The Partner Your Project Needs: A Guide to Selecting an Auckland Planning Consultant

• A planning consultant acts as your expert guide and project manager for the resource consent process, ensuring your application is robust and complete.

• With Auckland Council processing over 7,500 new resource consents in a single year, an experienced consultant is essential for an efficient outcome.

• Key skills to look for include a deep knowledge of the Auckland Unitary Plan (AUP) and established professional relationships with Council staff.

• Hiring the right consultant is an investment in certainty, helping you avoid costly delays and achieve a successful development outcome.

Embarking on a development project in Auckland, whether it's a new build, a commercial development, or a subdivision, is an exciting prospect. But it also comes with a significant administrative hurdle: the resource consent process. As one of the leading planning consultants in Auckland , we've seen firsthand how a well-prepared application can make all the difference.

The sheer volume of work facing Auckland Council is staggering. For the 2023/24 fiscal year, the council had to get through 7,500 new resource consents. When you're just one application in a pile that high, you need to make sure yours stands out for all the right reasons. This is where a knowledgeable planning consultant becomes your most valuable asset.

High quality, and well prepared resource consent applications, can avoid unnecessary s92 requests from the Council and ensure a much more efficient process overall, including reducing consenting timeframes.

A planning consultant is a specialist who guides your project through the complex district and regional planning framework, primarily focusing on securing resource consent from the local council. Think of us as the strategic planner and project manager for your application.

Our job is to translate your vision into a language and information that the council understands and can approve. We prepare, manage, and lodge your resource consent applications, ensuring they are comprehensive, accurate, and aligned with all relevant regulations, especially the Auckland Unitary Plan (AUP). We then assist with answering any questions that the Council may have and provide further advice on any changes or information that would respond to such queries or provide a positive outcome. Where necessary we can meet with the Council to work through more complex issues as needed.

In our experience, a huge part of the role is proactive problem-solving. We identify potential issues early and develop a solution before they become roadblocks. Our work covers a wide spectrum of urban planning and development projects. When you partner with us, you get a team ready to assist with every aspect of the planning process. You can explore our full range of town planning services , which include:

• Land Use Consents: For activities that aren't explicitly permitted in a specific zone.

• Subdivision Consents: For dividing a parcel of land or adjusting property boundaries.

• Assessments of Environmental Effects (AEEs): A critical report that must accompany resource consent applications. This sets out what resource consents are required, and why the project should be considered consistent with the planning documents.

• Certificates of Compliance: To officially confirm your activity is permitted and doesn't require a resource consent.

• Plan Change Advice: Providing strategic input on proposed changes to council plans.

Ultimately, our goal is to prepare a high-quality application that demonstrates professionalism and a thorough understanding of the rules, giving the Council the confidence to grant approval as quickly as possible and with the least amount of questions.

Yes, for any project of moderate to high complexity, hiring a planning consultant is a wise investment that saves you time, money, and stress. It’s about managing risk and maximising your chances of a successful outcome.

Consider the alternative. An incomplete or poorly justified application can get stuck in council processing for months or worse rejected at the lodgement stage.

Notified applications, which are those deemed to have wider effects, can already take four to six months. Simple errors can push these timelines out even further, costing you money in holding costs and lost opportunity.

The Council is currently struggling with resourcing, and processing times are already routinely doubled to 40 working days. Poorly prepared resource consent applications result in a long list of questions from the Council and each response and review can take up to two weeks. All of these delays add up cumulatively and can seriously affect your project timeframes.

The council's deposit for a resource consent application can be around $6500 for a standalone land use consent, and climb to around $12,000 for a more complex application involving several consent types (discharge permits, subdivision, water permits etc.) These are just the initial lodgement fees. Treating your consultant's fee as a direct path to a smooth process is the key to protecting your overall investment.

Not all planning advice is created equal. When you're choosing a consultant for your Auckland development, there are a few non-negotiables we believe are critical for success.

Deep Knowledge of the Auckland Unitary Plan (AUP)

The AUP is the rulebook for development in Auckland. It's a massive and detailed document. A great consultant doesn't just know the rules; they understand the policy and intent behind them. This expertise allows them to find creative and compliant solutions for your project, whether it's a residential build, a commercial development, or getting guidance on the subdivision process.

A Collaborative Approach and Council Relationships

A consultant with established, professional relationships with council planners is invaluable. We've spent years building a reputation for providing honest, upfront advice and submitting quality applications. This foundation of trust means that when we talk to the council, they listen. It allows for open dialogue to resolve issues efficiently rather than through formal, time-consuming correspondence. A confident planning consultant can ensure that the Council assessment remains on track, and within the bounds of the law.

Teamwork is essential. Your planner should work closely with your architect, engineer, and surveyor and others on the entire project team to ensure the team is working towards the same successful outcome.

To help you make an informed choice, here are a few questions we recommend asking any planner you're considering for your project:

• What is your direct experience with projects of this scale and type in this part of Auckland?

• How do you propose to address the specific challenges or risks you see with my property and development plan?

• Can you walk me through your process for preparing and lodging a resource consent application?

• How do you manage communication between the client, the council, and other specialists like architects or engineers?

• What is your strategy if the council planner raises unexpected concerns or requests further information?

The answers to these questions will give you a clear sense of their expertise, communication style, and strategic thinking.

_Disclaimer: The information provided in this article is for general guidance only. It does not constitute professional planning advice. Every development project and site is unique, and you should consult with a qualified professional to discuss your specific circumstances. Getting your development project off the ground in Auckland requires more than just a great design; it requires expert planning strategy. By engaging an experienced and knowledgeable consultant, you're not just buying a service; you're securing a partner dedicated to your project's success. If you're ready to move forward with confidence, we're here to help. Contact us to get expert planning advice for your next project.