworks, roads, accessways, drainage or connections to public infrastructure.
READ MORE Flood-related constraints can affect where buildings are placed, how high finished floor levels need to be and how stormwater is managed across a development site.
READ MORE Access design affects how safely and easily vehicles can enter, leave and move around a property. It can also influence the wider layout of a subdivision or development, including building placement, earthworks and service connections.
READ MORE Site services are the systems that allow a development to connect with essential infrastructure. For most subdivision and land development projects, this includes water supply, wastewater disposal and stormwater management.
READ MORE Earthworks can significantly change the way water moves across a development site. Once vegetation is cleared or soil is exposed, rainfall can loosen and carry sediment into stormwater networks, neighbouring properties, streams and other receiving environments.
Flood risk is not always obvious when looking at a property. A site may remain dry in normal conditions but still sit within a flood-prone area or carry significant surface water during heavy rainfall.
READ MORE Stormwater treatment is an important part of many subdivision, land development and infrastructure projects. As sites are developed, buildings, roads, car parks and other hard surfaces can increase the volume and speed of runoff while also changing the types of contaminants entering the stormwater system.
Development usually increases the amount of hard surface on a property. Roofs, driveways, roads and paved areas prevent rainfall from soaking naturally into the ground, which can increase the volume and speed of stormwater runoff.
Earthworks can produce sediment-laden runoff when exposed soil is disturbed by rainfall. Standard erosion and sediment controls are often used to slow this water and allow suspended soil particles to settle before discharge.
Building consent and resource consent are often talked about together, but they deal with different parts of a development project.
READ MORE For private land developments, Civix Town Planners, Chartered Engineers and Licensed Cadastral Surveyors have got you covered from the initial site visit through to council sign off.
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