Infrastructure
Overland flow path affects building area
This can change development yield, consent pathway, purchase price, funding, construction cost, settlement timing, or legal risk. Treat it as a decision point, not background noise.
What it looks like
- An overland flow path crosses the best building platform or driveway route.
- Civil engineer warns against blocking or diverting water without approved design.
Likely causes
- Early concept ignored stormwater paths
- Site is low or near upstream catchment
- Map layers were not reviewed before sketching
Immediate action
- 1Pause the affected decision or commitment until the issue is understood.
- 2Record the issue in the risk register with date, source, owner, and next action.
- 3Send the relevant documents to Civil engineer, Planner, Auckland Council and ask for written advice.
- 4Update feasibility, programme, budget, and decision register if cost, time, yield, consent, title, finance, or sales assumptions may change.
Step-by-step solution
- 1Define the problem in one sentence and identify which project decision it affects.
- 2Check the controlling documents: GeoMaps, Civil report, Stormwater drawings, Resource consent documents.
- 3Ask the responsible professional to confirm whether the issue is real, minor, manageable, or project-changing.
- 4List the available options: redesign, renegotiate, seek consent, add cost allowance, change programme, change sales strategy, or abandon.
- 5Price and programme each option using the current feasibility model.
- 6Make a written decision with source references and approval from the developer or project owner.
- 7Notify affected parties such as lender, lawyer, consultants, builder, agent, buyer, or council when required.
What not to do
- Do not rely on a seller, agent, or builder comment when a planner, lawyer, accountant, engineer, surveyor, valuer, lender, or council needs to confirm it.
- Do not hide the issue from the feasibility just because the project looked profitable yesterday.
- Do not waive due diligence, lodge consent, sign a contract, approve a variation, or promise settlement while the issue is unresolved.
- Do not give legal, tax, finance, planning, engineering, or council advice to others unless a qualified professional has confirmed it.
Verification
Source / where to check
Use current official information and the controlled documents for the actual project.
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.
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Project-specific consented documents and professional advice override generic guidance.
Cost impact
Medium to high because building layout, floor levels, drainage, or retaining may change.
Programme impact
Medium because further civil design and council review may be needed.
Risk level
High
Compliance and contract impact
Check whether the issue changes the resource consent pathway or conditions, building consent documents, consultant scope, sale and purchase conditions, finance terms, construction contract scope, notice requirements, variation process, or settlement obligations.
Example email / decision wording
Subject: Overland flow path affects building area — advice and decision required. We identified this issue during site constraints review. The current evidence is listed in the attached record. Please confirm the controlling requirement, available options, cost/programme implications, further information needed, and whether any consent, contract, funding, or settlement action must pause. No assumption has been approved pending written advice.