Planning frameworkAuckland Unitary Plan basics
The main planning document controlling Auckland land use and development.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Zones
The base planning area that sets many residential development rules.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Precincts
Extra local provisions that may modify general rules.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Overlays
Extra layers for matters like heritage, character, hazards, ecology, and coastal issues.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Development controls
Rules or standards controlling built form and site outcomes.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Height controls
Controls around building height. Exact limits depend on site provisions.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Height in relation to boundary
Controls managing building bulk near boundaries. Exact application is site-specific.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Yards
Setback areas from boundaries or site features. Exact rules depend on the site.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Building coverage
A measure of how much site area is covered by buildings. Exact rules are site-specific.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Impervious area
Hard surfaces that do not let water soak into ground. Exact rules are site-specific.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Landscaped area
Area required or provided for landscaping/planting. Exact rules are site-specific.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Outlook space
Space from windows intended to provide outlook/privacy. Exact rules are site-specific.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Outdoor living space
Private or shared outdoor space for dwellings. Exact requirements are site-specific.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Vehicle access
Planning and engineering controls for safe access and site movement.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Check corridor access, traffic management, vehicle crossing, road occupation, and public road/footpath requirements where the site works affect the transport corridor.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Parking where relevant
Parking requirements or market expectations. Exact planning requirement must be checked.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Stormwater requirements
Planning/civil requirements for managing surface water.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council.
Check council guidance, application requirements, RFI process, consent conditions, approved plans, engineering approvals, and monitoring requirements for site-specific development approvals.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Wastewater constraints
Limitations around wastewater connection and capacity.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Use Watercare and civil engineering advice to verify water and wastewater connection requirements, network capacity, approvals, fees, and construction standards.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Subdivision rules
Rules for creating lots/titles. Exact standards and consent status are site-specific.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Resource consent triggers
Matters that mean resource consent may be required.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check council guidance, application requirements, RFI process, consent conditions, approved plans, engineering approvals, and monitoring requirements for site-specific development approvals.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Permitted activities
Activities that may proceed without resource consent if all standards are met.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Controlled activities
Activities needing consent with council assessment controlled by plan provisions.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Restricted discretionary activities
Activities needing consent where council assessment is limited to listed matters.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Discretionary activities
A higher-risk activity status requiring careful planning advice.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Non-complying activities
A high-risk activity status needing specialist advice and careful decision-making.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Notification risk
Risk that neighbours or the public may be notified or affected-party approval may be needed.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check council guidance, application requirements, RFI process, consent conditions, approved plans, engineering approvals, and monitoring requirements for site-specific development approvals.
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Planner's role
The planner identifies rules, consent pathway, assessment matters, RFIs, and planning risk.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Urban design considerations
How the development fits streetscape, neighbours, amenity, privacy, access, and market expectations.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
Insufficient data to verify — confirm with Auckland Council, the Auckland Unitary Plan, a planner, surveyor, lawyer, accountant, engineer, architect, lender, or other relevant professional.
Council requests for information
Council questions that must be answered before processing can continue.
Insufficient data to verify — check the Auckland Unitary Plan for the specific site zone, precinct, overlay, and activity status.
Source / Where to check
Check council guidance, application requirements, RFI process, consent conditions, approved plans, engineering approvals, and monitoring requirements for site-specific development approvals.
Auckland Council explains local building consent processes, CCC, related certificates, producer statements, LBP notification, and whether resource consent may also be needed.
Planning controls and activity status
Planning controls decide whether the intended development can proceed as of right, needs resource consent, or may be difficult to approve. For Auckland residential work this starts with the Auckland Unitary Plan and the exact site layers.
Do not rely on a generic zone description. The specific site layers and proposed design control the answer.
Source / Where to check
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance.
Check council guidance, application requirements, RFI process, consent conditions, approved plans, engineering approvals, and monitoring requirements for site-specific development approvals.
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Title, easements, covenants, and legal restrictions
The Record of Title and related instruments can restrict where buildings, driveways, services, drainage, access, subdivision, or land use can happen.
Insufficient data to verify — confirm title restrictions with a lawyer and licensed cadastral surveyor before purchase.
Source / Where to check
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
LIM and property file checks
A LIM and property file help reveal council-held information such as historic consents, drainage records, potential hazards, unresolved matters, and prior approvals.
A LIM and property file do not replace title, planning, engineering, valuation, finance, building, or tax advice.
Source / Where to check
Use Auckland Council property report pages to order or understand LIM reports, property files, custom resource consent reports, and related property information.
Use the LIM to check council-held information relevant to the land. Treat it as one due diligence document, not a substitute for title, survey, planning, engineering, legal, or finance advice.
Review historic building consents, drainage plans, previous approvals, CCC records where available, and historic plans. Compare records with what physically exists on site.
Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council.
Water, wastewater, stormwater, power, fibre, and access
A development can look profitable until infrastructure capacity, service location, new connections, upgrades, road access, or stormwater disposal costs are understood.
Insufficient data to verify — confirm service capacity and connection requirements with council, Watercare, utility providers, and a civil engineer.
Source / Where to check
Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council.
Use Watercare and civil engineering advice to verify water and wastewater connection requirements, network capacity, approvals, fees, and construction standards.
Use BeforeUdig and utility providers before intrusive investigations, demolition, earthworks, service trenches, or connection works.
Check corridor access, traffic management, vehicle crossing, road occupation, and public road/footpath requirements where the site works affect the transport corridor.
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Building consent and NZ Building Code
The finished dwellings must meet the NZ Building Code and be built to the issued building consent, consented drawings, specifications, inspections, and approved changes.
The project-specific consented drawings and specifications override general educational notes.
Source / Where to check
Use MBIE Building Performance to find the current Building Code clauses, Acceptable Solutions, Verification Methods, updates, and technical guidance.
MBIE guidance explains that work should be built to the issued building consent, inspections must be managed, and records/certificates should be kept for CCC.
Auckland Council explains local building consent processes, CCC, related certificates, producer statements, LBP notification, and whether resource consent may also be needed.
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Finance, GST, tax, entity, and lending
Development decisions affect tax, GST, lending, security, cashflow, deductibility, profit recognition, entity risk, and personal guarantees.
This guide does not give tax or financial advice. Confirm every project-specific decision with an accountant and lender.
Source / Where to check
Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser.
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Health, safety, demolition, and asbestos
Developers and project leaders must make sure site investigations, demolition, refurbishment, and construction are planned with health and safety risks controlled.
Stop and get competent advice before disturbing suspected asbestos, unknown services, unstable structures, or contaminated ground.
Source / Where to check
Use WorkSafe NZ for construction health and safety duties, risk management, and practical guidance for residential construction work.
Use before demolition, refurbishment, or disturbance of possible asbestos-containing material.
Use BeforeUdig and utility providers before intrusive investigations, demolition, earthworks, service trenches, or connection works.
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Sales, settlement, and buyer handover
The developer must coordinate marketing, sale agreements, disclosure, settlement conditions, warranties, CCC evidence, manuals, keys, and defect response.
Do not promise legal, title, tax, or settlement outcomes without lawyer and professional confirmation.
Source / Where to check
Relevant professional advice
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Auckland Council explains local building consent processes, CCC, related certificates, producer statements, LBP notification, and whether resource consent may also be needed.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
