Planning Guidance and Resource Consents

Will you need a Resource Consent?

Any development, be it subdivision or other proposed use of a site, must be assessed against the Operative Ōpōtiki District Plan. Anything not permitted by the district plan requires a resource consent. Activities that may require a resource consent range from building too close to the boundary, to planning a new multi-level apartment building, to wanting to set up a work from home business. Council issues two types of resource consent covering land use and subdivisions.

You need to apply for a land use resource consent if a building or proposed activity doesn't comply with the district plan.

You need a subdivision resource consent if a new section is to be created from an existing section, or you're planning to adjust the boundary of your property.

Some activities may proceed without resource consent as a permitted activity, if they comply in all respects with any conditions set in the district plan. The district plan identifies the conditions for permitted activities in each particular zone. Check the district planning maps to determine which zone the location of your proposed activity is in. If your proposed activity is not listed as permitted, or does not comply with the zone standards, it will require resource consent.

Thinking of building a dwelling? Checking out our Dwellings Guidance PDF is a great place to start.

Thinking of subdividing: Our Subdivision Guidance Rural, Coastal and Ohiwa Harbour Zones PDF, 191KB is worth a read.

We've also prepared some guidance for building at Waiotahe Dunes to ensure owners and their designers are aware of the relevant matters.

How to apply for a Resource Consent

You will need to complete a Resource Consent Application PDF. If you're applying for subdivision consent, you also need to complete a Section 223/224 and Other Associated Documents Application PDF.

You will need to seek approval from any persons affected by your proposal by completing the Written Approval of Affected Persons form PDF.

An initial deposit fee for processing the application will be charged at the time of lodgement in accordance with the planning and resource management fees and charges which can be found in our Fees and Charges Schedule PDF.

Further information on fees and information that is required to be lodged with your application can be found in the Resource Consent Application document.

Resource consent applications have a statutory processing timeframe of 20 working days, provided all the relevant information is attached and the application can be processed without limited or public notification.

Flood level information required for applications involving new buildings or subdivision

When applying for resource consent for a site located within the main Ōpōtiki township area (excluding Hukutaia), you need to provide a letter from Ōpōtiki District Council that sets-out current 2% AEP flood level and subsequent building platform level. You can request a flood level letter for a site in Ōpōtiki by emailing: development.engineering@odc.govt.nz

For any other site (ie land in Hukutaia, rural and coastal areas of the District), you need to include a letter from Bay of Plenty Regional Council confirming the AEP flood level that applies to the application site. A letter can be requested free of charge from their website Flood level report (boprc.govt.nz)

BOPRC may take up to 10 working days to provide you with the letter. Once you have this letter from BOPRC, please forward it to development.engineering@odc.govt.nz and staff at the Ōpōtiki District Council will confirm the platform level that will apply to any proposed new buildings.

If any new buildings are proposed that do not meet the required platform level, resource consent is required.

If your site is located within the Waiotahe Drifts subdivision area, please refer to: Platform Level Advice PDF

Change or cancel a consent condition

To change or cancel conditions attached to a resource consent (other than the duration of the consent), complete and submit an application for change or cancellation of resource consent condition form PDF.

Transferring a resource consent

To transfer a resource consent, complete and submit the transfer of resource consent form PDF. The form must be completed and signed by both the current and new consent holder.

How to make a submission on a Resource Consent

You will need to complete a Submission on Resource Consent application form PDF.

You can scan the completed form and email to us at info@odc.govt.nz, post to PO Box 44, Ōpōtiki 3162 or drop in to our Customer Services desk at 108 St John Street, Ōpōtiki.

Deemed Permitted Boundary Activities

If your activity is a boundary activity and you are able to provide us with the required information, it may be approved as a deemed permitted boundary activity without requiring resource consent.

Complete the Deemed Permitted Boundary Activity application form PDF and get written approval from the owner(s) of the neighbouring properties where the infringements occur by completing the Deemed Permitted Boundary Written Approval form PDF.

Further information on deemed permitted boundary activities is available on the Ministry for the Environment's website.

Certificate of Compliance

If your proposed activity does not require resource consent, you can apply for a certificate of compliance by completing a Certificate of Compliance application form PDF.

A certificate of compliance is not mandatory, but it provides official recognition that your activity can take place without resource consent and gives protection against future changes for its five-year term. It's up to you to provide evidence of your proposed activity's compliance with the district plan. We'll process your application and issue a certificate if we're satisfied the activity is permitted without a resource consent.

Occupation order for a Hapu Partition

The Council will provide a letter giving preliminary advice around the site and proposed activity on the piece of land where an Occupation Order/Hapu Partition is being sought from the Maori Land Court.

Applicants will need to send an email to info@odc.govt.nz or a letter to PO Box 44, Ōpōtiki 3162 with a description of the proposal and a scaled site plan showing the whole Maori land block, which clearly identifies where the proposed occupation order relates to and is to scale showing the size of the respective sites in square metres.

An initial deposit fee for processing the application will be charged at the time of lodgement in accordance with the planning and resource management fees and charges which can be found in our Fees and Charges Schedule PDF.

How to arrange contact with our planning and resource consents team

We encourage you to discuss your proposal with us at an early stage to confirm what type of consents you need and ensure you understand the resource consent process.

By phone, email, or in person

If you would like a member of the team to call or email you to discuss your enquiry or make an appointment to meet with you, phone us on (07) 315 3030 to lodge your request or use our easy online request a call, email or appointment online form.

How long will it take us to respond?

We have set a service standard of 5 days to call or email you back to either discuss your enquiry or set an appointment date and time. And we have a service standard of 10 working days to have the appointment with you.

Since Christmas though we have been inundated with four times the normal amount of enquiries per day, It may take us longer than normal to respond. You may wish to seek the services of a private planning consultant.

If your request is urgent, please note this on the form and we will do our best to respond as quickly as we can - we are a small team though and this is not always possible. Any change to our service timeframes is at the discretion of the Planning and Regulatory Manager.

Resource Consent Applications received