What is the difference between a Building Consent and a Resource Consent?
A Building Consent and a Resource Consent are very different and they assess entirely different things. Your new home will almost certainly require a Building Consent but may not require Resource Consent.
What is a Building Consent?
A building consent (previously known as a building permit) is the approval from the District Council to allow the construction of a ‘Building’ as described in the New Zealand Building Act. The council processing officer checks that the proposed building complies with all areas of the the building code and other NZ regulations. The purpose is to ensure that the building is constructed in a safe, sanitary and suitable manner. They check things like structural stability, weather-tightness, protection from fire and energy efficiency.
What is a Resource Consent?
A resource consent is not concerned at all with the building structure itself but rather how the building affects the surrounding neighbors and environment. It is only required if you breach the District Council’s zone and overlay rules for your property. For example, your property might be zoned ‘single house residential’ and so within that zone there are rules regarding the maximum height, allowable proximity to the boundaries, maximum site coverage etc. If you breach any rules, you need to apply for Resource Consent.
One of the first things SBA will do during the concept design stage is to undertake a comprehensive planning check and to advise you if it is likely you will need a Resource Consent or if one can be avoided.
When do I get a Building Consent?
Once your design is complete, the documentation stage begins, which is where all the documents and drawings required for the building consent submission are created and gathered. SBA will liase with any required consultants and prepare the submission on your behalf. This includes:
Application form and Lodgment Checklist – to ensure you’ve attached all relevant information to the consent
The Certificate of Title proving your ownership and a letter giving SBA permission to submit the consent on your behalf
Architectural Plans (40-50 A3 pages of plans, sections, and details)
Structural Engineering Calculations
Other Design Drawings such as Truss Design
Producer Statements, LBP Memorandums, Certificate of Works forms
Other Reports – Geotechnical, Fire etc
Project specific specification & product manufacturer specifications
In the industry, it is common that documentation is prepared to only meet the minimum standard to achieve consent. SBA however operates a ‘do it once and do it right’ method so a bit more time is spent in the documentation stage allowing the architectural plans submitted for consent to then (with only minor tweaks) be handed straight to a builder and used for construction purposes.
It is important to budget to spend $50,000-$70,000 on consultants and planning before the Building Consent can be submitted. The value of good quality drawings easily pays for itself over the life of the project. If the District Council receives a quality application with all the information they require, submitted clearly and precisely, they will approve it quicker. Good quality drawings are even more important once construction begins, because if details and problems have been resolved prior to construction begin, the builder can just get into the flow of building without having to constantly stop and request more information or find solutions to problems that occur.
Do all buildings require Building Consents?
No, there is also a helpful guide here that explains what building work is exempt. However, there are a few general rules so if your building, for example, has any plumbing, then you will need building consent.
How long do Building Consents take?
District Councils are required, by law, to assess and approve or deny building consents within 20 working days. However, it is common for consents to take much longer and we recommend allowing double that.