urban-planning-consultants

How to Use the Auckland Unitary Plan Maps to Check Your Property's Zoning

Fri, 19 Dec 2025 02:51:00 GMT

A Practical Guide to Finding Your Property Zone with the Auckland Unitary Plan Maps

Key Takeaways

The Auckland Unitary Plan (AUP) is the master rulebook for all property development and land use across Auckland.
You can find your property’s specific zoning by searching your address in the free Auckland Council Unitary Plan viewer.
Your property's zone determines the base rules for things like building height, density, and what activities are allowed.
Overlays and controls are extra layers of rules that can add further restrictions or permissions on top of your base zoning.
Major updates like Plan Change 120 are significantly changing housing rules, making it vital to have current information. You must check separate maps and rules that apply under PC120.

Thinking about developing or investing in property in Auckland?

The first step in any project, big or small, is understanding the rules. In Auckland, that rulebook is the Auckland Unitary Plan (AUP). It governs everything from building a new deck to subdividing a section or constructing an apartment block. For a complete overview of the Auckland Unitary Plan itself, see our guide here .

The AUP can feel like a massive, complex document, but the council provides a powerful tool to help you get started: the online AUP maps. This guide is designed to walk you through exactly how to use them.

And understanding these rules has never been more important. Auckland's planning framework is undergoing a major shift. The city's new planning instrument, Plan Change 120, aims to enable the development of up to two million additional homes . At the same time, in response to the 2023 floods, there's a new focus on resilience. This means that while intensification is being encouraged, stronger hazard protections are being introduced to focus growth in safer, well-connected locations .

This article will show you how to conduct your own initial due diligence, empowering you to find your property's zoning and identify the key controls that affect its development potential.

First, What Are AUP Zones?

Think of zoning as the foundation of the plan. Every property in Auckland has a zone, which sets the baseline for what you can do with it. These zones are broadly categorised into types like residential, business, rural, and special purpose. For most homeowners and residential developers, the key ones are the house and business zones.

These range from the Single House Zone, which protects special character areas, to the high-density Terrace Housing and Apartment Buildings Zone, designed for urban intensification around transport hubs and town centres. Business zones similarly provide for commercial zoning of a range of levels ranging from Neighbourhood Centre Zone through to Metropolitan Centres. There are also industrial zones. Each zone has different rules for building height, density, and site coverage. Before you look up your address, it's helpful to understand how Auckland Unitary Plan zoning works in more detail.

How to Find Your Property Zoning in Auckland: A Step-by-Step Guide

Finding your zone is a straightforward process. The Auckland Council’s Unitary Plan map viewer, is your go-to tool. Here’s how we do it.

Step 1: Open the Auckland Unitary Plan Map Viewer

Your first step is to open the official AUP map on the Auckland Council website: https://unitaryplanmaps.aucklandcouncil.govt.nz/upviewer/ .

Step 2: Search for Your Property

In the top left corner, you’ll find a search bar. Simply type in the address of the property you're interested in and press enter. The map will automatically zoom in and centre on that specific property, highlighting its boundary.

Step 3: Identify Your Zone

Once the property is selected, a panel will appear on the left-hand side of the screen (or in a pop-up) with detailed information. The very first thing you'll see is the "Zoning". It will state the full name, such as 'Residential - Mixed Housing Urban Zone' or 'Business - Town Centre Zone'. The map itself is also colour-coded, and you can use the legend to see what each colour represents.

Step 4: Check for Overlays, Controls, and Other Designations

This is a critical step that many people miss. Zoning is just one piece of the puzzle. Scroll down the information panel and you will see sections for Overlays, Controls, Precincts, and Designations. These are additional layers of rules that sit on top of the base zone.

In our experience, this is where the real potential or restrictions of a site are often found. A property might be in a high-density zone, but a 'Notable Tree Overlay' or a 'Coastal Inundation Control' could significantly impact what and where you can build. Don't skip this part.

These are listed below zoning in the search results on the left hand side of the page. If you click any of these additional layers the extent of the control will show up on the planning maps. See below example where the precinct has been clicked and shows up as a red layer showing the extent of the precinct:

You've Found Your Zone – Now What?

So, you’ve found your property’s zone and identified its overlays. What does this information actually mean for your development plans? It determines everything.

The combination of your zone and any applicable controls dictates the specific development standards you must meet. These plan rules cover everything from how many dwellings you can build to how high you can go. For instance, the 'Residential - Mixed Housing Urban' zone generally allows for a building height of up to 11 metres, while the 'Terrace Housing and Apartment Buildings Zone' permits up to 16 metres. Exceeding these height limits or failing to meet other standards for things like setbacks or site coverage is a common trigger for needing permission from the council. Now that you know your property's zoning, find out if you [need a land use consent for your plans](http://www.urbanplan.co.nz/landuse-consents).

A resource consent is the formal approval you need from the council when your project doesn't fully comply with the rules of the Auckland Unitary Plan Operative in Part. Getting this right is essential for any successful subdivision or building project.

Ready to Unlock Your Property's Potential?

Using the AUP maps to find your zone is an excellent first step for any property owner, investor, or developer in Auckland. It gives you a snapshot of the base-level potential of your site.

But it is just a first step. Interpreting what the combination of zones, overlays, and the hundreds of pages of plan rules actually means for your specific vision requires expertise. A common mistake we see is people making expensive decisions based only on the zone, without understanding the impact of a specific control or a proposed plan change.

If you're ready to move from initial research to a formal assessment, we're here to help. We offer up to 30 minutes of free no-obligation advice to discuss your project and help you understand what the AUP rules mean for you. Get in touch with our team of planning experts today, and let's explore what's possible.

Disclaimer: The information provided in this article is for general guidance on using the Auckland Unitary Plan maps and does not constitute professional planning or legal advice. The Auckland Unitary Plan is a complex legal document, and its rules are subject to change. You should seek professional advice from a qualified planner for your specific situation before making any decisions related to property development, investment, or land use.

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

Sun, 16 Nov 2025 04:30:35 GMT

Your Expert Guide to Choosing a Planning Consultant in Auckland

Key Takeaways

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.

What Does a Planning Consultant Actually Do?

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.

Is It Worth Hiring a Planning Consultant?

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.

What to Look For in an Auckland-Based Planner

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.

A Quick Checklist: Questions to Ask Your Potential Planning Consultant

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.

The Auckland Unitary Plan Decoded: Unlocking Your Property's Potential

Wed, 22 Oct 2025 22:41:45 GMT

Decoding the Auckland Unitary Plan: Your Guide to Property Opportunities

Key Takeaways

The Auckland Unitary Plan (AUP) is Auckland's core rulebook for land use and development.
Understanding your property's zoning is the first step to identifying development potential.
The AUP actively promotes intensification, with multi-unit complexes dominating new consents.
Overlays and precincts can significantly impact what you can build on your land.
Expert planning advice can help you navigate the AUP's complexities and maximise your property's value.

For any property owner, developer, or investor in Auckland, understanding the Auckland Unitary Plan (AUP) is not just important – it's essential. This comprehensive document is Auckland's primary rulebook, dictating what can be built, where, and how. We've seen firsthand how a deep understanding of the AUP can unlock significant opportunities for our clients, transforming seemingly ordinary properties into high-value assets.

The AUP isn't just a bureaucratic hurdle; it's a blueprint for Auckland's future, guiding growth and development across the region. And it's a blueprint that's actively reshaping our city. We've observed a significant shift towards intensification, with multi-unit complexes becoming the norm. In fact, official monitoring reports from Auckland Council highlight that 62 per cent of all new building consents are for multi-unit complexes such as apartments and terraced housing. This trend continued in 2023/2024, where townhouses and other multi-unit dwellings accounted for 60% of residential consents , a significant jump from 34% in 2019/2020. This data underscores why knowing your way around the AUP is critical for anyone looking to make informed property decisions.

Having said that, greater density or numbers of dwellings also comes with more consenting challenges and heightens the need to get good advice early in the process.

What is the Auckland Unitary Plan and Why Does it Matter?

The Auckland Unitary Plan is the single planning document for Auckland. It sets out the objectives, policies, and rules for how land is used, developed, and protected across the entire region. Think of it as the ultimate guide for land use in Auckland. It matters because every single development, from a minor alteration to a large-scale subdivision, must comply with its provisions. Ignoring it can lead to costly delays, non-compliance issues, and missed opportunities.

In our experience, many property owners are unaware of the true potential of their land simply because they haven't "decoded" their property's zoning. Understanding your Auckland Council zone is the first, crucial step. We've found that this initial assessment often reveals possibilities our clients hadn't even considered. You can learn more about how zoning works on our dedicated page here .

Understanding Your Property's Zoning: The Foundation of Development

Zoning is at the heart of the AUP. It categorises land into different areas, each with specific rules about what can be built there. For residential properties, common zones include:

Single House Zone: Generally allows for one dwelling per site, with stricter controls on density.
Mixed Housing Suburban Zone: Permits a greater intensity of development, often allowing for two dwellings as of right, and potentially more with resource consent. This is a two storey zone.
Mixed Housing Urban Zone: Encourages higher density than suburban zones, facilitating terraced housing and low-rise apartments. This is a three storey zone.
Terrace Housing and Apartment Buildings Zone (THAB): This zone is specifically designed for high-density residential development, including terraced houses and apartment buildings. This zone provides for 6 - 7 storeys or 22m in height.

Each zone comes with its own set of development standards, including rules around building height, setbacks, and site coverage. For example, in a Single House Zone, the maximum building height is typically 8m, whereas in a Mixed Housing Urban Zone it can be 11m, and in the Terrace Housing and Apartment Zone, up to 22m under the new PC120. These differences are critical because they directly impact the scale and type of development possible on your site. These zoning rules are what determine if your project requires a land use consent, a process we guide our clients through regularly.

Beyond Zoning: Overlays and Precincts

While zoning provides the primary framework, the AUP also includes overlays and precincts that add further layers of rules and considerations. We often see clients overlook these, only to encounter unexpected complexities later on.

Overlays: These apply across multiple zones and address specific values or issues, such as natural hazards, historic heritage, or natural resource management. For instance, a 'Significant Ecological Area' overlay might restrict development even in a high-density zone.
Precincts: These are specific areas within a zone that have additional or modified rules to address local characteristics or aspirations. A precinct might be established for a town centre, an industrial area, or a unique residential neighbourhood, each with its own tailored regulations. These precinct provisions often replace the underlying zoning rules.

Understanding these additional layers is crucial. They can either constrain development or, in some cases, provide opportunities for specific types of development that might otherwise be prohibited.

Navigating the AUP: Our Approach to Unlocking Potential

The AUP is a complex document, running into thousands of pages. It's not designed for casual reading. That's where our expertise comes in. We approach the AUP as a tool to unlock potential, not just a set of restrictions. Here's how we help our clients:

Property Assessment: We start by thoroughly assessing your property's zoning, overlays, and any applicable precincts. This forms the bedrock of understanding its development potential.
Feasibility Studies: We then conduct feasibility studies, exploring different development scenarios permitted by the AUP. This might involve looking at options for additional dwellings, exploring subdivision of your property, or assessing the viability of a multi-unit complex. We help with the entire subdivision process, from initial concept to final consent. If you need assistance drawing up potential development plans, we have a number of architects that we regularly work with and put you in touch with.
Resource Consent Applications: If your proposed development requires a resource consent – which many do under the AUP – we manage the entire application process. This includes preparing all necessary documentation, managing sub-consultants, engaging with Auckland Council, and addressing any concerns that arise through the process.
Strategic Advice: We provide ongoing strategic advice, helping you make informed decisions that align with your goals and the AUP's provisions. Our deep, local knowledge means we can anticipate challenges and proactively seek solutions.

Ready to Explore Your Property's Potential?

The Auckland Unitary Plan is a powerful instrument that, when understood and applied correctly, can significantly enhance your property's value and development prospects. Don't let its complexity deter you. We're here to demystify it, providing clear, actionable advice tailored to your specific situation.

We offer up to 30 minutes of advice free of charge. Initial consultation is a great opportunity to discuss your property, your aspirations, and how the AUP might impact your plans. Let us help you navigate the AUP and unlock the full potential of your Auckland property.

If you’re looking for something more formal - we offer feasibility reports for a fixed fee of $750 + GST.

Shaping Auckland's Future: The Core Principles of Modern Urban Planning

Wed, 22 Oct 2025 22:40:43 GMT

Shaping Auckland's Future: A Guide to Urban Planning & Growth

Key Takeaways

Auckland's population is expected to grow by 600,000 over the next 30 years, creating a significant need for strategic urban planning and housing.
The city's development strategy focuses on creating a more compact urban form by encouraging intensification in existing areas rather than continuing to sprawl outwards.
Thoughtful urban planning integrates land use with transport, aiming to create well-connected communities that are less reliant on cars.
Recent data shows that housing supply has been outpacing population growth, which is a positive sign for housing affordability in the region.
Navigating Auckland's planning landscape requires expertise in areas like resource consents, subdivision, and sustainable design to contribute positively to the city's future.

Auckland is a city on the move. It's growing, evolving, and facing the exciting challenge of building a future for its residents. To understand the scale of this, consider the numbers. According to the Auckland Council, the city’s population is projected to grow by about 600,000 people over the next 30 years , reaching a total of around 2.3 million. To accommodate this, the city's draft plan allows for a capacity of up to two million new homes. These aren't just statistics; they are the foundation upon which Auckland's future is being built.

While we often focus on the specifics of resource consents and development applications, it's crucial to step back and look at the bigger picture. How is Auckland managing this expansion? What are the core principles guiding its growth? Here, we'll explore the vision for Auckland's urban development, moving beyond the paperwork to see how thoughtful planning is creating a more liveable, sustainable, and connected city for everyone.

The Challenge and the Opportunity: Why Planning Matters

Let's be frank: urban growth comes with its share of growing pains. Auckland has faced criticism over the years for its perceived shortcomings. A recent report even highlighted issues with the city's economy, productivity, and reliance on cars, leading some to label it the "City of Fails" due to its sprawl and lack of walkability . While this is a harsh assessment, it underscores the very real challenges that urban planners, developers, and the council are working to solve.

This is where strategic urban planning becomes more than just a set of rules—it becomes a roadmap for improvement. The goal isn't just to build more houses; it's to build better communities. It’s about creating a city that functions efficiently, offers a high quality of life, and protects its unique natural environment. This challenge is also our greatest opportunity to shape a better Auckland for generations to come.

There are also constant changes being imposed by the central government, that the Auckland region must respond to whether positive or negative.

The Blueprint for a Better Auckland: Key Planning Principles

So, how do we tackle these challenges? Auckland's approach is guided by several key principles that work together to manage growth effectively. These aren't just abstract ideas; they are practical strategies that influence every new building, road, and park.

Intensification vs. Sprawl

For decades, Auckland grew outwards, creating vast suburbs that stretched the city's infrastructure and cemented a car-dependent culture. The modern approach, embedded in the Auckland Unitary Plan, is to grow 'up' and 'in' rather than 'out'. This is known as intensification.

By allowing for more homes in existing urban areas—think townhouses and low-rise apartments in zones close to town centres and transport hubs—the city can make better use of existing infrastructure. This creates more vibrant, walkable neighbourhoods where people can live, work, and play without needing to get in a car. It's a fundamental shift towards a more sustainable and efficient urban form.

This approach is now being mandated by the central government.

Connecting Communities: The Role of Subdivision

Creating more homes within the existing city footprint often involves changing how we use land. This is where subdivision plays a critical role. It’s no longer just about carving up farmland for new suburbs; it’s increasingly about the clever reconfiguration of existing residential lots to accommodate more dwellings. For example, a single large section might be subdivided to build two or three modern townhouses. Subdivisions must also consider how the new development will fit into the existing urban area, how bus routes will be served, the location of required bulk infrastructure and protection of sensitive areas such as native bush.

This process is essential for achieving the city's intensification goals, but it requires careful planning and a deep understanding of council regulations. As specialists, we help landowners and developers navigate the complexities of subdivision consents in Auckland , ensuring that new developments not only meet the rules but also contribute positively to the character of the neighbourhood.

Is the Plan Working? A Look at Housing Supply

One of the most pressing issues for Aucklanders is housing affordability. A key goal of the Unitary Plan was to increase housing supply to help manage price pressures. So, is it working? The early signs are promising. A recent report highlighted that the supply of new homes in Auckland outpaced population growth between 2019 and 2024 . This increase in supply has been a crucial factor in helping to keep a lid on house prices and improve affordability.

This demonstrates that a coordinated planning strategy, when combined with the efforts of developers and builders, can produce tangible results. It shows that by enabling more diverse and plentiful housing options, we can start to address one of the city's most significant challenges.

Beyond the Blueprints: Our Role in Auckland's Future

The big-picture plans for Auckland are inspiring, but they only become a reality through individual projects. That's where we come in. As town planning and development specialists, our job is to bridge the gap between the city's vision and the on-the-ground reality of a development project. We see ourselves as partners in building a better city, not just facilitators of paperwork.

Our expertise covers all aspects of urban development and subdivision in Auckland , from initial site feasibility studies to navigating complex resource consents and engaging with the community. We provide a comprehensive range of planning services designed to guide our clients through every stage of the process. We believe that good development is about more than just compliance; it's about creating quality spaces that enhance communities and contribute to the sustainable growth of our city.

Partner with Auckland's Planning Experts

Shaping the future of Auckland is a collaborative effort. It requires a clear vision from the council, the investment of developers, and the expertise of planning professionals to bring it all together. Whether you are a homeowner looking to subdivide your property, a developer planning a new residential project, or an investor seeking to understand the city's growth potential, having the right guidance is essential.

We are passionate about helping our clients achieve their goals while contributing positively to Auckland's urban fabric. If you have a project in mind and want to work with a team that understands the nuances of Auckland's planning environment, we invite you to get in touch. Let's build a better Auckland, together. Contact us for a consultation on your next project.

Navigating Auckland's Resource Consent Maze: A Developer's Handbook

Mon, 25 Aug 2025 22:33:05 GMT

Resource Consents in Auckland: A Complete Guide

Key Takeaways

A resource consent is official approval from Auckland Council to carry out an activity that isn't permitted as of right under the Auckland Unitary Plan.
The main types of consent are Land Use, Subdivision, and Regional consents, each covering different aspects of development projects.
The application process typically involves pre-application meetings, preparing an Assessment of Environmental Effects (AEE), and lodging your application with the council for review.
Costs and timeframes can vary significantly based on project complexity, but expert guidance from a planning consultant can help manage both effectively.
A well-prepared application is the single most important factor in achieving a smooth and timely approval, minimising delays and extra costs.

For developers, investors, and property owners, the resource consent process can seem like a maze of regulations and paperwork. But it doesn't have to be a barrier. Understanding the fundamentals of the system is the first step toward a successful project. This guide will demystify the resource consent process in Auckland, breaking down what you need to know to move your project from blueprint to reality.

What Exactly Is a Resource Consent?

Think of a resource consent as official permission from Auckland Council to undertake an activity that isn't automatically allowed under the rules of the city's rule book, the Auckland Unitary Plan. These rules are established under a national framework called the Resource Management Act (RMA), which is designed to manage how we use New Zealand's natural and physical resources in a sustainable way.

It’s important to distinguish a resource consent from a building consent. A resource consent deals with the effects of your activity on the environment and the community—things like land use, noise, traffic, effects on neighbours, and the impact on natural resources. A building consent , on the other hand, relates to the construction itself, ensuring the proposed building work is safe, sound, and compliant with the Building Code.

These are often confused - approval of a building consent does not replace the need to obtain a resource consent and if you don’t have a resource consent your building consent will be “tagged” under s37, meaning you can’t start building works.

The Main Types of Resource Consent in Auckland

Resource consents aren't one-size-fits-all. They are categorised based on the type of activity you're proposing. While there can be overlap, most applications fall into one of three primary types.

Land Use Consent

This is one of the most common types of consent. You'll likely need a land use consent if your project doesn't comply with a rule in the Auckland Unitary Plan. This could involve anything from building closer to a boundary than permitted, constructing a new commercial building, or starting a business from your home that exceeds certain limits. As specialists in Auckland's planning landscape, we have extensive experience with all types of land development and resource consents in Auckland , guiding clients through the specific requirements of their unique projects.

Subdivision Consent

A subdivision consent is required whenever you plan to legally divide a parcel of land or a building into separate titles. This includes creating new vacant lots, converting a cross-lease title to a freehold title, or creating a unit title development for apartments or townhouses. The rules for subdivisions can be particularly complex, involving requirements for access, infrastructure like water and wastewater, and engineering approvals. To learn more about the specific requirements and processes, you can explore our detailed guide on subdivision consents .

Regional Consent

Regional consents are needed for activities that may affect the environment, such as our water, air, or land. Common triggers for a regional consent include undertaking significant earthworks, diverting or damming a stream, taking large amounts of water, or creating large impervious surfaces like car parks that increase stormwater runoff. These are considered regional consents because they manage activities that affect our shared natural resources, and require careful assessment to mitigate any adverse effects. These types of consent will often require the input of environmental specialists such as ecologists or coastal experts.

The Auckland Resource Consent Process: An Overview

Navigating the application process requires a structured approach. While every project is different, the journey generally follows a clear pathway from initial concept to final approval.

Pre-Application Engagement: Before you even begin preparing resource consent documents, we highly recommend a pre-application meeting. This involves discussing your proposal with a council planner, often alongside your own planning consultant. It’s an invaluable opportunity to identify potential issues early, clarify requirements, and get an initial feel for the council’s position. Note that the Council has restricted what applications are eligible for a pre-application meeting.

Preparing Your Application & AEE: The heart of your resource consent application is the Assessment of Environmental Effects (AEE). This comprehensive document details your proposed activity and assesses its potential effects on the environment—both positive and negative. It must demonstrate how you will avoid, remedy, or mitigate any adverse effects and why your proposal should be considered consistent with the objectives and policies of the Auckland Unitary Plan. Depending on the project, you may also need specialist reports from an engineer, traffic consultant, or surveyor to support your application. We can help you decide which other sub-consultants you’ll need.

Lodging with Auckland Council: Once your application is complete, we lodge it with Auckland Council. The council will perform an initial check to confirm all the necessary documentation has been provided before they formally accept it for processing.

Council Assessment & Decision: A council planner will then conduct a full assessment of your application against the Auckland Unitary Plan and the RMA. They may request further information (an RFI), which pauses the processing clock. The council will also decide if the application needs to be notified, meaning affected parties or the public are invited to make submissions. Notification of resource consents is rare, however there may be the need for negotiation and changes to the plans and reports as the resource consent makes its way through the process. The council will issue a decision to either grant or decline the consent. If granted, it will almost always come with a set of consent conditions you must comply with.

How Much Does Resource Consent Cost in Auckland?

The cost to obtain resource consent varies widely depending on the scale and complexity of your project. The final figure is made up of several components, including the council’s processing fees, the cost of hiring a planning consultant to prepare the application, and fees for any specialist reports required from sub-consultants.

Auckland Council requires a deposit to lodge your application, which covers the initial processing work. For example, for subdivision consents, this council deposit fee is typically between $2000 - $5000 for a standalone consent, rising to around $12,000 for a 'bundled consent' that includes a mixture of landuse, subdivision or regional permits . The final council fee will be based on the actual time their staff spend on your application, so a complex project that requires more detailed assessment will cost more. Investing in a well-prepared application upfront can save you money by minimising council processing time and avoiding costly delays. Council fees are always changing, so make sure you check out their website for the latest fees.

What is the Timeframe for Resource Consent in Auckland?

The statutory timeframe for Auckland Council to process a non-notified resource consent is 20 working days. However, this clock is often paused if the council requests further information, which is a common part of the process. For more complex or notified applications, the timeframe can be significantly longer.

Due to the volume of resource consents, the Auckland Council is routinely doubling these timeframes to 40 working days, so you should plan your projects based on this longer timeframe.

The key to a timely approval is submitting a high-quality, comprehensive application from the start. A proactive approach that anticipates the council’s questions and provides all the necessary information upfront gives you the best chance of a smooth process without unnecessary delay.

A good planner will advise you on what's needed to prepare a robust application, and recommend changes to your design, to minimise the risk of lengthy holdups.

Partner with an Expert to Navigate the Process

The resource consent process is a critical gateway for any development in Auckland. While the regulations are complex, they are not insurmountable. With a clear understanding of the requirements and the right expert advice, you can navigate the system with confidence.

At Urban Planning Consultants, our job is to provide that expertise.

We specialise in preparing resource consent applications and guiding our clients through every step, from initial strategy to final resource consent decision. We work to demystify the council’s requirements, manage the documentation, and provide professional advice for your project to give it the best chance of success. If you're ready to get your Auckland development project moving, get in touch with our team of planning consultants today. We're here to turn complex regulations into successful outcomes.

The Blueprint for Subdivision in Auckland: From Feasibility to Final Title

Tue, 29 Jul 2025 21:51:33 GMT

Subdividing Your Property in Auckland: A Simple Guide to the Process

Key Takeaways

Thinking about unlocking the potential of your land? With Auckland’s continuous growth, the idea to subdivide your property is more relevant than ever. The city is buzzing with development; in the year ending April 2025 alone, a staggering 13,719 new dwellings were consented in the Auckland region . This isn't just a number—it's a clear signal of the intense demand for new homes and sections.

This demand is driven by a growing population. In suburbs across South Auckland, for example, the population has swelled by approximately 27,300 people since 2018 , fuelling a boom in subdivisions. Add to this a recovering housing market, which saw a surge in sales in early 2025, and it’s clear that making subdivision work for you is a timely opportunity.

But let's be honest, the subdivision process can seem daunting. It’s a journey filled with technical terms, council regulations, and multiple professionals. That’s where we come in. Our goal is to simplify the process, guiding you from the initial spark of an idea to holding new titles for your property. This guide will walk you through the essential steps, costs, and considerations for property subdivision in Auckland.

How Do I Know If I Can Subdivide My Property in NZ?

You can determine if your property can be subdivided by checking its zoning under the Auckland Unitary Plan and assessing site-specific factors like size, access, and servicing capabilities. The first step is a feasibility assessment. This initial check gives you a clear picture of what’s possible for your specific piece of land before you commit significant time or money.

Here’s what a feasibility check typically involves:

This initial investigation is the most critical part of any subdivision project. It lays the foundation for success and helps avoid costly surprises down the track.

The Main Types of Property Subdivision in Auckland

Subdivision isn't a one-size-fits-all process. The best approach depends on your property and what you want to achieve. Whether you're creating a vacant lot to sell or developing townhouses, there's a specific form of subdivision to match.

At Urban Planning Consultants, we have deep experience across the board and can help you navigate the nuances of each type. Our expertise in handling all forms of subdivision, from straightforward vacant lot projects to more complex unit title and cross-lease conversions, ensures you get the right advice for your situation. You can learn more about our specific subdivision consent services here .

Subdivision around an Approved Land Use Consent

This is the most common form of subdivision as if you propose the buildings and subdivision at the same time there is no minimum lot sizes that must be achieved. Rather, the plans simply need to show that the buildings will comply with the zone standards such as outlook, outdoor living spaces and site coverages. In this instance the focus is on preparing high quality architectural plans and then the subdivision (scheme) plan is designed to match that.

Vacant Lot Subdivision

This is the simplest form of subdivision and involves dividing an existing piece of land into two or more sections. The goal is to create new, empty lots with their own legal titles, ready for a new house to be built. This is a popular option for those with a large backyard who want to subdivide and sell the new lot.

Unit Title Subdivision

If your project involves building apartments or townhouses, a Unit Title subdivision is likely the right path. This form of subdivision gives individual titles to housing units that might share common property such as driveways, lobbies, or outdoor areas. It’s the modern standard for medium-density and intensive development and ensures that a body corporate can be set up to run common areas once the subdivision is completed.

Cross-Lease Conversion

Cross-lease titles are an older, more complicated form of ownership. Many owners choose to convert their cross-lease to a modern fee simple title to remove the restrictions and complexities, such as needing neighbour's consent for alterations. This process still requires subdivision consent from the Auckland Council but otherwise follows the same process as vacant lot subdivisions above.

The Subdivision Process: A Step-by-Step Guide

Navigating the subdivision process requires a clear roadmap. While every project is unique, the core steps from application to new titles remain consistent. Here’s a breakdown of the journey.

Step 1: Feasibility and Concept Design

As discussed, it all starts here. We work with you and your architect and surveyor to confirm the potential for subdivision and create a concept plan that meets both your goals and the Council's rules.

Step 2: Prepare and Lodge the Resource Consent Application

This is the formal application to the Auckland Council. A resource consent is official permission to carry out an activity that isn't automatically permitted by the Unitary Plan. The subdivision consent application includes detailed scheme plans, architectural plans if subdividing around buildings, an assessment of environmental effects, and engineering reports. Getting this application right is key to a smooth process.

Step 3: Council Processing and Section 223 Approval

The Council assesses the application against the Unitary Plan. They may ask for further information before granting the resource consent, which will come with a set of conditions that must be met.

Once the subdivision consent is approved, you must submit a final survey plan to Council for approval. If the survey plan is acceptable, the Council issues a Section 223 certificate.

Step 4: Physical Works and Engineering Sign-off

This is where the plans become reality. It involves constructing any new infrastructure required by the consent conditions, such as laying new stormwater or wastewater drainage pipes and building vehicle crossings or driveways.

If you have subdivided around buildings you do not necessarily have to complete the construction of the buildings before the new titles are issued. The Council does have an alternative process where a consent notice is imposed on the new titles requiring that the approved buildings are constructed following subdivision so this is something worth considering in terms of your overall planning.

Step 5: Final Certification and New Titles (Section 224c)

Once all consent conditions are met and the physical works are complete, the surveyor will apply to the Council for a Section 224c certificate. This certificate confirms that you’ve done everything required. Your solicitor then uses this to lodge the new plan with Land Information New Zealand (LINZ), who will issue the new records of title for your new lots.

Your subdivision is now complete!

How Much Does It Cost to Subdivide in Auckland?

The cost to subdivide land in Auckland varies significantly based on the complexity of the project and the specific requirements of your site. It's not a single figure but a combination of different fees and charges.

Here are the main components of subdivision costs:

Building Your Expert Team

A successful subdivision is a team effort. Trying to manage the process alone can lead to delays and costly mistakes. Having the right professionals on your side from the start is the best investment you can make.

Your core team will include:

Coordinating this team is part of what we do. Our comprehensive approach means we can manage all aspects of the planning process, making us a one-stop-shop for your development project. You can see the full breadth of our planning services here .

Ready to Simplify Your Auckland Subdivision Journey?

Subdividing your property in Auckland is a significant undertaking, but it's also an incredible opportunity to maximise the value of your asset. The key is to understand the process, anticipate the costs, and partner with a team you can trust.

The journey from a single piece of land to two or more separate titles can be complex, but it doesn’t have to be overwhelming. With expert guidance, you can navigate the Auckland Unitary Plan, manage the consent application, and turn your land's potential into a reality.

If you're ready to explore what's possible with your property, we're here to help. Contact us today for an initial discussion about your subdivision project, and let's simplify the process together.

Auckland's Urban Development Landscape: Challenges and Opportunities

Mon, 05 May 2025 02:07:42 GMT

Auckland's Urban Development Landscape: Challenges, Opportunities & Why You Need Urban Planning Consultants

Trying to get a development project off the ground in Auckland? You're probably already aware it's a unique beast. Auckland's urban landscape is constantly shifting, driven by growth, new regulations like the Unitary Plan, and the ever-present Resource Management Act (RMA) which is also up for review. For investors, developers, and property owners, navigating this complex environment presents both significant challenges and exciting opportunities. Understanding this landscape is the first step, but having the right guide is crucial.

This is where experienced urban planning consultants in Auckland become invaluable. The planning environment is constantly evolving, and keeping up requires specialist knowledge. Any investor or developer would be wise to have a local expert making sure they are steered in the right direction, kept up-to-date, and guided smoothly through council processes. Let's break down the current state of play.

What is Urban Planning?

Urban planning , sometimes referred to as town planning, is essentially the process of designing and regulating the use of space. It focuses on the physical layout of human settlements, considering aspects like land use, infrastructure (like transport networks), environmental protection, and community well-being. Good urban planning aims to create functional, attractive, and sustainable places for people to live and work. It involves balancing competing demands for development, conservation, and social needs, often translating broad strategic goals into specific rules and guidelines for development projects.

In the Auckland context these plans and rules are formulated into the Auckland Unitary Plan.

What Does an Urban Planning Consultant Do?

An urban planning consultant acts as your expert guide through the complexities of the planning system. Their primary role is to provide professional advice and manage the processes involved in obtaining approvals for land use and development projects. This often involves preparing and lodging resource consent applications, undertaking site feasibility assessments, liaising with council planners and other specialists (like engineers or surveyors), and providing strategic planning advice. They interpret complex regulations, identify potential issues early, and develop strategies to achieve the best possible outcome for their client's project, whether it's a small residential subdivision or a large commercial or industrial development.

Key tasks we can help with are:

Why is Auckland's Urban Development So Complex? (The Challenges)

Auckland's rapid growth has put immense pressure on infrastructure and housing. To manage this, Auckland Council operates under the comprehensive Auckland Unitary Plan , a massive document outlining zoning, development controls, and environmental regulations across the entire region. They also have a Long Term Plan setting out how and where they will invest in infrastructure.

Navigating the Auckland Unitary Plan, alongside the overarching Resource Management Act 1991 (RMA), requires significant expertise. Key challenges include:

Successfully managing these challenges demands attention to detail, a thorough understanding of the planning process, and often, specialist advice to ensure compliance and avoid costly delays. The complexity means even seemingly straightforward projects can hit unexpected roadblocks without proper planning advice.

What Opportunities Exist in Auckland's Urban Development?

Despite the challenges, Auckland offers significant opportunities for savvy investors and developers. The push for intensification under the Unitary Plan creates potential for higher-density housing in many areas. Key opportunities include:

Capitalising on these opportunities requires a clear strategy, an understanding of site constraints and potential, and the ability to navigate the planning approvals pathway efficiently. This is where the value of strategic planning advice becomes clear.

Navigating the Resource Consent Process in Auckland

The resource consent process is central to undertaking most development projects in Auckland. It's the Council's way of assessing proposed activities against the rules and environmental standards set out in the Unitary Plan and the RMA. Having a knowledgeable planner guide you through this is essential.

What is a Resource Consent?

A resource consent is formal approval from the local council (Auckland Council in this case) to carry out an activity that might affect the environment and isn't explicitly permitted as of right by the district or regional plan (like the Auckland Unitary Plan). It grants permission to use or develop land or resources in a certain way, subject to specific conditions.

What Requires a Resource Consent?

A wide range of activities can trigger the need for resource consent. Common examples in Auckland include:

If you're unsure, the best first step is to seek professional planning advice.

How Long Does it Take to Get a Resource Consent?

The statutory timeframe for processing a non-notified resource consent application is 20 working days once the council deems the application complete. However, this clock often stops if the council requests further information (a Section 92 request) and in the Auckland context the Council regularly doubles timeframes to 40 working days.

Realistically, simple to medium consents might take 1-3 months, while more complex or notified applications can take considerably longer, potentially 6 months or more, especially if hearings are required. Your consultant can provide a more tailored time frame estimate based on your specific project.

How Much Does it Cost to Get a Resource Consent in Auckland?

Costs vary significantly depending on the complexity of the application, the need for specialist reports, and whether the application needs to be publicly notified. Auckland Council charges fees based on the time spent processing the application. A simple consent might cost a few thousand dollars in council fees, while complex applications requiring extensive assessment, specialist input, and potential hearings can run into tens of thousands. If you are planning a land use and subdivision consent the Council deposit currently stands at $12,000.

Your planning consultant's fees are in addition to this. While it's an investment, good advice can prevent costly mistakes and delays related to Council information requests.

How Long Does a Resource Consent Last?

Most land use consents, once granted and "given effect to" (meaning the activity has started), essentially last indefinitely unless a specific lapse date or condition states otherwise.

Subdivision consents typically have a lapse date by which the new titles must be created (often 5 years, but check the specific consent). Consents for activities like water permits or discharge permits usually have fixed terms (e.g., 10, 25, or 35 years).

What Specialist Reports Will I Require?

Depending on the nature and scale of your project and the site's characteristics, Council may require specialist reports to support your resource consent application. Common reports include:

An experienced planning consultant can identify which reports are likely needed early in the project planning stage, helping you budget and manage the process effectively.

Is it Worth Getting a Planning Consultant?

Absolutely.

While it might seem like an added expense, engaging a skilled planning consultant early often saves significant time, money, and stress in the long run. The planning system is complex, and mistakes can lead to lengthy delays, refused consent applications, or costly compliance issues down the track. A good consultant understands the nuances of the council processes and regulations and will prepare a high quality AEE that the Council can then rely upon in making their assessment of the proposal.

Why Choose Specialist Planning Consultants in Auckland?

When selecting your advisor, look for specialist urban planning consultants with proven experience specifically within the Auckland region. Local knowledge is critical for effectively navigating Auckland Council's specific requirements and the nuances of the Unitary Plan. Look for a firm that emphasises:

The urban planning environment is constantly evolving in Auckland. Any investor and developer would be wise to have a local expert like experienced urban planning consultants making sure they are steered in the right direction and kept up to date with the current urban development landscape. Their expertise ensures a smoother path through the resource management and planning processes.

Are Urban Planners in Demand in New Zealand?

Yes, urban planners and planning consultants are in demand in New Zealand, particularly in high-growth areas like Auckland. The ongoing need to manage urban growth, address housing supply, upgrade infrastructure, and protect the environment means skilled planners play a crucial role. This demand reflects the complexity of the planning system and the value that expert planning advice provides to developers, councils, and the community in shaping sustainable development outcomes across the private and public sector.

Your Partner in Auckland Development

Navigating Auckland's urban development landscape requires careful planning, strategic thinking, and expert guidance. The challenges posed by complex regulations and growth pressures are significant, but so are the opportunities for well-considered residential and commercial projects. Engaging knowledgeable urban planning consultants in Auckland is key to unlocking that potential and achieving success.

If you're planning a development project in Auckland, getting the right advice early is crucial. A specialist planning consultant can provide the expertise, strategy, and support needed to navigate the resource consent process efficiently and achieve your goals. Don't hesitate to get in touch with expert planning consultants to discuss your project needs and how they can provide exceptional service and guide you through the intricacies of Auckland's planning system. Let us help you shape your development aspirations into reality. Contact us for professional advice today.

Plan Change 79: What it means for your development

scott@urbanplan.co.nz (Scott Macarthur) — Thu, 08 Aug 2024 23:42:39 GMT

Plan Change 79: Transport - Council Decision Released

The Council has released its decision on PC79 today. Now that this decision has been released the rules and other provisions of PC79 gain legal weight and have the same status as operative rules in the Auckland Unitary Plan (AUP). This means when designing your development you must look to comply with all rules in both the operative plan and PC79.

This blog explores what is new in PC79.

Pedestrian Paths

The new rules that are likely to have the most impact on development layout are the new pedestrian path requirements. There are two requirements:

Primary Pedestrian Access - this is defined as the pedestrian route connecting each dwelling directly to the public footpath.
Carparking Pedestrian Access - new requirements requiring footpaths to connect carparking spaces through to the primary pedestrian access.

Primary Pedestrian Access Requirements

Primary Pedestrian Access must be 1.8m wide where it connects dwellings to the public footpath and is not adjacent to any vehicle access.
Where Primary Pedestrian Access is next to a vehicle access it can be reduced to 1.4m in width, but in such circumstances must be vertically separated as shown in Figure E27.6.4.3.1 below.

Primary Pedestrian Access must maintain a vertical clearance of 2.1m along its full length.
In addition, where not adjacent to a vehicle access the Primary Pedestrian Access must be within a 3m corridor clear of buildings.

Carparking Pedestrian Access

This must be 1.2m wide and vertically separated in the same manner as noted above.
The footpath must connect each carparking space either to the Primary Pedestrian Access or dwelling associated with the carparking as relevant.

It is likely that these requirements will overlap. For example, a standard layout with terrace dwellings at the rear of a site and vehicle access and carparking located in the middle of the site is likely to result in the need for a 1.8m wide pedestrian access along the full site length connecting to the public footpath. However, if an aspect of the Primary Pedestrian Access is adjacent to a vehicle access at any point, this can be reduced to 1.4m.

It will obviously take some time for these variants to be explored and to understand how Council will be applying these new rules.

What Other Changes are Note Worthy?

Bike Parking

There have been changes to the bike parking requirements on sites:

Every residential development of 20 or more dwellings will be required to provide visitor bike parking at a rate of 1:20 units.
Every residential dwellings that does not have a garage or basement parking space will be required to provide 1 bike parking space.
Bike parking cannot be located within required outdoor living areas or landscaped areas, must be sheltered and provide places for bikes to be locked.

There are new loading space requirements for residential developments that front onto arterial roads as follows:

Where all dwellings have direct pedestrian access to a road, no loading is required.
Where 10 or more dwellings are proposed, that don't have pedestrian access, 1 loading space is required.
Such loading spaces must measure 6.4m long x 3.5m wide.
Tracking for this vehicle (effectively a van) must be demonstrated on site plans.
Vertical clearance of 2.8m must be maintained above vehicle access.

Accessible Parking

For residential development in the Mixed Housing Urban and Suburban Zones, accessible parking will be required as part of the resource consent where 10 or more residential units are proposed. These must be provided in accordance with the below table:

Heavy Vehicle Access

The plan change includes new requirements around heavy vehicles. This is likely to apply when a development proposes private waste collection. In such circumstances:

Space must be provided for a heavy vehicle with 8m length.
Tracking for an 8m long vehicle must be demonstrated on the site plans.
Vertical Clearance of 3.8m must be maintained above vehicle access.

Lighting

Many more applications will now have to demonstrate the lighting proposed and how compliance with chapter E24 has been achieved. The new triggers for requiring a lighting report are:

Four or more dwellings served by a Primary Pedestrian Access OR
10 or more parking spaces
10 or more dwellings.

Get in Touch

This blog provides a summary of the main changes coming out of PC79. If you would like to view the full text please see this link.

There are a number of new rules introduced by Plan Change 79, some of which are quite complicated and only apply in certain circumstances based on zoning or roading classifications.

It will take some time for both applicants and the Council to adjust to these new rules and there will likely be the need for interpretations as these new rules are bedded in.

Please note that the PC79 rules apply to both existing applications still at Council and new applications that are proposed but not lodged.

Please get in touch on scott@urbanplan.co.nz if I can be of any assistance.

Auckland Unitary Plan Zoning: How it works

scott@urbanplan.co.nz (Scott Macarthur) — Fri, 19 Jul 2024 02:30:04 GMT

Your Auckland Council Zone: What The Plan Rules Let You Do

Understanding Auckland Council Zones:

When it comes to understanding Auckland Council Zones, it's essential to know the different types of zones that exist. Auckland's zoning system allocates different land areas for specific uses, including residential, commercial, rural, open space and industrial purposes. Among the various zones, residential zones play a crucial role in determining what can be built in specific areas.

The Auckland Unitary Plan categorizes residential and business zones based on factors such as housing density and building height restrictions sought in each area. These categories help to maintain a balance between urban development and preserving green spaces within the city. Understanding how the Auckland Unitary Plan categorizes residential zones is key to knowing what type of development is allowed in each zone.

Properties in different zones are subject to specific standards outlined by the Auckland Council. These regulations dictate various aspects of development, including building height, land use, and design requirements. It's important for property owners and developers to be aware of these rules to ensure compliance with the council's guidelines to reduce the complexity of any required resource consents and reduce notification risks.

Navigating Auckland Council's Planning Map:

The Auckland Council planning map provides valuable information regarding zoning, land use, and development regulations and should be your starting point in investigating what rules or standards apply to your property.

The Unitary Plan map viewer can be found here

You start by entering the property address in into the search box at the top of the page. In this example, we are using 9 - 15 Davis Crescent in Newmarket. NB: When an address covers multiple addresses ensure that you do not put a space between the numbers.

Figure 1 - Auckland Unitary Plan Zoning Map for the Address

On the left hand side of the page the Unitary Plan Map will populate all planning information relevant to the property. In this instance this includes:

Zoning - Mixed Use Zone.
Precinct - This does not apply in this example.
Overlays - Volcanic View Shaft.
Controls - Newmarket Height Variation Control - 27m, Centre Fringe Office Control and Macroinvertebrate Community Index.

While the focus of this blog is on zoning, this shows that there are other layers that must also be considered in addition to zoning. For example, in this case the Height Variation Control modifies the height limit of the zone, so that rather than having a maximum height of 18m, buildings can be built up to 27m on this site.

By exploring the planning map, property owners can gain insights into the specific zone, rules and overlays that they will have to consider on both their properties and surrounding areas. Understanding the information available on the planning map is essential for making informed decisions about property development.

Exploring Planning Rules for Auckland Properties:

The Unitary Plan introduced by the Auckland Council has had a significant impact on the range of zones now available for development. These zones often aim to balance the need for increased housing supply while preserving the character of established residential neighborhoods.

Intensification is a critical concept that relates to urban zones in Auckland. It involves increasing the density of development in certain areas to accommodate population growth and promote efficient land use. By understanding intensification and its implications, property owners can better navigate planning regulations concerning urban zones.

Figure 2 - The Residential Zones

There are four residential zones as shown in the above planning map:

Single House Zone - Shown as off white
Mixed Housing Suburban - Shown as light yellow
Mixed Housing Urban - Shown as orange
Terrace Housing and Apartment (THAB)- shown as dark orange

These provide a graduated approach to development, with the Single Housing zone providing the least development potential, the Mixed Housing zones providing for up to three dwelling per site with varying height limits, and the THAB zone providing for apartment building and terrace housing typologies.

Applicant should note that the Auckland Council has notified Plan Change 78: Intensification. This intends to significantly change zoning, with most residential areas within the urban area expected to be zoned Mixed Housing Urban. This plan change is not operative so the rules do not currently apply at the time of this blog (July 2024).

Exploring Planning Rules for Auckland Properties:

Frequently Asked Questions About Zoning

Overview of The Auckland Unitary Plan

scott@urbanplan.co.nz (Scott Macarthur) — Tue, 20 Feb 2024 02:04:09 GMT

Managing Auckland's Natural And Physical Resources

The Auckland Unitary Plan is a comprehensive document that guides the development and growth of Auckland, New Zealand's largest city. The Unitary Plan is a crucial tool for the Auckland Council, aiming to create a more liveable, sustainable, and well-governed city. This article provides an overview of the Auckland Unitary Plan, highlighting its objectives, key features, and its impact on the future of the city.

Key Features & Purpose of the Auckland Unitary Plan

The Auckland Unitary Plan is structured around several key components, each addressing different aspects of Auckland's development:

Zoning and Land Use

Residential Zones in the District Plan: These areas are designated for housing, with different zones allowing for varying densities and heights to cater to different housing needs.
Business Zones: Identified areas for commercial activities, promoting economic development while managing effects on the surrounding areas. These precincts typically allow for intensification.
Rural and Coastal Zones: These zones aim to protect Auckland's natural landscapes and biodiversity, limiting urban sprawl and ensuring any development is sensitive to the environment. Some limited lifestyle development is enabled in rural zones where reverse sensitivity effects can be avoided.

Heritage and Environment

Heritage Protection: The plan includes measures to preserve Auckland's cultural heritage, including historic buildings and sites. On control applying over a large part of the city is the Special Character Overlay, which protects early 20th century houses.
Environmental Safeguards: Policies to protect natural resources, manage waste, and mitigate environmental risks, ensuring Auckland's environment is preserved for future generations in New Zealand. The Plan contemplates the use of Auckland's natural and physical environment while continuing to protect it's unique characteristics. One example is the protection of the Auckland Volcanic Cones.

Transport and Infrastructure

Transport Network: Plans for an integrated transport system that supports sustainable modes of transport, including public transport, cycling, and walking. Following changes to the NPS-UD there are no longer parking requirements on any site in the region.
Infrastructure Development: Guidelines for the provision of essential services and infrastructure, such as water supply, wastewater, and energy, to support Auckland's growth.

Impact and Implementation

Since its adoption, the Auckland Unitary Plan has had a significant impact on the city's development:

Increased Housing Supply: The plan has enabled the construction of thousands of new homes, addressing Auckland's housing shortage.
Environmental Conservation: Strategic measures have been taken to protect Auckland's natural environment, even as the city experiences change and growth.
Economic Growth in New Zealand: By providing clear guidelines for development, the plan has helped stimulate economic activity, promote future development and attract investment.

Auckland's Key Planning Document

The Auckland Unitary Plan is a visionary document that shapes the future of Auckland, balancing growth with sustainability, heritage protection, and environmental conservation. The Auckland Unitary Plan is a key driver in making Auckland a more liveable, lively, and vibrant city for its regional residents and visitors alike. As Auckland continues to evolve, the district plan, with its Unitary Plan, will remain central to its development, ensuring that growth and change are managed in a way that benefits everyone, including those with special character needs.

If you are undertaking a project on your property or dwelling, the Plan will dictate whether you need a resource consent, and how you may be able to subdivide and develop your land . It is a technical document and our expert team and consultants can help guide you through it's requirements. Please get in touch today.

The Changes we ACTUALLY need to the RMA

scott@urbanplan.co.nz (Scott Macarthur) — Fri, 15 Dec 2023 21:03:17 GMT

This is how the New Coalition Government should "panel beat" RMA 2.0.

Introduction

One of the big jobs that the new Coalition Government has is to write the legislation that will replace the Resource Management Act 1991 (RMA).

Gary Taylor of the Environmental Defence Society was certainly right in recent comments that the government should just panel beat the options that the Labour Government came up with, rather than starting again.

However, he was not correct in calling the Coalition governments new approach of two separate pieces of legislation for urban development and environment regulation “antiquated". To the contrary, this is exactly what must occur to reverse the problems that have built up under the RMA for the last 30 years.

It took the Supreme Court 23 years to finally decide that we weren’t actually trying to “balance” urban development against environment outcomes, but rather environmental limits were “bottom lines” that weren’t to be crossed. It is hardly a surprise that we have spent 30 years doing trade-offs, as that is exactly what happens when you try to shoe horn urban development and environmental regulation into the same Act. Put simply they both have vastly different and competing outcomes and cannot be “integrated” as the RMA tried to do.

Those parts of the existing RMA 2.0 created by the Labour Government that the Coalition should keep and “panel beat” are:

Changes to the Act that require notification provisions to be codified in District Plans so everybody knows the notification path they will be heading down if they break certain rules. The notification provisions have been one of the biggest issues with the operation of the RMA and must change.

The strengthened compliance provisions of the Act.

The focus on a National Planning Frameworks and reduction in the number of district plans required in the country for efficiency reasons.

But the Coalition Government must go much further if we are to get an enduring set of laws that will ensure both environmental protection and coherent and well-planned urban development in this country. I set out some of the main ones below.

The Need for Structure Plans

One of the concerning aspects of the Coalition Governments plans are the statements that Council’s should simply rezone 30 years of land supply and be done with it. If only urban planning and the infrastructure planning and investment that goes with it were so simple.

It is critical that areas that are to be re-zoned are properly structure planned before developers are able to apply for resource consents to develop such land. Structure planning allows the following actions to occur:

Natural hazards or “no go” areas can be identified, such as areas that are subject to liquefication or other soil issues, have flood plains or are elite farming soils that should be protected from development.

The key corridors can be identified in an area for the necessary infrastructure that will be needed to support new urban growth. This includes the roads and public transport infrastructure needed, but also stormwater ponds, corridors for main truck stormwater, wastewater, and electricity lines all of which cannot be easily retrofitted into poorly planned development.

Landuse planning can be undertaken that focusses intensification within walking distance of planned public transport. Landuse planning also ensure that we are designing true communities that include a town centre, parks and other amenities that make a place nice to live in. Such actions are critical if we are to avoid the soulless sprawl and dormitory suburbs that have been allowed under RMA. These simply connect to the motorway network and result in peak hour congestion.

Perhaps most importantly, a structure plan identifies the infrastructure needed to support urban development so that such infrastructure can be costed and those who benefit from such infrastructure made to pay. It is critical that the new legislation states a structure plan may not be approved until an agreed and funded infrastructure plan exists to support the proposed urban development, whether greenfield or brownfield.

National Planning Frameworks

The RMA 2.0 changes introduced more national direction in the form of a National Planning Framework, but the proposals didn’t go far enough and can be considered mere tinkering. We must more past the quaint idea that each region needs to come up with its own bespoke rules to cover urban planning or environmental concerns. Urban planning and Environmental Science, like any professions, have well agreed standards for what makes good development and what is considered bad development.

The planning rules should be drafted on a national basis to ensure that the rules that we do have represent excellence in urban planning and design and the latest science when it comes to environmental protection rules.

Only if truly local issues exist should Councils be allowed to come up with bespoke rules.

I would see a proper National Planning Framework working in this way:

A selection of applicable zones, and associated rules, would be drafted by the relevant ministry.

Equally a suite of overlays and associated rules dealing with common issues such as flood plains, land instability, noise, lighting, transport, and others should be prepared.

Councils would then be responsible for mapping their regions and applying the zones, and overlays from the pre-drafted list from the ministry.

Only where bespoke rules were approved by the Minister, could these then be drafted by the relevant Council in consultation with the ministry, and any final local rules could be listed under that specific region on the ministry’s website.

The benefit of this approach is that developers and planners alike will become familiar with the adopted zones, overlays and rules and will be able to operate in any region in New Zealand with corresponding efficiencies throughout the development process.

An increased role for the Environmental Protection Agency (EPA)

The role of the EPA should be expanded to be the consenting authority for any environmental permits needed under the new Environmental Act dealing. This would remove the bias and conflicts of interest that arise when a Council, that wants to increase its rating base, is also charged with protecting the environment in its region.

The dire state of our streams and rivers shows that the conflict between development goals and environmental protection has not been managed well by local Councils and amounts to the fox minding the hen house.

Transferring the consenting functions to the EPA would ensure that these permits remain at arm’s length from development interests, and that inappropriate influence over the consenting processes is removed. Permits would only be issued if the science demonstrated a permit was appropriate and that environmental bottom lines of the Act were protected.

Planning Inspectorate

A Planning Inspectorate should be established similar to the UK system.

This would form a pool of hearing commissioners that could travel around the country and determine plan changes and notified resource consents as needed by Councils. Providing a Planning Inspectorate would enable experienced planners to commit to commissioner work in the knowledge that a full-time job could be made of it and as such would attract high quality applicants.

Having a Planning Inspectorate would improve the quality of decision making and reduce the number of appeals that would need to consume the time of New Zealand Courts.

Population Strategy

All of the above recommendations would create a step change in the efficiencies and quality of outcomes produced by our planning system.

But they won’t achieve anything if we continue to allow uncontrolled population growth to occur. Even with the best of intentions, there is no way that our urban planning system can respond to an influx of 100,000 people in one year as was recently reported. The same goes for our hospitals, schools, GPs, and infrastructure networks in general.

We must get serious about immigration policy settings and set a clear annual cap that the urban planning system and infrastructure planning can work within. Such work would naturally lead to discussions about the ultimate population goal for New Zealand that we are actually targeting.

Conclusion

There is no doubt that the task of reforming our RMA laws is a large one. However, rather than throwing out the baby with the bathwater, I suggest the Coalition take RMA 2.0 and further improve it, including with the ideas discussed in this article.

Plan Change 78: Intensification

scott@urbanplan.co.nz (Scott Macarthur) — Thu, 14 Dec 2023 22:46:32 GMT

Plan Change 78: Intensification

On 18th August Auckland Council notified a very large plan change which changes zoning and rules across the whole region, as directed by Central Government.

There are two processes in play that have resulted in the plan change:

Medium Density Residential Standards (MDRS). There are a set of rules which require the Council to permit three dwellings within residential zones, subject to complying with the MDRS standards. The plan change incorporates these MDRS into the Auckland Unitary Plan.

The National Policy Statement on Urban Development (NPS-UD). This is government policy statement that directs higher levels of development to be allowed where in proximity to frequent public transport stops. In particular, development of at least 6 storeys must be enabled within “walkable catchments”.

The Council has determined that walkable catchments will be 1200m from the City Centre and 800 metres from planned rapid transport stops and previously consulted on these distances prior to notifying the plan change.

Further information on the plan change, including a number of fact sheets produced by the Council, can be found here:

The Council regularly updates their website with any other plan changes that are currently open for submissions or have been notified. These can be found here.

What does Plan Change 78 mean for my Suburb?

In the North Shore this has resulted in greater building intensity around Albany, the bus stations along the Northern Busway, Takapuna, and a smaller amount around the Devonport Town Centre. The dark orange on the following maps shows where the Terrace Housing and Apartment Building zone is being applied. The dark black outlined shows the walkable catchments.

For the central Isthmus a large amount of development is enabled surrounding the City Centre zone, along the western line train stations, southern and eastern line stations. For East Auckland, intensification is centred around Botany Town Centre, Highland Park, and Pakuranga Town Centre.

Controversially large area of the Central Isthmus has not been zoned where located around the proposed Auckland Light Rail Corridor.

For West Auckland intensification is centred around the train stations on the Western Line with Terrace Housing and Apartment Zoning forming large, interlinked areas stretching from Avondale – Glen Eden, and Henderson – Ranui. Intensification is also provided for around Westgate.

In South Auckland, intensification is centred around the train stations along the Southern Line from Middlemore – Papakura. Intensification is also centred around Papatoetoe Town Centre.

What is the Scope for Submissions?

Submissions must be received by the Council by 29th September 2022.

While in theory submissions could be made on the MDRS Standards, there is little utility in doing so as the standards have been mandated in the legislation and the Council is simply incorporating them into the Auckland Unitary Plan.

Those areas that can be challenged, or supported, relate more to the decisions that have been made by the Council. These include:

The qualifying matters that Council has decided to impose. These limit the introduction of the MDRS or allow down zoning of sites below that expected in the NPS-UD.
Qualifying matters include the Special Character Areas, Significant Ecological Areas, Notable Trees, and natural hazards (such as flooding). They have also applied an Infrastructure Control where areas have known wastewater, or stormwater network constraints.
The extent of zoning applied, including the “walkable catchments” chosen by the Council.
The new standards that are being proposed by Council to ensure appropriate urban design quality is achieved. There is scope to challenge these or suggest changes to further improve them.
Specific zoning applying to sites you own.

Plan Change 79: Transport

The Council has also notified a plan change relating to the transport chapter of the Unitary Plan. It primarily looks to include new requirements around:

Pedestrian access
Lighting of pedestrian areas
Electric Charging
Loading

While the plan change is well intentioned, the current drafting would add significant complexity to the processing of resource consents and submissions on this plan change to improve the rules and associated provisions is highly recommended.

Help with Submissions

The plan changes that have been notified are extensive and quite complicated. The deadline for submissions is also on a tight timeframe.

If you need assistance preparing a submission on the plan change, please do get in touch using the details found below.

urban-planning-consultants

How to Use the Auckland Unitary Plan Maps to Check Your Property's Zoning

A Practical Guide to Finding Your Property Zone with the Auckland Unitary Plan Maps

Key Takeaways

First, What Are AUP Zones?

How to Find Your Property Zoning in Auckland: A Step-by-Step Guide

Step 1: Open the Auckland Unitary Plan Map Viewer

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You've Found Your Zone – Now What?

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

Your Expert Guide to Choosing a Planning Consultant in Auckland

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What to Look For in an Auckland-Based Planner

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The Auckland Unitary Plan Decoded: Unlocking Your Property's Potential

Decoding the Auckland Unitary Plan: Your Guide to Property Opportunities

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What is the Auckland Unitary Plan and Why Does it Matter?

Understanding Your Property's Zoning: The Foundation of Development

Beyond Zoning: Overlays and Precincts

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Shaping Auckland's Future: The Core Principles of Modern Urban Planning

Shaping Auckland's Future: A Guide to Urban Planning & Growth

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The Challenge and the Opportunity: Why Planning Matters

The Blueprint for a Better Auckland: Key Planning Principles

Is the Plan Working? A Look at Housing Supply

Beyond the Blueprints: Our Role in Auckland's Future

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Navigating Auckland's Resource Consent Maze: A Developer's Handbook

Resource Consents in Auckland: A Complete Guide

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What Exactly Is a Resource Consent?

The Main Types of Resource Consent in Auckland

The Auckland Resource Consent Process: An Overview

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The Blueprint for Subdivision in Auckland: From Feasibility to Final Title

Subdividing Your Property in Auckland: A Simple Guide to the Process

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The Main Types of Property Subdivision in Auckland

The Subdivision Process: A Step-by-Step Guide

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Building Your Expert Team

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Auckland's Urban Development Landscape: Challenges and Opportunities

Auckland's Urban Development Landscape: Challenges, Opportunities & Why You Need Urban Planning Consultants

What is Urban Planning?

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Why is Auckland's Urban Development So Complex? (The Challenges)

What Opportunities Exist in Auckland's Urban Development?

Navigating the Resource Consent Process in Auckland

Is it Worth Getting a Planning Consultant?

Why Choose Specialist Planning Consultants in Auckland?

Are Urban Planners in Demand in New Zealand?

Your Partner in Auckland Development

Plan Change 79: What it means for your development

Plan Change 79: Transport - Council Decision Released

Pedestrian Paths

What Other Changes are Note Worthy?

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Auckland Unitary Plan Zoning: How it works

Your Auckland Council Zone: What The Plan Rules Let You Do

Understanding Auckland Council Zones:

Navigating Auckland Council's Planning Map:

Exploring Planning Rules for Auckland Properties:

Exploring Planning Rules for Auckland Properties:

Frequently Asked Questions About Zoning

Overview of The Auckland Unitary Plan

Managing Auckland's Natural And Physical Resources

Key Features & Purpose of the Auckland Unitary Plan

Zoning and Land Use

Step 2: Search for Your Property