The phases of a development associated with a Resource Consent are as follows:
- ID-1.2.1 Pre-Development Consultation.
- ID-1.2.2 Resource Consent Application.
- ID-1.2.3 Infrastructure Development Processes.
- ID-1.2.4 Development Works Approval.
- ID-1.2.5 Approval of Contractor.
- ID- 1.2.6 Development Construction.
- ID-1.2.7 Quality Testing and Observation.
- ID-1.2.8 Development Works Completion .
- ID-1.2.9 As-Built Information.
- ID-1.2.10 Survey Plan (s223) Approval.
- ID- 1.2.11 Final Sign Off (s224) Application.
- ID-1.2.12 Defects Liability Period.
ID-1.2.1 Pre-Development Consultation
Pre-development consultation is vital for the success of any development. Pre-development consultation involves an applicant discussing, in an informal setting, the proposed development and every aspect of that development with relevant Council staff prior to any formal application processes i.e. Resource Consent. This means that before costly design and Assessment of Environmental Effects (AEE) work begins, an applicant and the Consent Holder’s Representative are able to canvass all policy, planning and asset development type issues that may affect a development and plan for any issues that arise from the consultation.
Other benefits of the pre-development consultation are:
- Council is aware of the proposed development before an application for Resource Consent is lodged and is therefore in a better position to assess the application in a more timely manner with a better understanding of the proposal.
- The Resource Consent process is less likely to raise surprises for the applicant as many issues would have already been discussed.
ID-1.2.2 Resource Consent Application
All subdivision developments require a Resource Consent and Certificate of Compliance from Council as provided for in the Resource Management Act.
Please refer to QA-1 Resource Consent Application Requirements for more information.
ID-1.2.3 Infrastructure Development Processes
Council utilises two (2) infrastructure development processes when accepting assets to vest or allowing private infrastructure to be connected to its infrastructural network. The processes are similar but recognise the differences between assets developed via infill or small multi-unit type development as opposed to more comprehensive infrastructure development related to larger scale activities and subdivisions.
They have been compiled in a manner that guides the relevant user through the various steps required prior to accepting ownership of a vested asset or allowing privately owned assets to be connected to Councils infrastructure networks.
Utilising one of the following processes in tandem with the other requirements of the IDC, will ensure that Councils communities receive quality constructed vested assets or privately owned assets do not negatively impact on Councils infrastructure networks. The processes are as follows:
- Type 1 Asset Development Process – Infill Subdivisions and Unit Title Developments: 2 or 3 independent dwelling units.
- Type 2 Asset Development Process – Subdivisions and Unit Title Developments or Large Scale Land Use Developments: 4 or more independent dwelling units.
ID-188.8.131.52 Who is involved in the Infrastructure Development Process?
Council has a relationship with the:
- Consent Holder.
- Consent Holder's Representative.
When a Resource Consent is granted, although it is issued to the Applicant, the Resource Consent resides with the parcel(s) of land for the activity that the Resource Consent relates to. The owner or subsequent owner of that land is known as the Consent Holder and is responsible for any responsibilities contained within the Resource Consent.
The above entities are involved in various ways and at various stages during a development from the time of concept of the development through to the construction, final sign off and acceptance of any completed works.
In the process of construction of the development works, Council does not have a formal relationship with the Contractor.
Council’s primary relationship during the exercising of a Resource Consent and construction of the development works is with the Consent Holder's Representative.
ID-1.2.4 Development Works Approval
In addition to any City Plan requirements, all subdivision or multi-unit development applications shall apply for Development Works Approval. Council will not commence the Development Works Approval until:
- All deposit fees have been receipted. Development Works Approval fees are advertised in Council’s Fees and Charges Schedule.
- All information that Council requires has been submitted, in full.
The application for Development Works Approval is compiled by the Consent Holder's Representative. Refer to QA-3 Development Works Approval for more information.
ID-1.2.5 Approval of Contractor
The Consent Holder/Consent Holder's Representative shall appoint a Contractor to construct the development works in accordance with the Resource Consent, the Development Works Approval and the requirements of the IDC.
The Contractor shall appoint a Contractor's Representative to undertake the responsibilities required of that role.
ID-1.2.6 Development Construction
Prior to commencement of the development works the Consent Holder shall ensure that all Resource Consents, Building Consents and Development Works Approval for the works have been granted. No works shall commence prior to receipt of all required consents.
The development works shall be constructed in accordance with all Resource Consent and Development Works Approval conditions, the approved plans and any approved amendments.
Buildings shall not connect to any existing infrastructure network until the Final Completion Inspection has been approved by Council and/or s224 certificate has been issued and the services and roads vested in Council.
ID-184.108.40.206 Road Zone Occupancy
The requirements of DS-11 Road Zone Occupancy shall be followed. This may include preparation of a construction traffic management plan to be presented to Council for approval prior to commencement of works within the Road Zone. All traffic management shall be in accordance with the New Zealand Transport Agency Code of Practice for Temporary Traffic Management.
Damage caused to existing Council infrastructure during the course of construction of the development works shall be the liability of the Consent Holder and shall be repaired immediately on the instruction of Council.
If remedial work is not commenced within two working days after instruction from Council, then Council may carry out the repair works at the Consent Holder’s expense.
This includes the removal of mud and/or debris from existing roads, which may be required to ensure public safety or safeguard existing infrastructure from damage or negative effect from sedimentation.
ID-220.127.116.11 Habitation of Properties
The following shall be complete prior to the occupation of any habitable dwellings within a development:
- Water Supply
- Electricity Reticulation
- Road Access
- All connections have been inspected, tested and certified as meeting the standards of the IDC and have been correctly connected to the existing infrastructure.
ID-1.2.7 Quality Testing and Observation
All development works require formal inspection and/or testing. The formal testing and inspection shall be undertaken as required by IT-1 Inspection and Testing Requirements.
ID-1.2.8 Development Works Completion
Development Works are deemed complete when:
- All underground assets have been fully constructed.
- All above ground roading or streetscape assets are deemed substantially complete by Council.
- Any bond or fee for incomplete works or landscape maintenance is agreed by Council.
- The development completion inspection has been completed and the development works have passed this inspection.
Council will not accept any s224 application until all formal inspections and testing have been completed and have been accepted by the Development Engineer.
ID-1.2.9 As-Built Information
As-Built Information is absolutely vital for the location, operation, maintenance and protection of assets. Council views As-Built Information as being a critical component of the development works.
Final, complete and certified As-Built Information shall be submitted for approval, in the formats Council requires prior to s224 application. Refer to QA-6 As-Built Information for more information.
ID-1.2.10 Survey Plan (s223) Approval
s223 plan information shall be submitted prior to submission of s224 application and shall meet the requirements of s223 of the Resource Management Act. Refer to QA-4 Survey Plan (s223) Approval for more information or contact your assigned Council Environmental Planner.
ID-1.2.11 Final Sign Off (s224) Application
The Consent Holder's Representative shall arrange for and attend an s224 lodgement meeting. Every s224 application shall meet the requirements of s224 of the Resource Management Act and QA-5 Final Sign Off (s224) Application Requirements.
ID-1.2.12 Defects Liability Period
The defects liability period for the development works is 12 months from the date of issue of the s224 certificate.
Where a bond has been agreed with Council with respect to incomplete development works, then the defects liability period shall commence from the date of release of the Incomplete Works Bond.
Where a defect appears during the defects liability period then the Consent Holder shall make good the defect to the standards required by the IDC. Upon completion of the repair the defects liability period shall re-commence for those assets that required repair.
The Consent Holder shall replace or repair any defects or non-functioning asset before the end of the defects liability period. The Consent Holder shall undertake the remedial work immediately unless otherwise agreed with Council. Where the Consent Holder does not remedy any defects in a reasonable time then Council will undertake repair of the defect and will recover the costs from the Consent Holder.
When development works have been connected to Council’s existing systems, the maintenance and operation become physically the responsibility of the Council although the Consent Holder remains responsible for the repair of any defects within the development works for the defects liability period.
The Consent Holder is not liable for fair wear and tear during the defects liability period.
Definitions in this section
Consent holder's representative
Development works approval