Advice for building at Waiotahe Dunes
There are many things that you need to consider if you are planning to build in the Waiotahe Dunes subdivision. The following advice has been prepared to help ensure owners and their designers are aware of the relevant matters.
Council also recommends that owners apply for a Project Information Memorandum (PIM) once concept designs have been prepared, and before detailed building design or engineering design is completed.
View more information on PIMs in our Building FAQs
| Document / Issue | Record of Title (RT) and Land Transfer (LT) Plan |
|---|---|
| Why is it important? | These documents record what easements, consent notice and “no build” covenant areas apply to a lot. |
| Which lot is it relevant to? | All lots |
| Comments | You should have been provided with a copy of the Record of Title when you purchased the lot. If you don’t have a copy you can order one from LINZ. You cannot build within an easement and must comply with any consent notice conditions and “no build” covenant area restriction. A copy of the Record of Title must be submitted with a building consent application. |
| Link to documents | Record of Title - current | Toitū Te Whenua - Land Information New Zealand |
| Document / Issue | Consent notice |
|---|---|
| Why is it important? | You must ensure any building complies with the consent notice conditions. |
| Which lot is it relevant to? | All lots, although specific requirements will vary by lot |
| Comments | Beachfront lots have a “no build” covenant area. The “no build” covenant restriction applies to “buildings” as defined in the Ōpōtiki District Plan. Even if a “building” is except under schedule 1 of the Building Act, the covenant applies. |
| Link to documents | Definition of Building: Chapter 20 - Definitions PDF Consent Notice Stage 5A Waiotahe Dunes PDF Consent Notice Stage 5B Waiotahe Dunes PDF Consent Notice Stage 6A Waiotahe Dunes PDF Consent notice Stage 6B Waiotahe Dunes PDF Consent notice Stage 6C Waiotahe Dunes PDF |
| Document / Issue | Resource Consent (existing land use consents) |
|---|---|
| Why is it important? | You must comply with the conditions of any existing resource consent. |
| Which lot is it relevant to? | There are existing resource consents that apply to the beachfront lots only |
| Comments | Even if there is already a resource consent that relates to the lot, your development still needs to be assessed against the other rules in the Ōpōtiki District Plan. Refer below. |
| Link to documents | Resource consent land use decisions: RC 2019-25 - S127 variation BLR - Decision for Waiotahe Dunes Stage 5A - inc compiled conditions PDF RC 2019-52-s127 Variation BLR - Decision for Waiotahe Dunes - Stage 5B -inc compiled conditions PDF RC 2019-53-s127 Variation BLR - Decision for Waiotahe Dunes - Stage 6B - inc compiled conditions PDF RC 2019-54-s127 Variation BLR - Decision for Waiotahe Dunes - Stage 6C -inc compiled conditions PDF s127 Recommendation Report - Waiotahe Dunes - (2022 subdivision and land use variations) PDF |
| Document / Issue | Geotechnical Report |
|---|---|
| Why is it important? | You must comply with the recommendations in the geotechnical report that applies to your lot. Your engineer needs to design the foundations of the building accordingly. |
| Which lot is it relevant to? | All lots |
| Comments | Note additional setbacks apply to some lots as summarised in the Appendix J in each report. |
| Link to documents | Stage 5a – Geotechnical report PDF Stages 5B and 6A – Geotechnical report PDF Stage 6B - Geotechnical Report PDF Stage 6C Geotechnical report PDF |
| Document / Issue | AEP level |
|---|---|
| Why is it important? | Enables determination of required platform level. This is how high above ground level the building platform needs to be to avoid coastal inundation or river flooding in a 1% AEP inundation event. |
| Which lot is it relevant to? | All lots |
| Comments | All building consent applicatioins must be accompanied with AEP coastal inundation / flood letter from BOPRC. Each geotechnical completion report has asbuilt finished ground contours to give an idea of the level of each site. But, a surveyor must mark a reference level on the site so a Building Control Officer can confirm the building levels as part of their inspection(s). |
| Link to documents | A flood level letter can be requested by applicant from BOPRC online. |
| Document / Issue | Ōpōtiki District Plan |
|---|---|
| Why is it important? | All development must comply with the rules in the Ōpōtiki District Plan. These rules apply in addition to those matters covered by other documents (other than the existing land use consents). |
| Which lot is it relevant to? | All lots |
| Comments | All development must be assessed against the rules in Chapters 10 and 18. This includes an assessment in relation to Lots 4, 7, 8, 11, 12, 15, 16, 19, 21, 22, 25,26, 29, 31, 33, 34, 37 based on the footprint of proposed building relative to the Area Sensitive to Coastal Hazards (ASCH) line. Refer planning maps. |
| Link to documents | Ōpōtiki District Council District Plan Natural Form 04c PDF Built Form 04c PDF |
| Document / Issue | Building Code |
|---|---|
| Why is it important? | All development must comply with Building Code. |
| Which lot is it relevant to? | All lots |
| Document / Issue | Stormwater |
|---|---|
| Why is it important? | This document sets out the requirements for stormwater design, along with those in the building code. |
| Which lot is it relevant to? | All lots |
| Comments | Stormwater must be managed to comply with rule 17.6.9.1 in the ODP. Essentially, primary disposal for stormwater from all impervious areas to be disposed of on-site via soakrings, with overflow to connection to reticulated stormwater system if needed. Soakage tests to be undertaken as per the ODC Engineering Code – section 5. Overflows/bubble-up shall not affect adjoining properties. |
| Link to documents | Ōpōtiki District Council Code of Practice Subdivision and Development PDF Ōpōtiki District Council District Plan: Chapter 17 - Infrastructure and Network Services PDF |
| Document / Issue | Vehicle Crossing |
|---|---|
| Why is it important? | A vehicle crossing must be located and constructed to comply with council’s standards. |
| Which lot is it relevant to? | All lots with no existing crossing/not served by an access lot or right of way |
| Comments | Standard Drawing 08 is the applicable standard. Refer to Appendix 4 in Chapter 21 of the ODP. Council’s engineering team will check the location of the proposed crossing and also need to inspect the crossing before any concrete is poured. Please allow at least 48 hours for the inspection time to be arranged and confirmed. |
| Link to documents | Ōpōtiki District Council District Plan: Chapter 21 - Appendices PDF Ōpōtiki District Council Code of Practice Subdivision and Development PDF Call the council’s engineering department on 07 315 3030 to arrange for an inspection. Alternatively you can use the online contact form at Contact us or report a problem |
| Document / Issue | Asbuilts for services/ reticulation |
|---|---|
| Why is it important? | All buildings must be correctly connected to council’s services. |
| Which lot is it relevant to? | All lots |
| Comments | All lots have stormwater overflow, wastewater and water connections / nubs in place. Connections can be made to the reticulated system by the landowner’s chosen drainlayer / plumber. |
| Link to documents | Asbuilt information is available on council's online Services Map |
| Document / Issue | Bonds |
|---|---|
| Why is it important? | |
| Which lot is it relevant to? | All lots |
| Comments | $2000 footpath damages bond will be taken for all new building consents in residential areas with infrastructure that could be damaged by development works. |
| Link to documents |
