Creston Property
NZ property development glossary

Development terms, clearly defined.

Plain-English definitions for the planning, site, finance and construction terms used in New Zealand residential development and in a Property feasibility review.

General information only. Tax, legal, planning, engineering and lending advice should be checked for your specific project.

A

Planning

Affected person and written approval

Also known as Affected party, Written approval

What is an affected person in a resource consent application?

An affected person is someone the council identifies as potentially experiencing adverse effects from a proposal, whose written approval may be sought during a resource consent process.

If an affected person gives written approval, the council generally cannot take the proposal's effects on that person into account when deciding notification or assessing the application. Approval must relate to the plans provided and can be withdrawn before the council makes its decision.

Why it matters: Needing neighbour or other affected-person approval can add negotiation, design changes, time and uncertainty to a consent pathway.

Official source:Auckland Council - Written approval of affected persons

Construction

As-built plans

Also known as As-built drawings, Record drawings

What are as-built plans?

As-built plans record the final location, levels, dimensions and details of work as it was actually constructed, including approved changes made during delivery.

For civil works, they commonly document completed pipes, manholes, connections, roads and other assets. They are prepared from surveyed and verified information rather than simply reissuing the original design drawings.

Why it matters: Accepted as-built information is often required to close an engineering approval, vest public assets and complete subdivision certification.

Official source:Auckland Council - Engineering as-built requirements

Construction

Asbestos survey

What is an asbestos survey?

An asbestos survey is an inspection used to identify and record asbestos-containing material in a building or workplace before it is managed, refurbished or demolished.

A management survey supports normal occupation and maintenance. A refurbishment or demolition survey is more intrusive because it must investigate the parts of the structure that the proposed work may disturb. The appropriate survey should be completed by a competent person.

Why it matters: Unexpected asbestos can stop work and add specialist removal, disposal, health-and-safety and programme costs, particularly in buildings constructed before 2000.

Official source:WorkSafe New Zealand - Working with or near asbestos

Planning

Assessment of environmental effects

Also known as AEE, Assessment of effects on the environment

What is an assessment of environmental effects (AEE)?

An assessment of environmental effects is the written part of a resource consent application that identifies a proposal's likely effects and explains how adverse effects will be avoided, remedied or mitigated.

The detail should match the scale and significance of the proposal. It normally describes the site and activity, planning rules, affected people, relevant objectives and policies, specialist findings and any proposed consent conditions.

Why it matters: An incomplete AEE can trigger requests for more information, delay processing and leave important design or mitigation issues unresolved.

Official source:Auckland Council - Assessment of Environmental Effects

Planning

Auckland Unitary Plan

Also known as AUP

What is the Auckland Unitary Plan?

The Auckland Unitary Plan is the rulebook that controls how land can be used and developed across Auckland, including zoning, building standards, overlays and consenting requirements.

For a development site, the plan helps determine what may be built, how intensively the land may be used and whether resource consent is needed. The operative plan and proposed plan changes should be checked together because the rules applying to a site can change.

Why it matters: A site's zone is only the starting point. Overlays, precincts, controls and site-specific constraints can materially change its realistic development capacity.

Official source:Auckland Council - Auckland Unitary Plan

Construction

Average recurrence interval and annual exceedance probability

Also known as ARI, AEP, Annual exceedance probability

What do ARI and AEP mean in flood and stormwater reports?

Average recurrence interval and annual exceedance probability describe the likelihood of a design event: a 100-year ARI event is approximately a 1% AEP event, meaning a 1% chance in any given year.

The wording does not mean the event occurs only once every 100 years. Events of that scale can occur in consecutive years, and different durations can produce different effects on a site.

Why it matters: The selected design event affects flood modelling, stormwater capacity, floor levels and how safely a development performs in more severe storms.

Official source:Knowledge Auckland - Guidelines for stormwater runoff modelling in the Auckland region

B

Property

Boundary adjustment

Also known as Boundary relocation

What is a boundary adjustment?

A boundary adjustment is a subdivision that changes the position of a boundary between existing properties, usually without increasing the total number of lots.

It still normally involves subdivision consent, cadastral survey work, council certification, legal documentation and registration with LINZ. Existing mortgages, easements and other interests may also need to be addressed.

Why it matters: Moving a boundary can improve access, usable area or development layout, but it is not simply an informal agreement between neighbours.

Official source:Toitū Te Whenua LINZ - Subdivision registration requirements

Property

Boundary guarantee

What is a boundary guarantee on a New Zealand title?

A boundary guarantee is the extent to which the Crown guarantees the surveyed boundaries recorded for a title under New Zealand's land registration system.

A title may be limited as to parcels, which means its boundaries are not fully guaranteed. A surveyor and property lawyer should confirm the implications before design or subdivision work relies on those boundaries.

Why it matters: Uncertain boundaries can affect site area, setbacks, access and the subdivision process.

Construction

Buildability

Also known as Constructability

What does buildability mean in property development?

Buildability is a practical assessment of whether a proposed design can be constructed efficiently on the site using realistic methods, access, sequencing and costs.

A planning-compliant layout is not automatically buildable. Slope, retaining, crane and truck access, temporary works, service conflicts, staging and construction tolerances can all change the viable design.

Why it matters: Testing buildability early helps prevent a concept plan from producing unrealistic construction costs or programme assumptions.

Construction

Building platform

Also known as Build platform, House platform

What is a building platform on a development site?

A building platform is the area and level prepared or identified as suitable for a proposed building and its foundations.

Suitability depends on slope, ground conditions, flood risk, earthworks, retaining, services, access and planning controls. A platform shown on a concept plan is not necessarily geotechnically approved.

Why it matters: A constrained or costly platform can reduce achievable yield and materially alter foundation, retaining and access costs.

Construction

Building warranty

Also known as Build guarantee, 10-year building guarantee

What does a building warranty cover?

A building warranty or guarantee is a contractual or insurance-backed promise covering specified building defects, incomplete work or other defined risks for stated periods and subject to conditions.

Coverage differs between providers and is not a substitute for building consent, a code compliance certificate, product warranties or the builder's statutory obligations. Eligibility, exclusions, transfer and claim deadlines should be checked.

Why it matters: The name or advertised duration alone does not establish protection; the provider, scope, exclusions and claims process determine the warranty's practical value.

Official source:MBIE Building Performance - Implied warranties and defects

C

Property

Cadastral survey dataset

Also known as CSD, Land transfer survey, LT survey

What is a cadastral survey dataset (CSD)?

A cadastral survey dataset is the certified survey data, plans and supporting information needed to define legal property boundaries and integrate a survey into New Zealand's cadastre.

For a subdivision it is prepared and certified by a licensed cadastral surveyor, lodged through Landonline and checked by LINZ. The resulting approved plan supports the legal creation of new lots and titles.

Why it matters: A consented scheme does not create legal boundaries. Accurate cadastral survey and LINZ approval are required before new titles can issue.

Official source:Toitū Te Whenua LINZ - Content of a cadastral survey dataset

Finance

Capital required

Also known as Equity required, Developer equity

What is capital required in a development feasibility?

Capital required is the amount of the developer's own cash or equity needed to fund the project after available debt, deposits and other funding sources are allowed for.

It depends on lender limits, the timing of land and project costs, when debt can be drawn, pre-sale requirements and the project's peak funding position.

Why it matters: A profitable project can still be unworkable if the developer cannot fund the equity needed at the right time.

Construction

CCTV drainage survey

Also known as Pipe camera survey, Drain CCTV inspection

What is a CCTV drainage survey?

A CCTV drainage survey uses a camera inside a stormwater or wastewater pipe to record its condition, alignment, connections and defects.

The survey can identify cracks, deformation, roots, blockages, unrecorded connections and discrepancies between plans and the physical network. Access and pipe condition can limit how much is inspected.

Why it matters: Finding damaged or misaligned drainage before design or purchase can avoid redesign, unexpected repair work and connection delays.

Construction

Civil works

What are civil works in property development?

Civil works are the site and infrastructure works that support a development, such as earthworks, retaining, accessways, drainage and connections to water, wastewater and stormwater networks.

The civil scope is shaped by the site's contours, ground conditions, existing services and council requirements. It is usually designed by civil and geotechnical engineers and coordinated with architectural and structural design.

Why it matters: Civil works can be a major source of cost and programme risk, particularly on steep sites or where public networks need upgrading.

Construction

Climate change allowance

What is a climate change allowance in stormwater design?

A climate change allowance is an adjustment to design rainfall, sea level or other environmental inputs to account for expected future conditions over a development's design life.

The applicable scenario and time horizon come from the relevant council, code or technical guidance. It should not be added informally because some published rainfall datasets may already include a specified adjustment.

Why it matters: The allowance can increase modelled flood levels, storage volumes and infrastructure capacity, affecting both buildable area and cost.

Official source:Auckland Design Manual - Infrastructure technical guides

Construction

Code compliance certificate

Also known as CCC

What is a code compliance certificate (CCC)?

A code compliance certificate is the council's formal confirmation that completed building work complies with the building consent issued for that work.

The owner applies for a CCC after the consented work is complete and the required inspections and documentation have been provided. A CCC is not the same as a certificate of acceptance for unconsented work.

Why it matters: A missing CCC can affect occupation, sale, insurance and lending. Developers usually treat it as a critical completion milestone.

Official source:MBIE Building Performance - Code compliance certificates

Property

Concept plan

Also known as Concept layout, Scheme plan

What is a concept plan for a development site?

A concept plan is an early layout used to test how buildings, lots, access, parking, outdoor space and services could fit on a development site.

It is more developed than a simple zoning calculation but is not a consent or construction drawing. A useful concept responds to planning controls, site constraints, market needs and buildability.

Why it matters: The concept plan turns theoretical development capacity into a layout that can be costed and tested in a feasibility.

Construction

Construction programme

Also known as Build programme, Works programme

What is a construction programme?

A construction programme is the time-based plan for design, procurement, approvals, site activities, inspections, testing and completion milestones.

A useful programme shows dependencies and critical activities rather than only target dates. It should be updated as design, supply, weather, access and variations affect the work.

Why it matters: Programme duration drives holding costs, finance exposure, settlement timing and the date revenue can be realised.

Construction

Construction-only contract

What is a construction-only contract?

A construction-only contract engages the contractor primarily to build from design documents prepared for the developer by separate consultants.

The developer generally retains more responsibility for design completeness and coordination, although the contractor may still design temporary works or specifically delegated elements.

Why it matters: Gaps or conflicts in the consultant documents can become variations, delay claims or quality disputes during construction.

Official source:MBIE Building Performance - Contracts for your building project

Planning

Contaminated land and HAIL

Also known as HAIL land, Hazardous Activities and Industries List

What do contaminated land and HAIL mean?

Contaminated land contains hazardous substances that have, or are reasonably likely to have, significant adverse effects; HAIL is New Zealand's list of activities and industries associated with a higher risk of land contamination.

A HAIL history does not prove that a site is contaminated. It signals that records and land-use history should be reviewed and that a preliminary or detailed site investigation may be required for subdivision, earthworks or a change of use.

Why it matters: Investigation, consent conditions, soil disposal and remediation can materially affect design, cost and programme.

Official source:Ministry for the Environment - Contaminated land

Construction

Contract variation

Also known as Construction variation, Change order

What is a variation in a construction contract?

A contract variation is an instructed or agreed change to the contracted scope, design, quantity, sequence or conditions of construction work.

The contract normally sets rules for instruction, notice, valuation and any time extension. Not every unexpected cost is automatically a valid variation.

Why it matters: Uncontrolled variations are a common source of budget growth and disputes, so scope clarity and prompt written assessment are essential.

Official source:MBIE Building Performance - Contracts for your building project

Property

Cross lease

Also known as Cross-lease ownership

What is a cross-lease title?

A cross lease is an ownership structure where each owner holds a share of the underlying freehold land and a leasehold interest in the particular building or area they occupy.

The title and flats plan identify the leased building footprint, exclusive-use areas and shared areas. Building changes may need the other owners' consent and an updated survey plan if the physical footprint no longer matches the title documentation.

Why it matters: Cross-lease rights, restrictions and plan defects can complicate redevelopment, finance, sale and conversion to fee-simple titles.

Official source:Settled.govt.nz - Understanding the types of ownership

D

Construction

Defects liability period

Also known as Defects notification period, Maintenance period

What is the defects liability period after construction?

The defects liability period is the contractual period after practical completion during which identified defects are notified and the contractor is required to remedy those within its responsibility.

Its length and procedure are set by the contract and are separate from statutory rights or longer product and building warranties. Some contracts use newer terminology such as defects notification period.

Why it matters: Clear inspections, records and response deadlines help the developer close out defects before final payment or retention release.

Official source:MBIE Building Performance - Implied warranties and defects

Construction

Design rainfall depth

What is design rainfall depth?

Design rainfall depth is the amount of rain assumed to fall over a stated duration and probability for engineering design and flood modelling.

The applicable depth depends on location, storm duration, design event and any required climate-change adjustment. It is an input to runoff calculations rather than a prediction of a specific future storm.

Why it matters: A higher design rainfall depth can increase modelled runoff, required storage, pipe capacity, flood levels and minimum building floor levels.

Official source:Knowledge Auckland - Guidelines for stormwater runoff modelling in the Auckland region

Construction

Design-and-build contract

Also known as Design and build, D&B contract

What is a design-and-build construction contract?

A design-and-build contract places responsibility for both completing the design and carrying out construction with one main contractor.

The developer supplies project requirements and the contractor coordinates its designers and trades. The allocation of design responsibility, consent risk, exclusions and performance requirements must be explicit in the contract.

Why it matters: It can simplify accountability and buildability coordination, but price certainty depends on how complete and measurable the employer's requirements are.

Official source:MBIE Building Performance - Contracts for your building project

Finance

Development contingency

What is a development contingency?

A development contingency is an allowance in a project budget for costs that are uncertain or not yet fully defined.

It is usually expressed as a dollar amount or a percentage of selected project costs. The appropriate allowance depends on the quality of the design, investigations and pricing, and generally reduces as uncertainty is resolved.

Why it matters: A feasibility with no realistic contingency can overstate profit and leave a project unable to absorb design development, site conditions or cost escalation.

Planning

Development contributions policy

Also known as DCP, Development contributions

What is a development contributions policy (DCP)?

A development contributions policy sets out when a council will charge development contributions and how those charges are calculated to help fund growth-related infrastructure.

For an Auckland development, contributions may be required when a resource consent, building consent or service connection is granted. The amount depends on the proposal, location and policy in force at the relevant time.

Why it matters: Development contributions can be a significant project cost and may change between early feasibility and payment, so the current council estimate and policy should be checked.

Official source:Auckland Council - Development Contributions Policy

Planning

Development typology

Also known as Housing typology, Dwelling typology

What is a development typology?

A development typology is the general form and arrangement of a project, such as detached houses, duplexes, terraces, walk-up apartments or mixed-use buildings.

Typology affects density, access, parking, private open space, servicing, structure, fire design, title structure and construction efficiency.

Why it matters: Testing several typologies can reveal that the highest theoretical dwelling count is not the most consentable, buildable or profitable option.

Property

Development yield

What is development yield?

Development yield is the realistic number and mix of homes, lots or floor area that a site can support after planning, design, access, infrastructure and market constraints are considered.

A quick zoning calculation may suggest a theoretical yield, but a tested concept plan provides a more useful view. Practical yield can be reduced by site shape, topography, vehicle access, servicing, outdoor space and buildability.

Why it matters: Yield drives revenue, cost and land value. An assumption that is only one dwelling too high can materially distort a small project's feasibility.

Planning

District plan

What is a district plan?

A district plan is a council planning document that manages land use and subdivision through zones, objectives, policies, rules, standards and mapped controls.

It identifies which activities are permitted and which need resource consent, and it sets development standards such as height, yards, coverage, access and subdivision requirements. Auckland uses a combined unitary plan for district and regional matters.

Why it matters: The applicable plan is the starting point for determining a site's consent pathway and realistic development capacity.

Official source:Ministry for the Environment - Council plans glossary

E

Construction

Earthworks

What are earthworks in property development?

Earthworks are the excavation, filling, cutting, grading and movement of soil or rock to create suitable site levels for buildings, roads, services and drainage.

They may require resource consent, engineering design and erosion and sediment controls. Cut-and-fill balance, unsuitable material, contaminated soil and retaining can materially change cost.

Why it matters: Earthworks connect almost every site constraint: slope, access, stormwater, geotechnical risk, building levels, retaining and construction sequencing.

Official sources:Auckland Design Manual - Infrastructure technical guides;WorkSafe New Zealand - Excavation safety

Property

Easement

What is an easement?

An easement is a registered right for someone to use part of another property for a stated purpose, such as access, drainage, utilities or rights of way.

The easement instrument and title show who benefits, which land is affected and what rights or obligations apply. Existing easements may constrain building locations, while new easements may be required to service a subdivision.

Why it matters: An easement can affect usable site area, design, construction access and future maintenance responsibilities.

Official source:Toitū Te Whenua LINZ - Land registration glossary

Construction

Electricity network capacity

Also known as Transformer capacity, Vector capacity

What is electricity network capacity for a development?

Electricity network capacity is the ability of the local electricity assets, including transformers and feeders, to supply the additional load created by a proposed development.

Public capacity maps and nearby-transformer data are useful screening tools, but they do not confirm the serving transformer or reserve a connection. The network operator confirms requirements through its application and engineering process.

Why it matters: A constrained network can require redesign, staging or an upgrade that adds cost and time.

Official source:Vector - Network capacity maps

Construction

Engineering plan approval

Also known as EPA, Engineering approval

What is engineering plan approval (EPA)?

Engineering plan approval is council acceptance of detailed civil engineering designs for infrastructure or land-development works before those works are constructed.

The package may cover public drainage, roads, access, earthworks and assets that will vest in council. Approval commonly sets construction monitoring, testing, certification and as-built requirements.

Why it matters: Resource consent may approve the development in principle, but civil construction can be held up until the detailed engineering design is accepted.

Official source:Auckland Council - Application for engineering approval

Construction

Erosion and sediment control

Also known as ESCP, Erosion and sediment control plan

What is an erosion and sediment control plan?

Erosion and sediment control is the planned use of site practices and devices to prevent exposed soil eroding and sediment leaving earthworks areas.

Measures can include stabilised entrances, clean-water diversion, silt fences, decanting earth bunds, sediment retention ponds and progressive stabilisation. The required design depends on the scale, slope, soils and receiving environment.

Why it matters: Poor control can cause environmental harm, enforcement action, delays and rework, while adequate control needs space and must be allowed for in the construction sequence.

Official source:Auckland Design Manual - Infrastructure technical guides

F

Property

Fee simple or freehold

Also known as Freehold, Fee simple title

What does fee simple or freehold mean?

Fee simple, commonly called freehold, is the most common form of New Zealand property ownership, where the owner holds the land and generally the buildings on it subject to registered and statutory rights or restrictions.

Freehold does not mean the land is free from mortgages, easements, covenants, consent notices or planning controls. Those matters must still be checked on the title and through council records.

Why it matters: The ownership type affects subdivision structure, decision-making rights, finance and how a completed development can be sold.

Official source:Settled.govt.nz - Understanding the types of ownership

Planning

Flood plain

What is a flood plain?

A flood plain is land predicted by hydraulic modelling to be covered by floodwater during a specified storm event, commonly the 1% annual exceedance probability event on Auckland Council maps.

Flood plains often occur in low-lying land and beside streams, including places where historic streams have been piped. Mapped extent is a screening input and site-specific flood levels or engineering may still be needed.

Why it matters: Flood depth, safe access, floor levels, displaced water and risk to neighbouring properties can constrain development.

Official source:Auckland Council - Understanding Auckland's regional flood maps

Planning

Flood zone

Also known as Flood hazard area

What is a flood zone in Auckland property development?

Flood zone is a general term for mapped land affected by flood risk; Auckland Council's more specific layers include flood plains, flood-prone areas, flood-sensitive areas and overland flow paths.

Each layer describes a different way water may move or collect, so the exact map category, flood level and relationship to the proposed works should be checked rather than relying on the umbrella term alone.

Why it matters: A mapped flood hazard does not automatically rule out development, but it can change the consent pathway, layout, floor levels and engineering required.

Official source:Auckland Council - Understanding Auckland's regional flood maps

Planning

Flood-prone area

What is a flood-prone area?

A flood-prone area is a topographical depression or low-lying area where stormwater can become trapped and pool when an outlet is blocked or the network is exceeded.

Unlike a flood plain, it is generally identified from ground shape using GIS rather than from full hydraulic flood modelling.

Why it matters: Ponding can affect building platforms, access, floor levels and where displaced water can safely go.

Official source:Auckland Council - Understanding Auckland's regional flood maps

Planning

Flood-safe egress

Also known as Safe evacuation route, Safe access during flooding

What is flood-safe egress for a development?

Flood-safe egress is an access or evacuation route that allows people to leave or reach a safer location without unacceptable exposure to flood depth, velocity or other hazards.

Assessment may consider the route beyond the property boundary, vulnerable users, warning time and whether sheltering in place is appropriate. A dry building floor does not by itself prove safe access.

Why it matters: Unsafe access can constrain development intensity or require changes to levels, layout, use or emergency planning.

Official source:MBIE Building Performance - Building Code clause E1 Surface water

Planning

Flood-sensitive area

What is a flood-sensitive area?

A flood-sensitive area is land beside a mapped flood plain that is close in elevation to the modelled flood level and may require closer assessment.

It flags land that may not sit inside the mapped flood extent but could still be sensitive to changes in levels, modelling assumptions or the proposed development.

Why it matters: It can trigger additional flood review even when the proposed building platform appears outside the flood plain itself.

Construction

Foundation design

What determines the foundation design for a development?

Foundation design determines how building loads are transferred safely into the ground through systems such as slabs, footings, piles or ground-improvement solutions.

It is informed by building loads, geotechnical investigation, soil strength, settlement, groundwater, slope, liquefaction and adjacent structures. Generic foundation assumptions may not suit a constrained site.

Why it matters: Unexpected ground conditions or a more complex foundation system can materially change feasibility, consent documentation and construction cost.

Construction

Freeboard

What is freeboard in flood design?

Freeboard is a vertical safety allowance added above a calculated flood or water level when setting a building floor or other critical level.

It provides a margin for modelling uncertainty, waves, debris, blockage and conditions more severe than the model assumptions. The required amount depends on the applicable rule or design guide.

Why it matters: Freeboard can materially raise the build platform and affect site grading, retaining, access and the permitted building envelope.

Official sources:MBIE Building Performance - Building Code clause E1 Surface water;Auckland Design Manual - Infrastructure technical guides

G

Construction

Geotechnical report

Also known as Geotech report

What is a geotechnical report?

A geotechnical report assesses ground conditions and provides engineering recommendations for foundations, earthworks, retaining, slope stability and related site risks.

A desktop review can identify mapped information and nearby reports, but site-specific conclusions normally require a geotechnical engineer, field investigation and testing.

Why it matters: Unexpected ground conditions can substantially change structural design, civil works, construction cost and programme.

Finance

Gross development value

Also known as GDV, Gross realisation

What is gross development value (GDV)?

Gross development value is the estimated total value of all completed property in a development, usually based on expected sale prices at a stated date.

For a build-to-sell project, GDV is commonly the sum of the forecast selling prices for all homes or lots. It is a gross revenue measure before sales costs, GST, finance and other project costs are deducted.

Why it matters: GDV is a key feasibility input, but a small percentage change in selling prices can create a much larger percentage change in project profit.

Tax

GST on margin

Also known as GST margin, Net GST

What does GST on margin mean in NZ property development?

In New Zealand development feasibility, GST on margin is informal shorthand for the net GST effect created by taxable sales less claimable GST on project costs; it is not a separate statutory margin scheme.

New Zealand GST is generally charged under the ordinary GST rules. Property developers may need to register and account for GST, while qualifying land transactions between registered parties can be zero-rated. Not every cost carries claimable GST, and timing and property use can change the result.

A simple margin-based allowance can be useful for early modelling, but it is not a substitute for transaction-specific tax advice or a detailed GST forecast.

Why it matters: Using an Australian-style margin scheme assumption or applying GST inconsistently can materially overstate a project's expected profit or cash position.

Official sources:Inland Revenue - GST when you buy or sell property;Inland Revenue - Land and GST

I

Planning

Impervious area

Also known as Impervious surface, Impervious coverage

What counts as impervious area on a development site?

Impervious area is the part of a site covered by surfaces that substantially prevent rain soaking into the ground, commonly roofs, concrete, paving and sealed accessways.

Planning definitions can specify what is included or excluded, so the operative plan wording should be checked. Increasing impervious area generally increases and accelerates stormwater runoff.

Why it matters: Impervious-area limits can constrain layout, while additional coverage can increase stormwater treatment, retention and detention requirements.

Official source:Auckland Council - Auckland Unitary Plan

Finance

Infrastructure growth charge

Also known as IGC, Watercare growth charge

What is Watercare's infrastructure growth charge (IGC)?

The infrastructure growth charge is a one-off Watercare charge when a development creates a new water or wastewater connection or increases demand on an existing connection.

It contributes to bulk growth infrastructure such as major pipes, pump stations, reservoirs and treatment plants. It is separate from Auckland Council development contributions and does not pay for site-specific or local network upgrades required by a project.

Why it matters: The charge and any separate upgrade costs should be included in feasibility because they can be material and change over time.

Official source:Watercare - Infrastructure Growth Charge

L

Property

Land information memorandum

Also known as LIM, LIM report

What is a Land Information Memorandum (LIM)?

A Land Information Memorandum is a council-issued report summarising information the council holds about a property, including consenting, rates, planning, utilities and known natural hazards.

A LIM is useful for due diligence but is not the same as a full property file, title review, physical inspection or specialist site assessment. Its contents reflect information held by the council when the report is prepared.

Why it matters: It can reveal hazards, consent history and council information that changes the purchase decision, design scope, programme or budget.

Official source:Auckland Council - The difference between a LIM and property file

Property

Land Information New Zealand

Also known as LINZ, Toitū Te Whenua

What is Land Information New Zealand (LINZ)?

Toitū Te Whenua Land Information New Zealand is the government agency that maintains New Zealand's land title and cadastral survey systems, including Landonline.

Surveyors and lawyers use LINZ systems to lodge surveys, register instruments and create or update records of title. Councils separately control planning, resource consent and building consent matters.

Why it matters: Council subdivision approval is only part of the process; survey and legal documents must also be accepted and registered through LINZ before new titles issue.

Official source:Toitū Te Whenua LINZ - Land registration glossary

Planning

Landslide susceptibility

What is landslide susceptibility?

Landslide susceptibility is a mapped indication of how prone land may be to slope failure based on factors such as terrain, geology and past instability.

A susceptibility category is a screening signal, not proof that a landslide will occur or a substitute for site-specific geotechnical assessment.

Why it matters: Higher susceptibility can constrain building location and require investigation, retaining, drainage or slope-stabilisation work.

Property

Leasehold

Also known as Leasehold title

What is leasehold property ownership?

Leasehold ownership gives the leaseholder the right to possess and use land or property for the term and on the conditions set out in a lease, while another party owns the underlying land.

The lease can set ground rent, review dates, permitted use, development rights, maintenance obligations and what happens when the term ends. Those provisions need legal and financial review before development assumptions are made.

Why it matters: Lease terms can restrict redevelopment and materially affect funding, holding costs, value and the saleability of completed homes.

Official source:Settled.govt.nz - Understanding the types of ownership

Construction

Licensed Building Practitioner

Also known as LBP

What is a Licensed Building Practitioner (LBP)?

A Licensed Building Practitioner is a person recorded on New Zealand's public LBP register and licensed within a particular class of building or design work.

Restricted building work affecting the primary structure or weathertightness of residential buildings must be designed, carried out or supervised by appropriately licensed practitioners, subject to the statutory exemptions.

Why it matters: Using the correct licence classes and collecting the required records of work are important for consent inspections, code compliance and accountability.

Official source:Building Performance - Builder and designer obligations

Property

LiDAR

Also known as Light Detection and Ranging

What is LiDAR in property development?

LiDAR is a remote-sensing method that uses laser pulses to measure ground and surface elevations and create detailed digital terrain data.

In early site assessment it can indicate contours, elevation range and slope across a parcel. Public LiDAR is useful for screening but does not replace a current topographical survey for design or construction.

Why it matters: Site level change influences access, retaining, earthworks, drainage, building form and cost.

Official source:LINZ - Elevation data

Planning

Liquefaction vulnerability

What is liquefaction vulnerability?

Liquefaction vulnerability indicates the potential for saturated soil to lose strength during earthquake shaking, causing settlement or lateral ground movement.

Council map layers provide regional screening rather than a site-specific engineering conclusion. A geotechnical engineer may need to investigate the soil profile, groundwater and proposed structure.

Why it matters: Liquefaction risk can affect foundation design, ground improvement, infrastructure and development cost.

Finance

Loan-to-cost ratio

Also known as LTC

What is loan-to-cost ratio (LTC)?

Loan-to-cost ratio compares the amount of development debt with the lender-recognised total project cost, expressed as a percentage.

For example, a $7 million loan against a recognised project cost of $10 million is a 70% LTC. A lender may exclude some costs or require the developer's equity to be contributed before debt is drawn.

Why it matters: LTC helps determine the equity a developer must contribute and is commonly considered alongside loan-to-value ratio and interest-cover requirements.

Finance

Loan-to-value ratio

Also known as LVR

What is loan-to-value ratio (LVR)?

Loan-to-value ratio compares the amount borrowed with the lender's accepted value of the property or completed development, expressed as a percentage.

An $800,000 loan against a $1 million value has an 80% LVR. For a development facility, lenders may test debt against the site's current value, the completed value or both, using their own valuation and lending criteria.

Why it matters: LVR affects borrowing capacity and required equity. It is different from loan-to-cost ratio, which compares debt with project cost rather than value.

Official source:Reserve Bank of New Zealand - Loan-to-value restrictions explained

M

Property

Methamphetamine contamination check

Also known as Meth test, P contamination check

What is a methamphetamine contamination check?

A methamphetamine contamination check is a screening or detailed test for meth residue in a building where the property's history or other evidence gives a reason for concern.

It is a specialist physical inspection and sampling process, not something that can be confirmed from council mapping alone. New Zealand testing and decontamination must follow the applicable standard and regulations, and detailed testing should be performed by a qualified independent professional.

Why it matters: Confirmed contamination can affect health, occupation, demolition, remediation cost, programme and the decision to purchase a site.

Official source:Tenancy Services - Meth testing and decontamination standards

Construction

Minimum floor level

Also known as Minimum finished floor level, MFFL

How is a minimum floor level set for a development?

A minimum floor level is the lowest permitted finished floor elevation for a building, set to manage surface-water and flood risk and meet applicable planning and Building Code requirements.

It is commonly based on a modelled flood level plus freeboard, but site-specific rules, overland flow paths, access and drainage design may also apply.

Why it matters: Raising floor levels can change earthworks, retaining, driveway gradients, accessibility, building height and construction cost.

Official source:MBIE Building Performance - Building Code clause E1 Surface water

N

Planning

Natural Environment Act

Also known as Natural Environment Act 2026, NEA

What is the Natural Environment Act 2026?

The Natural Environment Act 2026 is New Zealand's new environmental management law covering the natural environment, including matters such as freshwater, ecosystems and environmental limits.

It works alongside the Planning Act. Both laws have staged implementation, so existing RMA instruments remain important while new national and regional instruments are prepared.

Why it matters: Environmental constraints can affect whether land is developable, what mitigation is required and how long approval may take, even where the underlying zoning supports development.

Official source:New Zealand Government - New planning laws receive Royal Assent

Finance

Net profit margin

What is net profit margin in property development?

Net profit margin is the forecast development profit after the costs included in the feasibility, expressed as a percentage of revenue or total development cost.

There is no single universal convention. One party may calculate profit divided by gross development value, while another uses profit divided by total development cost. The basis, GST treatment and included costs should always be stated.

Why it matters: Profit margin is used to judge whether the expected return is adequate for the project's risk, but two percentages cannot be compared unless they use the same calculation basis.

Construction

NZS construction contracts

Also known as NZS 3910, NZS 3915, NZS 3916

What are NZS 3910, NZS 3915 and NZS 3916 contracts?

NZS 3910, NZS 3915 and NZS 3916 are New Zealand standard-form construction contracts used for different procurement and contract-administration arrangements.

The forms are not interchangeable: they allocate design, administration, payment, variation, time and risk responsibilities differently. Project-specific special conditions commonly amend the standard terms.

Why it matters: Choosing and amending the right form affects who carries design risk, how claims are assessed and how disputes, delays and completion are managed.

Official source:Standards New Zealand - Construction contract standards

O

Planning

Overland flow path

Also known as OLFP, Secondary flow path

What is an overland flow path?

An overland flow path is the route stormwater takes downhill across land when there is no piped system or the stormwater network is blocked or exceeds capacity.

It may be mapped as a line, but during heavy rain water can spread across a wider corridor and move quickly like a temporary stream. Site levels and a project-specific assessment determine the actual effect on a proposal.

Why it matters: Buildings, retaining and fences must not obstruct or divert flow in a way that increases risk on the site or neighbouring property.

Official source:Auckland Council - Understanding Auckland's regional flood maps

P

Finance

Peak debt

What is peak debt in property development?

Peak debt is the highest forecast loan balance reached at any point during a development's cash flow.

It is driven by the timing of land, construction, professional, finance and sales costs compared with equity contributions, deposits, drawdowns and settlement receipts.

Why it matters: Peak debt helps size the required facility and exposes whether the project has enough funding headroom before revenue arrives.

Planning

Plan Change 120

Also known as PC120, Auckland's Future Housing Plan

What is Auckland Plan Change 120 (PC120)?

Plan Change 120 is Auckland Council's proposed change to the Auckland Unitary Plan addressing housing capacity, intensification and stronger planning controls for natural hazards.

It is still going through the statutory plan-change process, so a site check should distinguish operative rules from proposed zoning and controls and should be updated as the process advances.

Why it matters: Proposed zoning and hazard controls may change a site's future development pathway, but they should not be treated as operative rules without planning advice.

Official source:Auckland Council - Auckland's Future Housing Plan

Planning

Planning Act

Also known as Planning Act 2026

What is the Planning Act 2026?

The Planning Act 2026 is New Zealand's new law for land-use planning, development and infrastructure, intended to replace the planning functions previously carried out under the RMA.

The Act introduces a new structure built around national direction, regional spatial planning and regional combined plans. Its provisions commence in stages while existing RMA plans and processes continue through the transition.

Why it matters: The new framework will eventually change how development rights, plan rules and consenting pathways are set, but current site feasibility must still account for operative transitional rules.

Official source:New Zealand Government - New planning laws receive Royal Assent

Planning

Planning activity status

Also known as Permitted activity, Controlled activity, Restricted discretionary activity, Discretionary activity, Non-complying activity

What is planning activity status?

Planning activity status is the category a plan or national standard assigns to an activity, determining whether resource consent is required and the scope of the council's decision-making powers.

A permitted activity needs no resource consent if every applicable standard is met. Controlled, restricted discretionary, discretionary and non-complying activities require consent with progressively different assessment tests and decision scope; a prohibited activity has no consent pathway.

Why it matters: Activity status affects application scope, specialist evidence, notification risk, processing time and the certainty of obtaining consent.

Official source:New Zealand Legislation - Resource Management Act 1991

Planning

Planning overlay

What is a planning overlay?

A planning overlay is a mapped layer that applies additional objectives, policies or rules to land because of a feature, value, hazard or infrastructure constraint.

Auckland examples include historic heritage, notable trees, significant ecological areas, special character, coastal hazards, infrastructure and designations. More than one overlay can affect the same site.

Why it matters: The underlying zone alone may overstate development potential if an overlay changes building location, density, earthworks or consent requirements.

Construction

Practical completion

What is practical completion?

Practical completion is the contractual stage when construction is substantially complete and the property can be used for its intended purpose, apart from minor defects or outstanding work.

Its exact meaning depends on the building contract. Reaching practical completion commonly triggers handover, the defects-liability period, release of part of the retention and other payment or risk provisions.

Why it matters: Practical completion is a contract milestone, not a replacement for council sign-off or a code compliance certificate.

Finance

Pre-sales

What are pre-sales in property development?

Pre-sales are binding agreements to sell homes or lots before construction is complete, usually with settlement occurring after title and other contractual conditions are satisfied.

Development lenders may require a minimum number or value of qualifying pre-sales before allowing the main construction facility to be drawn. They may also apply conditions to purchaser deposits, buyer concentration and sunset dates.

Why it matters: Pre-sales can demonstrate market demand and reduce lender risk, but they also create delivery, disclosure and settlement obligations for the developer.

Construction

Primary and secondary stormwater systems

What are primary and secondary stormwater systems?

The primary stormwater system carries runoff from more frequent events through assets such as pipes and swales; the secondary system provides a safe surface route when the primary system is exceeded or blocked.

Secondary flow commonly follows roads, channels and overland flow paths. Buildings and access routes need to be located and levelled so these flows do not create unacceptable risk.

Why it matters: A site can have an adequate pipe connection but still be constrained by the route, depth or velocity of secondary flows.

Official source:Auckland Design Manual - Infrastructure technical guides

Planning

Private plan change

Also known as Private plan-change request

What is a private plan change?

A private plan change is a request by a person or organisation to change provisions in an RMA plan, such as a site's zoning, precinct rules or development controls.

It is different from a resource consent because it seeks to change the planning rules themselves. The process can involve council assessment, public notification, submissions, hearings and appeals.

Why it matters: A plan change can unlock development that current zoning does not support, but it usually carries materially greater time, cost and outcome risk than a standard consent pathway.

Official source:New Zealand Legislation - Resource Management Act 1991

Property

Property covenant

Also known as Land covenant

What is a property covenant?

A property covenant is a registered obligation or restriction attached to land, often controlling matters such as building design, materials, site use or further subdivision.

Covenants are commonly recorded on the title and may benefit another landowner, a developer or another party. Their terms and enforceability need to be reviewed by a property lawyer.

Why it matters: A covenant can restrict a development even when the district plan would otherwise allow it, so title review is a core part of due diligence.

Official source:Toitū Te Whenua LINZ - Land registration glossary

Property

Property development due diligence

Also known as Site due diligence

What is property development due diligence?

Property development due diligence is the structured investigation of a site before purchase or commitment to identify planning, title, physical, infrastructure, market, financial and legal risks.

Typical checks include the title, LIM, planning rules, natural hazards, geotechnical conditions, services, access, contamination, development contributions, concept yield, build costs and comparable sales. The scope should reflect the site and proposed development.

Why it matters: Good due diligence tests the assumptions behind the purchase price and identifies issues while the buyer can still renegotiate, impose conditions or walk away.

Finance

Property development feasibility

Also known as Feasibility study, Development feasibility

What is property development feasibility?

Property development feasibility is an evidence-based assessment of whether a proposed project is likely to be physically possible, consentable, marketable, financeable and commercially viable.

It combines a tested development concept with expected revenue, land and construction costs, professional fees, council charges, finance, tax assumptions, timing, contingency and risk. The model should be updated as better information becomes available.

Why it matters: Feasibility is the decision tool used to test a site before committing substantial capital. Its value depends on the quality of its assumptions, not just the spreadsheet result.

Property

Property file

Also known as Council property file

What is a council property file?

A property file is the council's collection of documents, plans, reports and correspondence relating to a particular property.

It may contain full building and resource consent records, original plans, specialist assessments and council correspondence that are only summarised or not attached to a LIM. The file is limited to material held by the council.

Why it matters: Reviewing the underlying documents can reveal unconsented differences, historic conditions or technical information that a short LIM summary does not explain.

Official source:Auckland Council - The difference between a LIM and property file

Construction

Provisional sum and prime cost sum

Also known as Provisional sum, Prime cost sum, PC sum

What are provisional sums and prime cost sums in a build contract?

A provisional sum is an allowance for work whose scope or price is not yet sufficiently defined; a prime cost sum is commonly an allowance for the supply of a selected item before its final choice or cost is known.

Their exact contractual meaning and treatment depend on the contract. The final amount may be adjusted to actual cost, often with agreed margins or attendance charges.

Why it matters: Large or optimistic allowances can make a tender appear cheaper while leaving significant cost uncertainty for the developer.

Q

Construction

Quantity surveyor

Also known as QS, Cost consultant

What does a quantity surveyor do in property development?

A quantity surveyor is a construction cost specialist who measures, estimates, plans and monitors project costs through design, procurement and construction.

Depending on the appointment, a QS may prepare cost plans, compare tenders, assess variations and payment claims, forecast final cost or report independently to a development lender.

Why it matters: Reliable cost advice helps keep the design aligned with the feasibility and gives the developer and lender early warning of budget movement.

R

Property

Rating valuation

Also known as CV, Capital value, Council valuation

What is a council rating valuation?

A rating valuation is a council valuation used to help allocate rates, usually showing capital value, land value and improvement value at a stated valuation date.

It is a mass-appraisal figure, not a current market valuation of the property or a forecast of completed development value.

Why it matters: It provides useful context but should not replace site-specific sales evidence or a registered valuation in a feasibility.

Official source:Auckland Council - General property revaluation

Property

Record of title

Also known as Certificate of title, Computer register, Property title

What is a record of title?

A record of title is the electronic land record showing legal ownership, the legal description and registered rights or restrictions affecting a parcel of land.

It can show interests such as mortgages, easements, covenants and consent notices, together with a title plan or diagram. A current title should be reviewed with the referenced instruments because the short entries do not contain every operative detail.

Why it matters: Title interests can constrain access, services, building placement, subdivision and the ability to acquire or finance a development site.

Official source:Toitū Te Whenua LINZ - Record of title

Planning

Regional combined plan

What is a regional combined plan?

A regional combined plan is the proposed replacement planning document that will combine land-use and natural-environment rules for a region under the new planning system.

It is expected to translate national direction and the regional spatial plan into maps, zones, standards and consent pathways. Existing RMA plans continue during the statutory transition.

Why it matters: When operative, it will become a central source of the rules used to assess development potential and environmental effects.

Official source:New Zealand Government - New planning laws receive Royal Assent

Planning

Regional spatial plan

What is a regional spatial plan?

A regional spatial plan is a long-term strategy showing where a region expects growth, infrastructure, development and environmental protection to occur.

It is strategic rather than a site-by-site building approval. Under the new planning system, it is intended to guide later regional planning and investment decisions.

Why it matters: It can signal where future development capacity and infrastructure investment may be supported, but it does not by itself guarantee a site's zoning or consent outcome.

Official source:New Zealand Government - New planning laws receive Royal Assent

Property

Registered interest

Also known as Title interest, Registered instrument

What is a registered interest on a property title?

A registered interest is a legal right, restriction or security recorded against a property's record of title through a registered instrument.

Examples include mortgages, easements, covenants, leases and consent notices. The title entry identifies the instrument, but the instrument itself usually needs to be obtained and read to understand its full effect.

Why it matters: An old or overlooked interest may limit development or need consent, variation or discharge before the proposed layout and new titles can proceed.

Official source:Toitū Te Whenua LINZ - Record of title

Finance

Residual land value

Also known as RLV, Residual site value

What is residual land value?

Residual land value is the amount a development can support for land after forecast project costs, finance, tax assumptions and the required developer return are deducted from expected revenue.

It is calculated from the completed project's economics rather than from comparable land sales alone. Because it is the residual, relatively small changes in revenue, cost, timing or margin can move the result significantly.

Why it matters: RLV provides a disciplined ceiling for a site offer, subject to due diligence and the developer's return and risk requirements.

Planning

Resource Management Act

Also known as RMA, Resource Management Act 1991

What is the Resource Management Act and does it still apply?

The Resource Management Act 1991 is the legislation under which existing district and regional plans, resource consents and many land-use and subdivision processes continue to operate during New Zealand's transition to a new planning system.

The Planning Act and Natural Environment Act received Royal Assent on 30 September 2026, but that did not instantly replace existing RMA plans or approvals. Commencement and transition provisions determine when each region and process moves into the new system.

Why it matters: A development must be assessed under the law and planning instruments that apply when an application or decision is made, not simply under the newest Act's headline rules.

Official sources:New Zealand Government - New planning laws receive Royal Assent;New Zealand Legislation - Resource Management Act 1991

Construction

Retaining wall

When does a retaining wall need engineering or consent?

A retaining wall holds back soil at different ground levels and may require structural and geotechnical design, building consent or resource consent depending on its height, surcharge, location and effects.

Design should consider soil and groundwater, drainage, loads from buildings or vehicles, boundary relationships and construction access. Exemptions are conditional and should not be assumed from height alone.

Why it matters: Retaining can be a major hidden cost on sloping sites and can affect usable area, boundaries, services and the construction sequence.

Official sources:MBIE Building Performance - Retaining wall consent exemptions;WorkSafe New Zealand - Excavation safety

Construction

Retention money

Also known as Construction retention, Retentions

What is retention money in a construction contract?

Retention money is an amount withheld from progress payments as security for the contractor's performance and correction of defects, subject to the contract and New Zealand's statutory retention regime.

The contract sets the deduction rate, cap and release stages. Retention money must be handled in accordance with applicable legal trust and reporting requirements.

Why it matters: Retention affects contractor cash flow and gives the client limited security, but it must be administered and released correctly.

Official sources:MBIE Building Performance - Retention money requirements;New Zealand Legislation - Construction Contracts Act 2002

Finance

Return on cost

Also known as ROC, Profit on cost

What is return on cost in property development?

Return on cost is forecast development profit divided by total development cost, expressed as a percentage.

For example, a $1.5 million profit on $10 million of total cost gives a 15% return on cost. The included costs, profit definition and GST basis should be stated.

Why it matters: It is a common way to compare expected return with the capital, time and risk involved, but it does not show when cash is invested or returned.

Property

Right of way

Also known as ROW, Right-of-way easement

What is a right-of-way easement?

A right of way is an easement giving a person or property a legal right to pass over defined land, commonly for pedestrian or vehicle access.

The easement instrument and plan identify who benefits, the land affected and rights and obligations such as construction, maintenance and repair. It is distinct from the physical vehicle crossing between a site and the road.

Why it matters: The legal width, physical formation, gradients, shared use and maintenance terms can determine whether access is suitable for additional development.

Official source:Toitū Te Whenua LINZ - Land registration glossary

Planning

RMA transition period

What happens to existing RMA plans and consents during the transition?

The RMA transition period is the staged changeover from the Resource Management Act system to the Planning Act and Natural Environment Act system.

Existing plans, consents and many RMA processes continue to have effect until the relevant replacement instruments and commencement provisions apply. The position can differ by process, region and date.

Why it matters: Projects spanning several years may be designed, consented and built across two legal frameworks, so assumptions should be checked at each major decision point.

Official source:New Zealand Government - New planning laws receive Royal Assent

S

Property

Sale and purchase agreement

Also known as S&P agreement, Agreement for sale and purchase

What is a sale and purchase agreement?

A sale and purchase agreement is the binding contract between a property buyer and seller setting out the price, deposit, conditions, settlement date and other terms of the transaction.

A development-site offer may include conditions for finance, title, LIM, due diligence, specialist reports or another approval. Once the agreed conditions are satisfied or waived, the agreement becomes unconditional and both parties are committed to settle.

Why it matters: The scope and timing of the conditions determine whether the buyer has a practical opportunity to investigate the site before being committed to purchase.

Official source:Settled.govt.nz - Understanding the sale and purchase agreement

Planning

Scheme plan

Also known as Subdivision scheme plan

What is a scheme plan for subdivision?

A scheme plan is a proposed subdivision layout showing matters such as lot boundaries, areas, access, easements, building areas and servicing information for a consent application.

It communicates the intended legal layout and supports planning and engineering assessment. It is not the final cadastral survey plan used by LINZ to create new titles.

Why it matters: The scheme plan converts a development concept into a consentable subdivision structure and becomes the reference point for later survey certification.

Official source:Toitū Te Whenua LINZ - Subdivision registration requirements

Planning

Section 223 certificate

Also known as 223 certificate, s223 approval, Sealing the plan

What is a section 223 certificate?

A section 223 certificate is council confirmation that the final subdivision survey plan is consistent with the approved subdivision consent.

The licensed cadastral surveyor submits the survey plan for council approval after consent is granted. Section 223 approval concerns the plan itself; it is separate from confirming that all other subdivision conditions have been satisfied.

Why it matters: The approved survey plan is a required step toward LINZ deposit and new titles, and the statutory timing needs to be managed.

Official source:Toitū Te Whenua LINZ - Subdivision registration requirements

Planning

Section 224(c) certificate

Also known as 224(c) certificate, 224c, Conditions certificate

What is a section 224(c) certificate?

A section 224(c) certificate is council confirmation that subdivision consent conditions have been satisfied, or appropriately secured through mechanisms allowed by law, so the survey plan can proceed to deposit.

Before it is issued, the developer may need to complete civil works, provide testing and as-built records, pay charges, create easements and arrange consent notices, bonds or other legal documents.

Why it matters: It is a critical final council milestone before LINZ can deposit the plan and issue the new records of title.

Official sources:Toitū Te Whenua LINZ - Subdivision registration requirements;New Zealand Legislation - Resource Management Act section 224

Construction

Stormwater catchment

What is a stormwater catchment?

A stormwater catchment is the land area from which rainfall drains to a shared outlet, pipe, stream, low point or other receiving location.

A development site may receive runoff from land beyond its legal boundary and may sit within several smaller subcatchments. Contours and drainage connections, not ownership boundaries, determine the catchment.

Why it matters: Ignoring upstream catchment flow can understate flood risk and lead to undersized drainage or buildings placed in unsafe locations.

Official source:Knowledge Auckland - Guidelines for stormwater runoff modelling in the Auckland region

Construction

Stormwater Code of Practice

Also known as Auckland Stormwater Code of Practice, SWCoP

What is Auckland's Stormwater Code of Practice?

Auckland's Stormwater Code of Practice sets technical requirements and accepted approaches for the design and construction of public stormwater infrastructure and related assets.

It works alongside planning rules, consent conditions, engineering standards and technical guidance such as TP108. The applicable version and any project-specific departures should be confirmed with the relevant authority.

Why it matters: Compliance influences pipe, manhole, outlet and asset design and whether completed infrastructure can be accepted as a public asset.

Official source:Auckland Design Manual - Infrastructure technical guides

Construction

Stormwater detention

What is stormwater detention?

Stormwater detention temporarily stores runoff and releases it at a controlled rate after a storm, usually through a tank, basin or other flow-control device.

Its purpose is commonly to reduce peak discharge and pressure on downstream systems. Detention is different from retention, which captures water for reuse, loss to the ground or another longer-term outcome.

Why it matters: Required detention volume and discharge controls can take space, add construction cost and affect finished levels and maintenance obligations.

Official source:Auckland Design Manual - Infrastructure technical guides

Construction

Stormwater retention

What is stormwater retention and how is it different from detention?

Stormwater retention captures a volume of runoff so it is reused, infiltrated, evaporated or otherwise prevented from being immediately discharged to the stormwater network.

Detention mainly delays discharge; retention reduces the volume discharged. A design may need both functions in one tank or treatment system.

Why it matters: Retention requirements can affect tank capacity, water reuse, geotechnical assessment, landscaping and the space available on a compact site.

Official source:Auckland Design Manual - Infrastructure technical guides

Construction

Stormwater runoff modelling

Also known as Hydrological modelling, Rainfall-runoff modelling

What is stormwater runoff modelling?

Stormwater runoff modelling estimates how rainfall becomes surface runoff and how much water will flow from a catchment over time.

A model can account for catchment area, slope, soils, impervious surfaces, rainfall and storage. Hydraulic modelling may then test how that flow moves through pipes, channels, culverts and floodplains.

Why it matters: The results support drainage design, detention sizing, flood assessment and decisions about safe building locations and levels.

Official source:Knowledge Auckland - Guidelines for stormwater runoff modelling in the Auckland region

Planning

Stormwater watercourse

Also known as Watercourse

What is a stormwater watercourse?

A stormwater watercourse is a natural or modified channel that conveys stormwater, such as a stream, open drain or other defined flow channel.

Its mapped location is an early warning only. The channel, setbacks, ecological values, erosion risk and any piping or crossing proposal may need site-specific assessment.

Why it matters: A watercourse can affect developable area, earthworks, access, discharge design and resource consent requirements.

T

Construction

Three waters

What are the three waters in land development?

Three waters is the collective term for drinking-water supply, wastewater and stormwater infrastructure.

A development must consider how each service will connect, whether the network has capacity, what on-site systems are needed and which approvals or upgrades apply.

Why it matters: A site may have planning capacity for more homes but still be constrained by servicing capacity or connection design.

Property

Topographic survey

Also known as Topo survey, Site survey

What is a topographic survey?

A topographic survey measures and maps site levels, contours and physical features such as buildings, trees, walls, drains, services and visible occupation.

Architects and engineers use it as base information for concept design, earthworks, drainage, access and construction documentation. It serves a different purpose from a cadastral survey, which legally defines boundaries.

Why it matters: Reliable site levels and feature locations reduce layout errors and allow slope, retaining, access and stormwater implications to be tested early.

Construction

TP108

Also known as Technical Publication 108, Auckland TP108

What is TP108 in Auckland stormwater design?

TP108 is Auckland's technical publication for estimating stormwater runoff volumes, peak flows and timing from a catchment using a rainfall-runoff modelling method.

Engineers use its rainfall inputs and hydrological methodology when designing stormwater systems and assessing flood effects. Proposed updated rainfall figures released in 2026 were consultation material and should not be treated as final unless Council confirms their status.

Why it matters: Changes to rainfall assumptions can alter pipe sizes, detention volumes, flood levels, earthworks, floor levels and the amount of a site available for development.

Official source:Knowledge Auckland - Guidelines for stormwater runoff modelling in the Auckland region

Planning

Traffic assessment

Also known as Integrated transport assessment, Transportation assessment

When does a development need a traffic assessment?

A traffic assessment is a transport specialist's analysis of how a proposal affects vehicle access, safety, parking, loading, walking, cycling and the surrounding transport network.

The required depth depends on the scale and type of development, the road environment and any infringements. It may include vehicle tracking, sight-distance checks and trip-generation analysis.

Why it matters: Access geometry and transport effects can constrain dwelling layout and yield even when the site's zoning supports the proposed use.

U

Construction

Underground services

Also known as Underground utilities

What are underground services on a development site?

Underground services are buried utility assets such as water, wastewater, stormwater, electricity, gas and fibre lines, together with associated manholes and chambers.

Public maps can show nearby assets and indicative locations, but survey, utility plans and physical locating may be required before design or excavation.

Why it matters: Service location, depth, condition and capacity affect connections, building placement, easements, diversions and civil cost.

Property

Unit title

Also known as Stratum title, Unit-title ownership

What is a unit title?

A unit title is a form of ownership where a person owns a defined principal unit, may own accessory units and shares ownership of common property through the body corporate.

It is commonly used for apartments and some townhouse developments. The unit plan, body corporate operational rules, ownership interests, levies and long-term maintenance obligations form part of the structure.

Why it matters: Choosing unit title rather than fee-simple subdivision changes design, survey, legal, governance, disclosure and ongoing maintenance requirements.

Official source:Settled.govt.nz - Understanding the types of ownership

V

Construction

Vehicle crossing

Also known as Driveway crossing, Vehicle access crossing

What is a vehicle crossing?

A vehicle crossing is the formed access between a property's legal road boundary and the road carriageway, including the section across the berm or footpath.

Its location and design can be controlled by council and the road-controlling authority. Sight distance, gradient, width, separation from intersections, street trees, utilities and the number of homes served can all affect approval.

Why it matters: A workable crossing is essential to site access and can determine the internal driveway alignment, building layout and realistic development yield.

Official source:Auckland Council - Driveways, vehicle crossings and access standards

W

Construction

Wastewater main diversion

Also known as Sewer diversion, Public wastewater diversion

What is a wastewater main diversion?

A wastewater main diversion relocates an existing public wastewater pipe to a new approved alignment so it can continue operating while accommodating development.

The work normally requires utility-owner approval, engineering design, access and easement consideration, construction sequencing, testing and as-built records. Connections must remain live or be safely managed during the changeover.

Why it matters: A public main beneath a proposed building can force redesign or add major cost, programme and approval risk.

Official source:Watercare - Network capacity in Auckland

Construction

Water and wastewater network capacity

Also known as Watercare capacity, Servicing capacity

What is water and wastewater network capacity?

Water and wastewater network capacity is the ability of the relevant supply, pipe, pump-station and treatment systems to serve additional development demand.

Area-level capacity maps are screening tools. A location shown with capacity can still have a local bottleneck, while a mapped limitation does not always mean development is impossible. Watercare assesses the proposal and connection requirements.

Why it matters: Limited capacity can introduce consent conditions, staging, infrastructure upgrades or a delay before homes can connect.

Official source:Watercare - Network capacity in Auckland

Z

Planning

Zoning and rezoning

Also known as Zone, Rezoning

What do zoning and rezoning mean for property development?

Zoning assigns land to a planning zone with objectives, activities and development standards; rezoning is the formal process of changing that zone through a plan change.

A zone may regulate matters such as building height, yards, density and permitted activities. Overlays, precincts and qualifying matters can add further controls, so a zone label alone does not establish feasible yield.

Why it matters: Zoning shapes the starting development envelope, while the cost and uncertainty of rezoning can determine whether a land strategy is commercially realistic.

Official source:Auckland Council - Auckland Unitary Plan

Last reviewed 1 October 2026. These definitions are general information, not project-specific legal, tax, financial, planning or engineering advice.

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