Consents
Development contributions
This stage identifies when Auckland Council development contributions may be assessed, which assumptions are being used, when an estimate may change, how it affects funding and settlement, and what council evidence must be checked. This page shows what a beginner residential developer in Auckland should check, who to ask, what evidence to save, and where to verify before committing money or instructions.
How to execute this stage
Micro-stage control plan
Work through each applicable step in order. A hold point means pause the dependent decision or work until the stated evidence and authorised review are complete.
01Current policy and assessment basisLevel 2 · Consents
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Current policy and assessment basis
Technical context
Test this point against Current Auckland Council development contributions policy and calculator or estimate, the current feasibility version and written input from Auckland Council. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on feasibility allowance.
Prerequisites
- Current Auckland Council development contributions policy and calculator or estimate is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Auckland Council has a focused brief where professional confirmation is required.
Checks
- Does Current Auckland Council development contributions policy and calculator or estimate directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Current Auckland Council development contributions policy and calculator or estimate
- Written Auckland Council response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Current Auckland Council development contributions policy and calculator or estimate
- Council fee tracker
- Development budget template
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before feasibility allowance.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Development details supplied to council
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
02Development details supplied to councilLevel 2 · Consents
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Development details supplied to council
Technical context
Test this point against Consent applications and decisions, the current feasibility version and written input from Planner. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on when to request an estimate.
Prerequisites
- Consent applications and decisions is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Planner has a focused brief where professional confirmation is required.
Checks
- Does Consent applications and decisions directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Consent applications and decisions
- Written Planner response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Consent applications and decisions
- Council fee tracker
- Development budget template
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before when to request an estimate.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Timing of assessment and payment
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
03Timing of assessment and paymentLevel 2 · Consents
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Timing of assessment and payment
Technical context
Test this point against Development scheme, the current feasibility version and written input from Quantity surveyor. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on funding and cashflow timing.
Prerequisites
- Development scheme is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Quantity surveyor has a focused brief where professional confirmation is required.
Checks
- Does Development scheme directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Development scheme
- Written Quantity surveyor response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Development scheme
- Council fee tracker
- Development budget template
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before funding and cashflow timing.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Credits or adjustments only where council confirms them
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
04Credits or adjustments only where council confirms themLevel 2 · Consents
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Credits or adjustments only where council confirms them
Technical context
Test this point against Existing-use evidence where relevant, the current feasibility version and written input from Lawyer. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on whether a changed scheme requires an updated estimate.
Prerequisites
- Existing-use evidence where relevant is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Lawyer has a focused brief where professional confirmation is required.
Checks
- Does Existing-use evidence where relevant directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Existing-use evidence where relevant
- Written Lawyer response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Existing-use evidence where relevant
- Council fee tracker
- Development budget template
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before whether a changed scheme requires an updated estimate.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
GST treatment in the model
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
05GST treatment in the modelLevel 2 · Consents
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
GST treatment in the model
Technical context
Test this point against Council correspondence, the current feasibility version and written input from Accountant. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on feasibility allowance.
Prerequisites
- Council correspondence is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Accountant has a focused brief where professional confirmation is required.
Checks
- Does Council correspondence directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Council correspondence
- Written Accountant response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Council correspondence
- Council fee tracker
- Development budget template
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before feasibility allowance.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Sensitivity if yield or consent changes
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
06Sensitivity if yield or consent changesLevel 2 · Consents
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Sensitivity if yield or consent changes
Technical context
Test this point against Feasibility and cashflow, the current feasibility version and written input from Lender. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on when to request an estimate.
Prerequisites
- Feasibility and cashflow is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Lender has a focused brief where professional confirmation is required.
Checks
- Does Feasibility and cashflow directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Feasibility and cashflow
- Written Lender response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Feasibility and cashflow
- Council fee tracker
- Development budget template
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before when to request an estimate.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Make and record the stage decision: When to request an estimate. Then open the next applicable development stage.
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
Developer go / no-go control
Decision gates before the next commitment
A gate records whether evidence supports a commercial decision. It does not replace advice or predict an authority, lender, purchaser or market outcome.
Before the next material commitment
Decision: Proceed, pause, obtain evidence, or escalate
Minimum evidence
- • Current source documents and professional responses
- • Versioned feasibility, risk and programme update
- • Named owner and deadline for every unresolved dependency
Update before deciding
- • Cost and contingency
- • Time and holding/finance effect
- • Yield, value, consent and exit effect
Stop / escalate when
- • A material conclusion is still an assumption
- • Sources conflict or are out of date
- • The authorised decision-maker cannot see the downside consequence
What this stage means
- Development contributions is the part of the project where the developer turns an idea into a checked decision, not a guess.
- The stage should connect market demand, planning rules, legal constraints, design, cost, funding, time, risk, and exit strategy.
- For Auckland residential development, the answer is site-specific. The same idea can be low risk on one site and unworkable on the next because of zoning, overlays, title interests, services, slope, flooding, neighbours, or finance.
Why this stage matters
- Early mistakes become expensive because land, design, consultants, holding costs, consent fees, and finance costs continue even when the project is paused.
- The developer needs written evidence for lenders, consultants, lawyers, valuers, builders, purchasers, and future dispute protection.
- This stage usually needs verification from Auckland Council Development Contributions Policy, Auckland Council resource consent, Relevant professional advice before the developer treats the conclusion as reliable.
Step-by-step guide
- 1Define the decision needed at the end of this stage and the date it is needed by.
- 2Gather the stage documents: Current Auckland Council development contributions policy and calculator or estimate, Consent applications and decisions, Development scheme, Existing-use evidence where relevant, and the remaining stage records.
- 3Read the documents once for understanding, then again to list unknowns, risks, contradictions, missing evidence, and professional questions.
- 4Ask the responsible professionals to confirm the critical points: Auckland Council, Planner, Quantity surveyor, Lawyer.
- 5Update the feasibility, programme, risk register, and decision register with source references and dates.
- 6Decide whether to proceed, pause, redesign, renegotiate, add conditions, seek more advice, or abandon the option.
- 7Save the evidence in a dated folder and write a short stage closeout note explaining what was decided and why.
What the developer must do
- Write down the development objective for development contributions in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.
- Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.
- Collect the documents needed for this stage: Current Auckland Council development contributions policy and calculator or estimate, Consent applications and decisions, Development scheme, Existing-use evidence where relevant, Council correspondence, Feasibility and cashflow.
- Send focused questions to the right people: Auckland Council, Planner, Quantity surveyor, Lawyer, Accountant, Lender, Developer.
- Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.
- Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.
- Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.
Verification
Source / where to check
Use current official information and the controlled documents for the actual project.
Check the policy and schedules that apply to the application date and exact development. Contribution assessments depend on current council policy and project facts; obtain a project-specific council estimate before relying on a feasibility allowance.
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.
Common mistakes
- Treating an agent comment, generic online rule, or old document as verified site-specific advice.
- Forgetting to update the feasibility after design, consent, finance, or market information changes.
- Not allowing enough contingency, professional fees, council fees, finance costs, holding costs, and time risk.
- Failing to keep written records of who confirmed what and when.
- Using development contributions to push ahead even when the red flags show the project should pause.
Common risks
- Yield reduces after proper planning, engineering, title, or infrastructure review.
- Costs increase after QS, builder, civil, geotechnical, demolition, asbestos, or consent information is received.
- Programme moves out because consultant inputs, council RFIs, neighbour issues, finance, title, or construction sequencing take longer than assumed.
- Funding or sales assumptions change before the project reaches settlement.
- The developer relies on unverified information and loses negotiating power or misses a due diligence deadline.
Common costs
- Professional fees for planner, architect/designer, surveyor, engineer, QS, lawyer, accountant, valuer, and lender reports.
- Council fees, consent fees, development contribution estimates, engineering approvals, infrastructure checks, and inspection/monitoring costs where relevant.
- Design revisions, reports, investigations, demolition/asbestos work, service location, geotechnical testing, and valuation updates.
- Holding costs such as interest, rates, insurance, utilities, temporary maintenance, and security.
- Contingency for unverified conditions until the relevant professional confirms them.
Quotes and fee proposals to obtain
- Obtain written fee proposals or quotations from the relevant stage professionals: Auckland Council, Planner, Quantity surveyor, Lawyer, Accountant, Lender, Developer.
- Issue the same current documents and a clear scope to each party so prices, exclusions, assumptions, deliverables, lead times, and programme can be compared.
- Identify council, authority, investigation, testing, design, construction, monitoring, and close-out charges that may sit outside a consultant or contractor quote.
- Record every provisional sum, estimate, exclusion, expiry date, dependency, and unverified allowance in the Quote Register and feasibility.
- Do not approve an appointment or purchase order until scope ownership, evidence required, payment terms, variation process, insurance or competency checks, and completion deliverables are understood.
Common delays
- Waiting for property file, LIM, title instruments, survey information, consultant reports, or council responses.
- Design changes caused by planning controls, infrastructure constraints, engineering findings, budget pressure, or market feedback.
- Lender, valuer, lawyer, or purchaser conditions not being satisfied on time.
- Council RFI responses needing more consultant work than expected.
- Construction or subdivision closeout documents not matching settlement or sales deadlines.
Common consultant questions
- For Development contributions, what are the three highest risks that could change cost, time, yield, or approval pathway?
- Which parts of your advice are confirmed, which are assumptions, and which require another professional to confirm?
- What documents did you rely on, and are any documents missing, outdated, superseded, or inconsistent?
- What decision does the developer need to make now, and what should wait until more information is available?
- What wording should go into the decision register, consultant meeting minutes, or lender/client update?
Red flags
- A professional says the issue is outside their scope and no one else has been asked to confirm it.
- The feasibility only works if optimistic sale prices, low construction costs, fast consent, low interest, and no delays all happen together.
- A title, planning, flooding, geotechnical, access, service, or covenant issue may prevent the intended yield.
- A seller, agent, builder, or consultant pressures the developer to waive due diligence before core checks are complete.
- The project file has no written evidence for a major decision.
When to stop and get professional advice
- Stop and get professional advice when title, easements, covenants, unit title, cross lease, or subdivision matters affect the proposal.
- Stop and get professional advice when zoning, overlays, activity status, notification, infrastructure capacity, flooding, geotechnical, contamination, or heritage could affect yield.
- Stop and get professional advice when GST, income tax, entity structure, lending, guarantees, or sale contract terms affect the decision.
- Stop and get professional advice when the developer is about to sign, waive a condition, lodge consent, start work, approve a variation, accept practical completion, or settle.
Decisions that must be made
- Feasibility allowance
- When to request an estimate
- Funding and cashflow timing
- Whether a changed scheme requires an updated estimate
Evidence to save
- Dated source documents and consultant advice.
- Feasibility version showing the assumptions used at the time of decision.
- Risk register and decision register entries.
- Meeting notes, emails, marked-up plans, calculations, photos, and council/lender/consultant responses.
- Clear note of who approved the next step and any conditions attached to that approval.
Beginner-friendly example
The developer carries a clearly labelled provisional allowance and replaces it only with a current council estimate for the actual development scheme.
Use this in my project
Turn development contributions into controlled action
Open the relevant workspace register, create the project-specific record, link the controlling documents and preserve evidence. The guide does not automatically approve or verify the action.