Frequently Asked Questions

Planning can feel complicated, especially when every site has different rules.
These FAQs answer some of the questions we hear most often and explain what the process may involve. If your project has anything unusual, such as access issues, title restrictions, hazards, or neighbouring constraints, get in touch for advice tailored to your site

General Queries

Consents and Approvals

Process and Timeframes

Plans and Technical Information

What does a planner do?

A planner helps you understand what rules apply to your property and whether you need resource consent. At Plan2Create, we review your proposal, identify possible issues early, work with specialists, prepare the planning documents, and guide the application through council.

When should I speak to a planner?

Ideally as early as possible. Seeking planning advice at the concept stage can help avoid costly redesigns later. Early input allows us to identify key constraints and address potential issues upfront.

Can you carry out an initial feasibility review as part of due diligence?

Yes. We can carry out an initial review to identify likely planning constraints, possible consent requirements, and the best next steps for your project.

What do you need from me to provide advice or a fee estimate?

Usually we just need the property address and a short summary of what you want to do. If you have them, it also helps to send concept plans, site photos, and your record of title.

Do I always need resource consent?

Not always. It depends on the site, the zoning, and what you want to build or change. If your proposal does not meet one or more planning rules, resource consent may be required. We can review this for you. Note: all subdivisions require a resource consent.

What is the difference between resource consent and building consent?

Resource consent and building consent are separate approvals, and many projects require both.

Resource consent relates to planning rules. It looks at how your proposal fits with zoning, site constraints, and potential effects on neighbours and the surrounding environment.

Building consent relates to construction and safety. It ensures your design meets the Building Code and is safe to build.

In simple terms, resource consent is about whether you can do it, while building consent is about how it is built.

If my project looks like a normal residential build, does that mean I do not need consent?

Not necessarily. Even if the building seems straightforward, other matters such as earthworks, access, subdivision, servicing, or overlays can still trigger consent requirements.

Do you work on both residential and commercial projects?

Yes. Plan2Create works across residential, rural, commercial, and industrial projects. If you’re unsure about your site, send us the address and a brief description—we can talk through what may be possible and the options available.

What are the main steps in a resource consent application?

The process usually starts with a site and rules review, followed by confirming the best strategy. We then prepare the application, lodge it with council, respond to any further questions, and help you through to the final decision and any conditions.

How long does resource consent take?

It varies from project to project. Timing depends on the complexity of the proposal, the quality of the information provided, and whether council needs more details or decides the application should be notified.

What is an RFI?

RFI stands for Request for Further Information. This is when council asks for more detail before it can continue assessing the application. It is a normal part of the process and often relates to plans, servicing, earthworks, transport, stormwater, or assessment details.
Council’s processing timeframe is paused while it waits for more information or documents. Once the requested information is provided, the processing timeframe starts again.

What information is required for lodgement?

This will depend on your site and the nature of your proposal, but most applications typically include:
Certificate of title
Architectural plans
Scheme plan (for subdivisions)
Engineering plans / infrastructure report
Landscape plan
Additional specialist reports may also be required, such as:
Stormwater or hydrological assessment
Flood risk assessment
Traffic impact assessment
Geotechnical report (including PC120 where relevant)
Arborist report
We will confirm exactly what is required based on your specific project and the relevant Council process.

Can Plan2Create coordinate other consultants?

Yes. We can manage the planning side of the project, coordinate consultant input, handle lodgement, respond to council queries, and keep the process moving.

What happens after consent is granted?

Most consents come with conditions that must be met. Some need to be addressed before construction starts, while others are completed during or after the work. We can help you understand what needs to happen next.

What is subdivision of a site?

Subdivision is the process of dividing one property into two or more separate lots, each with its own legal title. This allows the new lots to be sold, developed, or owned individually. Subdivision usually requires resource consent and involves survey, engineering, and legal steps before new titles are issued.

What is Section 223?

Section 223 is the stage where Council approves the final subdivision plan. This confirms that the layout of your lots, boundaries, and easements is correct before moving to the final sign-off. This process is undertaken after subdivision consent has been granted.

What is Section 224C?

Section 224C is the final approval step. It confirms that all consent conditions have been met (such as engineering works, services, and legal requirements). Once this is issued, your surveyor can apply for new titles.

Still Have Questions?

If you are ready, send us your address and a short description of what you want to do. We will advise the likely consent pathway and what we need next to proceed.

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Plan 2 Create takes the complexity out of the resource consent process, so you can move forward with confidence.

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