While it is possible to develop your property and manage such a project yourself, it is often to your advantage to engage a specialist advisor to ensure you get the development that maximises your benefits.
These specialist advisors include consultant planners, surveyor engineers, architects and home designers (draughtsmen). Please consult your telephone directory for specialists in your area.
To see whether or not you need to apply for a building consent please check out details under the Do You Need a Building Consent? section.
It is also advisable to apply for a Site Information Report (SIR) at the start of the design of your proposed building work.
Other Approvals
Building Projects often require other approvals such as the examples below.
Resource Consents
The Rodney District Plan is the starting point to check the rules as to how you can develop your site and for what purpose it may be used.
It would be advisable to check with Council’s ‘Development Advisors’ to check your interpretation of the rules as a number of different rules overlap. If you need a Resource Consent visit Resource Consents.
Connections to, or building close to services
Some building sites may not be provided with a stormwater or wastewater connection. In such an instance you need to apply to connect to these drains.
Connections to these drains become Council property and are recorded on Council’s database so that they can be easily found in the future. For such a connection you need to complete a Minor Engineering Works application.
Building close to Council’s public stormwater or wastewater main drains also requires specific approval. You will need to make a MEN application.
Preparing your Building Consent
Whether you are a prospective home owner or builder it is necessary to plan ahead when you wish to carry out building work for which a building consent is required. Here are the steps that in our view should be followed to facilitate a quality application and a smooth building consent application process. It is suggested that you undertake the following steps as set out as follows.
Step 1 - Obtain a pack
Download a Building Consent Application Pack here and please read it in conjunction with this information. The details in this Pack is also available at our main office and service centres.
If you understand the Pack, you will probably be able to design your project and prepare the application. You are recommended however to engage an experienced designer who is able to prepare the plans, specifications and supporting documents.
Step 2 - Obtain a SIR
A ‘SIR’ is Site Information Report To apply for a SIR you will need to present only a site plan and proposed footprint of the proposed building.
A ‘PIM’ is a Project Information Memorandum which you are required to apply for separately or in conjunction with your building consent application. To apply for a PIM you will need to have substantially completed your design.
The SIR is a report unique to Rodney District Council and was designed to provide you with information before the substantial design of your project. The difference between a PIM and a SIR is that the SIR is not able to provide you with planning advice relating to the district plan non-compliances in your project.
It is recommended that you apply for a SIR as early as possible so that you have the best information before commencing your design (the SIR fee will be deducted from the PIM fee in most instances).
Step 3 - Select a designer
How do you select a designer? We suggest you ask the following questions:
1. What is your experience and can you provide me with any referees?
2. What is your experience with Council and how long does it take for your applications to be approved?
3. How do you prepare plans for Council? Do you use computer drawings?
Computer drawings are preferable as the plans are clearer and changes are easy to make however Council will accept hand-drawn plans as long as they are clear and meet minimum requirements.
If the responses to the above questions meet with your requirements and you have checked out the referees you should make your decision accordingly.
Step 4 - Brief the designer
Brief your designer so that it is clear what you want him to design. The designer should provide you with a sketch outline of what is proposed. Include in this outline the materials you want your building to be built out of. If possible select less risky materials and design features as this will make the consent process easier and it will result in a building that is easier to maintain.
Using the information in the SIR and the self checking site suitability sheets in the cover sheets in the pack; determine if you need a geotechnical soil assessment, specific engineering design or other specialist reports. Engage these specialist advisors so that their contribution can be incorporated in the consent without causing delays.
The certificate of title of your property may also reference easements, covenants or consent notices. You will need to check these so that your design will meet any requirements specified in such documents.
Step 5 - Other approvals
Using your preliminary design you can check to see if your proposed building is in compliance with the district plan, in respect to bulk, location and the proposed use.
If there are issues that need to be clarified, it is possible to meet with the duty planner at the Rodney District Council offices. Please note that retaining walls near boundaries and earthworks may need a resource consent application.
Make your resource consent application as early as possible as it may take some time to resolve and may require changes to your design.
You also need to check if you require Minor Engineering approvals for new connections to drains or building close to Council services. Make this application as early as possible.
Step 6 - Application
If your design is complete, carry out a detailed check as it is better to change your design now rather than at a later stage as this will result in delays and additional costs.
Prepare the application, using the cover sheets and site suitability assessment forms supplied and as required by the Building Consent Application Pack.
Complete the correct application form for Project Information Memorandum and/or Building Consent. Use the Application form completion guide to complete this form. Special forms are available for Minor consents, please follow the links.
Make sure that the application form is correctly completed with the correct value for the proposed building work. Complete all the check lists and cover sheet information checks to ensure that all the required information has been supplied. See the Guide to Submitting Your Application.
When you are sure that all the information is completed and placed in the required order, you can either mail the application or submit it by hand to Rodney District Customer Centres, at Orewa, Huapai or Warkworth.
Resource consents or engineering Approvals processes can run concurrently with the building consent application. Note that construction may not commence until all related consents have been issued.