New House Building Consent Site Plan NZ: Complete Guide

A building consent site plan for a new house in New Zealand shows exactly how the proposed dwelling will fit on the property. It identifies the legal boundaries, proposed house footprint, setbacks, site levels, vehicle access, parking, earthworks, retaining walls, stormwater, wastewater, water supply and other conditions that may affect council approval.

The site plan is one of the most important drawings in a new-house building consent application. Floor plans explain the internal layout, elevations show the exterior appearance and sections explain the construction vertically. The site plan ties all of that information to the actual property.

Does a New House Require Building Consent?

Yes. Constructing a new residential dwelling normally requires building consent from a registered building consent authority.

The council must be satisfied on reasonable grounds that the proposed building work will comply with the New Zealand Building Code when completed according to the submitted plans and specifications.^[1][2]

The application usually covers matters such as:

• Structural stability
• Foundations and ground conditions
• Fire safety
• External moisture
• Internal moisture
• Surface-water management
• Water supply
• Sanitary plumbing and drainage
• Ventilation and natural light
• Access and safety from falling
• Energy efficiency
• Durability of materials

The site plan does not prove compliance with every Building Code clause by itself. It provides the property and location information that allows the rest of the consent documents to be assessed properly.

Building Consent Is Not the Only Approval to Check

A building consent confirms that the proposed building work has been assessed under the Building Act. It does not remove obligations under planning legislation, title documents, easements, utility requirements or other laws.

A new house may also require:

• Resource consent
• Earthworks approval
• Vehicle-crossing approval
• Stormwater or wastewater approval
• Approval to connect to public infrastructure
• Consent to build over or near a public drain
• Regional council discharge consent
• Heritage approval
• Approval relating to protected trees
• Consent from an easement holder
• Cross-lease or covenant approval

Building and resource consent are separate processes. A proposal can comply with the Building Code while breaching a district-plan rule, or comply with the planning rules while still requiring full building consent.^[3]

Read Building Consent Site Plan vs Resource Consent Site Plan in New Zealand for a detailed comparison.

Why the Site Plan Matters

The site plan allows the council to understand the entire development in one drawing.

It helps reviewers check:

• That the application relates to the correct property
• Where the new house sits within the legal boundaries
• Whether the dimensions match the floor plans
• Whether the house is clear of easements and public services
• How the proposed floor level relates to the ground
• How stormwater and wastewater will be managed
• How vehicles and pedestrians enter the site
• Whether retaining walls or earthworks affect the building
• Whether natural hazards require additional design
• Whether the drawings are coordinated and complete

Building Performance advises that building consent applications should be clear, correct, complete and supported by a suitable level of detail. Well-organised documents can reduce requests for further information and help the council process the application efficiently.^[4]

What Should a New-House Site Plan Show?

1. Property Address and Legal Description

The site plan should clearly identify the property using:

• The full street address
• Lot number
• Deposited-plan number
• Record-of-title reference where available
• The relevant proposed lot where subdivision is underway

Check that these details match the building consent application form and the record of title.

A street address alone may not be enough where:

• The site is part of a recent subdivision
• The address has not yet been formally allocated
• The property has multiple dwellings
• Access is from a different road
• The site contains a shared access leg

2. Legal Property Boundaries

Show the complete legal property outline.

Label:

• The front boundary
• The rear boundary
• Both side boundaries
• The length of each boundary
• Street frontage
• Shared access legs
• Irregular, curved or angled boundaries

The legal boundaries should come from reliable title, survey or cadastral information.

Do not use fences as automatic boundaries

A fence, hedge, retaining wall or driveway edge does not necessarily follow the legal boundary.

A licensed cadastral surveyor may be required when:

• Boundary pegs cannot be located
• The proposed house is close to a required setback
• The site has irregular boundaries
• Different records show conflicting dimensions
• An encroachment is suspected
• An easement must be positioned accurately

For more guidance, read Site Plan Requirements Near Boundaries in New Zealand.

3. North Point and Drawing Scale

Include a clear north point so the orientation of the site can be understood.

The plan should also state its scale. Common residential site-plan scales include:

• 1:100 for compact or highly detailed sites
• 1:200 for typical residential sites
• 1:500 for large or rural properties

Use a scale that keeps the labels and dimensions readable.

A scale bar is useful because printing or resizing a PDF can change the physical drawing scale. Written dimensions should take priority over measuring directly from a printed page.

4. Existing Site Conditions

Show relevant existing features before adding the proposed house.

These may include:

• An existing dwelling to be removed or retained
• Garages and sheds
• Driveways
• Retaining walls
• Fences and gates
• Water tanks
• Septic systems
• Large trees
• Streams and open drains
• Utility poles and cabinets
• Existing ground contours

Clearly label features as:

• Existing to Remain
• Existing to Be Removed
• Existing to Be Relocated
• Proposed

5. Proposed House Footprint

Show the complete outside footprint of the proposed house.

The outline should match the floor plans and elevations.

Include:

• Overall building length
• Overall building width
• Attached garage
• Covered entrance
• Verandahs
• Covered patios
• Decks and balconies
• Steps, ramps and landings
• Chimneys or other projections where relevant

A common mistake is showing only the external wall line while leaving out roofed areas that affect coverage, drainage or boundary relationships.

6. Roof Outline and Eaves

The roof plan and site plan should be coordinated.

Show the roof outline where:

• Eaves project beyond the wall line
• Verandahs or canopies are proposed
• Roofwater catchments must be understood
• Boundary clearances are tight
• Coverage calculations include roofed areas

The site plan may also identify:

• Roof ridges
• Roof-fall direction
• Gutters
• Downpipes
• Rainwater tanks

7. Boundary Setbacks

Dimension the shortest distance from the proposed house to every relevant legal boundary.

Show:

• Front-yard setback
• Rear-yard setback
• Left side-yard setback
• Right side-yard setback
• Secondary road setback on a corner property
• Distance to any planning building line

There is no universal national setback for every new house. The applicable requirements come from the relevant district or unitary plan and may be affected by:

• The property zone
• Front, side or rear boundary type
• Corner-site conditions
• Building height
• Special-character provisions
• Coastal, flood or ecological overlays
• Consent notices
• Subdivision conditions

The example 1.5-metre side setbacks and 6-metre front setback in the image should not be copied onto another property.

8. Height in Relation to Boundary

A new house may comply with the horizontal yard setback while still breaching the applicable height-in-relation-to-boundary control.

The consent drawings may need to show:

• Existing ground levels at the boundary
• Proposed ground levels
• Finished floor level
• Wall height
• Roof ridge or highest point
• The applicable recession plane
• Any part of the house that penetrates it

The exact recession-plane method varies between councils and zones. It is usually shown on elevations or sections, with the site plan identifying the relevant boundaries.

9. Building Separation

Show distances between the proposed house and other buildings that will remain.

This can affect:

• Fire spread
• Construction access
• Maintenance
• Natural light and ventilation
• Drainage between buildings
• Foundation excavation

Where neighbouring buildings sit close to the legal boundary, their approximate location may also be relevant to fire and planning assessments.

10. Finished Floor Level

Label the proposed finished floor level, commonly abbreviated as FFL.

The FFL should coordinate with:

• Existing and proposed ground levels
• Foundation design
• Door thresholds
• Garage floor level
• Driveway gradient
• Stormwater flow
• Flood requirements
• Accessible entrances

On a sloping or flood-prone site, one general floor-level note may not be enough. Additional spot levels, sections and survey information may be required.

11. Contours and Spot Levels

Show existing contours or spot levels where they affect the design.

Relevant locations can include:

• Property corners
• Building corners
• Driveway entrance
• Garage threshold
• Retaining walls
• Low points
• Drainage structures
• Neighbouring boundaries

The levels should use a consistent datum and identify whether they are:

• Surveyed levels
• Proposed design levels
• Approximate preliminary levels

Do not represent approximate mapping contours as surveyed topographic information.

12. Earthworks, Cut and Fill

New houses often require ground reshaping to create a building platform, driveway and outdoor areas.

Where relevant, show:

• Areas of cut
• Areas of fill
• Maximum cut depth
• Maximum fill depth
• Proposed building platform
• Batters and slopes
• Retaining walls
• Estimated earthworks volume
• Material stockpile areas

Earthworks can trigger resource consent, engineering review or erosion and sediment-control requirements even when the house itself complies with the planning rules.

13. Retaining Walls

Show all existing and proposed retaining walls that affect the house, driveway or site drainage.

Include:

• Wall alignment
• Wall length
• Maximum retained height
• Ground levels above and below
• Distance to the house
• Distance to property boundaries
• Drainage behind the wall
• Any surcharge from buildings or vehicles

A retaining wall may require building consent or engineering when it exceeds an exemption or supports additional load.

14. Vehicle Crossing

Show the location and width of the existing or proposed vehicle crossing.

The plan should identify:

• The road edge
• Kerb and channel
• Footpath
• Berm or verge
• Crossing width
• Distance from property corners
• Nearby poles, trees, signs or drains
• Relationship to the driveway

Creating or altering a vehicle crossing commonly requires separate approval from the road-controlling authority.

15. Driveway Design

Show the complete driveway from the road to the garage or parking area.

Include:

• Driveway width
• Surface material
• Longitudinal gradient
• Crossfall
• Turning areas
• Retaining walls
• Channel or grated drains
• Pedestrian crossings
• Shared-access arrangements

On steep properties, a driveway long section may be required to confirm:

• Vehicle clearance
• Maximum gradients
• Changes in grade
• Garage threshold level
• Drainage direction

16. Parking and Manoeuvring

Show any proposed parking spaces, garage spaces and manoeuvring areas.

Depending on the planning rules, the plan may need to identify:

• Parking-space dimensions
• Garage dimensions
• Vehicle turning paths
• Reverse-manoeuvring areas
• Accessible parking where applicable
• Clearance from doors, walls and landscaping

Even where minimum residential parking requirements have been removed or reduced, safe and practical access still needs to be shown.

17. Pedestrian Access

Show how occupants and visitors will reach the entrance safely.

Include:

• Paths
• Steps
• Ramps
• Landings
• Entrance door
• Gate locations
• Changes in level
• Relationship to the driveway

Where an accessible route is required, the site and architectural drawings should coordinate gradients, widths, landings and thresholds.

18. Water Supply

Show how the new house will receive potable water.

The site plan may identify:

• Public water main
• Proposed connection point
• Water meter
• Private supply pipe
• Rainwater tanks
• Bore or well
• Pumps and treatment systems
• Firefighting water storage on rural properties

A proposed public connection may require separate approval from the network utility operator.

19. Wastewater Drainage

Show how wastewater from the house will be collected and discharged.

For a public connection, identify:

• The public wastewater main
• Private connection point
• Private drain route
• Inspection points
• Manholes
• Pipe direction
• Relevant invert levels

For an onsite system, show:

• Septic tank or treatment plant
• Effluent disposal field
• Reserve disposal area where required
• Access for maintenance
• Separation from buildings, water sources and boundaries

Onsite wastewater design may require a specialist report and regional or district council approval.

20. Stormwater Drainage

Show how rainfall from roofs, driveways and paved surfaces will be managed.

The plan may include:

• Gutters and downpipes
• Private stormwater pipes
• Public connection point
• Rainwater tanks
• Detention tanks
• Soak pits
• Rain gardens
• Swales
• Catchpits and grated drains
• Surface-flow arrows
• Overland flow paths

The proposed drainage system must be suitable for the actual soil, rainfall, network and topographic conditions.

For a detailed explanation, read Stormwater and Drainage Site Plan Requirements in New Zealand.

21. Electricity and Telecommunications

Show major service routes where they affect the site layout.

Relevant features can include:

• Power poles
• Overhead lines
• Underground power connection
• Transformer or service cabinet
• Meter position
• Telecommunications connection
• Shared utility trench

The final connection arrangement must meet the requirements of the applicable utility providers.

22. Easements and Rights of Way

Show every registered easement that could affect the new house.

These may include:

• Vehicle rights of way
• Pedestrian access easements
• Stormwater easements
• Wastewater easements
• Water-supply easements
• Electricity easements
• Drainage rights

Label:

• The easement type
• Its width
• Its location
• The relevant service or access route
• The distance from the proposed house

Building consent does not override an easement. Approval may be needed from the council, utility operator, neighbouring owner or other easement holder.

23. Building Over or Near Public Drains

A public wastewater or stormwater pipe can restrict where a house may be built.

The council may require:

• Accurate pipe location
• CCTV inspection
• Pipe depth and invert levels
• Foundation clearances
• Specific engineering details
• Relocation or upgrading of the pipe
• Formal build-over approval

Council GIS positions may be approximate. Field locating or survey information may be required before the foundation design is finalised.

24. Natural Hazards

A new house must be designed with relevant natural hazards in mind.

These can include:

• Flooding
• Overland flow
• Coastal inundation
• Erosion
• Slippage
• Subsidence
• Liquefaction
• Falling debris
• Unstable or filled ground

Where applicable, show:

• Flood boundaries
• Minimum floor level
• Overland flow paths
• Streams and watercourses
• Steep slopes
• Coastal setbacks
• Hazard-mitigation work

A geotechnical, flood, coastal or civil engineering report may be required.

25. Geotechnical Information

A geotechnical investigation may assess:

• Soil conditions
• Bearing capacity
• Settlement risk
• Slope stability
• Liquefaction
• Expansive or compressible soils
• Groundwater
• Filled ground
• Foundation recommendations

The site plan should coordinate with the geotechnical report by showing:

• Test-pit or borehole locations where relevant
• The proposed building platform
• Retaining walls
• Slopes
• Cut and fill
• Foundation zones or restrictions

26. Streams, Wetlands and Coastal Areas

Where the property contains or adjoins a natural water feature, show:

• The stream or wetland boundary
• Top and bottom of banks
• Required building setback
• Riparian vegetation
• Flood area
• Proposed crossing or culvert
• Stormwater-discharge location

Regional and district planning rules may require specialist assessment or resource consent.

27. Trees and Landscaping

Show significant trees and landscaping where they affect:

• The building footprint
• Foundation excavation
• Driveway access
• Protected-tree rules
• Stormwater disposal
• Fire access
• Construction staging

The plan may need to identify:

• Tree trunk positions
• Canopy spread
• Trees proposed for removal
• Root-protection areas
• Replacement planting

28. Building and Site Coverage

The applicable district plan may limit how much of the site can be covered by buildings.

The calculation may include:

• The proposed house
• Attached and detached garages
• Carports
• Covered decks
• Verandahs
• Other roofed structures

Use the precise definition in the applicable district or unitary plan. Different councils may count particular projections or structures differently.

29. Impervious Area

The site plan may also need an impervious-area calculation.

Impervious areas can include:

• Roofs
• Concrete driveways
• Parking areas
• Paved paths
• Patios
• Other low-permeability surfaces

Impervious-area controls can influence stormwater design and the amount of landscaping required.

30. Outdoor Living and Landscaping Areas

District plans can require a minimum outdoor living area or landscaped area.

Where relevant, show:

• Private outdoor living space
• Minimum dimensions
• Area calculation
• Direct access from living rooms
• Landscaped or permeable areas
• Screening and privacy planting

31. Demolition and Site Clearance

Where an existing house or structure will be removed, show:

• Buildings to be demolished
• Structures to remain
• Existing services to be capped or removed
• Trees to be retained or removed
• Temporary access
• Site-protection measures

Demolition can require separate approval, asbestos management and utility disconnection.

32. Erosion and Sediment Control

New-house construction commonly exposes large areas of soil.

An erosion and sediment-control plan may show:

• Stabilised construction entrance
• Silt fences
• Catchpit protection
• Soil stockpiles
• Clean-water diversion
• Temporary drainage
• Areas to be progressively stabilised

The purpose is to prevent sediment from entering roads, drains, streams and neighbouring properties.

33. Construction Access

For constrained or difficult properties, show:

• Temporary vehicle access
• Crane or concrete-pump positions
• Material delivery area
• Site fencing
• Worker access
• Protection of shared driveways
• Public footpath protection

Construction logistics may need separate traffic-management or corridor-access approval where public areas are affected.

The Full Building Consent Drawing Package

The site plan is only one part of the application.

A new-house package commonly includes:

• Application forms
• Record of title
• Site and location plans
• Floor plans
• Roof plan
• Exterior elevations
• Building sections
• Foundation plan
• Structural framing plans
• Bracing information
• Construction details
• Window and door schedules
• Drainage plans
• Plumbing information
• Energy-efficiency calculations
• Product specifications
• Engineering documents
• Geotechnical reports
• Certificates of Design Work

Building Performance provides a standard order of documents checklist for residential dwellings. It is designed to help applicants organise a clear and complete consent package.^[4][5]

Restricted Building Work

Design and construction work affecting the home’s primary structure or external moisture-management system is generally restricted building work.

The relevant design must be completed or supervised by an appropriately licensed building practitioner, registered architect or other authorised professional.

The designer provides a Certificate of Design Work identifying:

• The restricted building work they designed or supervised
• The Building Code clauses covered
• The applicable licensing information

The Certificate of Design Work forms part of the building consent application.^[6]

How Long Does Building Consent Take?

From the time the building consent authority receives a complete application, it generally has 20 working days to decide whether to grant or refuse the consent.

The actual processing time depends on:

• The quality and completeness of the application
• The complexity of the house
• Whether specialist review is needed
• Whether the drawings are coordinated
• Whether further information is requested

When the council sends a request for further information, the statutory processing clock pauses. It restarts when an adequate response has been received.^[2][7]

Common Requests for Further Information

A council may request additional information when the site plan does not clearly demonstrate the proposed development.

Common requests include:

• Missing legal-boundary dimensions
• Unclear or missing setbacks
• A house footprint that does not match the floor plan
• Missing roof overhangs
• Missing finished floor levels
• Unverified contours or ground levels
• Incomplete driveway gradients
• Missing retaining walls
• Unclear stormwater disposal
• Missing wastewater connection
• Public drains not shown
• Missing easements
• Incomplete natural-hazard information
• Missing coverage calculations
• Plans that contradict the engineering report

Common New-House Site Plan Mistakes

Using approximate GIS boundaries

Council mapping can assist with preliminary drafting, but it may not establish the exact legal boundary needed for tight setbacks.

Copying example setbacks

The setback requirements must come from the rules applying to the actual property.

Showing only the wall footprint

Include relevant eaves, verandahs, decks, steps, canopies and roofed areas.

Using different house dimensions across the plan set

The site plan, floor plan, roof plan, elevations and structural drawings must match.

Leaving finished floor levels off the plan

Floor levels are important for drainage, access, foundation and hazard assessment.

Showing contours without stating their source

Clearly distinguish surveyed levels from approximate mapping information.

Omitting cut and fill

Earthworks can affect planning, retaining walls, drainage and neighbouring land.

Leaving the driveway gradient unexplained

A driveway can appear workable in plan view but fail because of steep grades or poor transitions.

Showing downpipes without an outfall

Every stormwater route should lead to a lawful and suitable connection or disposal system.

Ignoring public drains

A public pipe can affect the foundation layout and require separate approval.

Building over an easement

Building consent does not override registered rights or utility access.

Leaving neighbouring buildings off the plan

Nearby structures may be relevant to fire separation, excavation and planning effects.

Submitting the site plan too early

The site plan should be updated after the house, driveway, levels, drainage and engineering design have been coordinated.

Changing the house during construction without approval

Changes must be discussed with the council. A minor variation or formal amendment may be required before the altered work proceeds.^[8]

Site Plan Versus Topographic Survey

A topographic and boundary survey is often the strongest base for a new-house site plan, particularly on sloping, irregular, constrained or hazard-prone sites.

Information to Gather Before Ordering

• Property address
• Record of title
• Lot and deposited-plan details
• Existing cadastral or topographic survey
• Boundary dimensions
• Proposed floor plans
• Roof plan
• Exterior elevations
• House length and width
• Proposed finished floor level
• Proposed boundary setbacks
• Existing and proposed site levels
• Driveway and vehicle-crossing information
• Parking layout
• Stormwater design
• Wastewater connection or onsite system
• Water-supply information
• Known public drains and utilities
• Easements and consent notices
• Retaining-wall information
• Geotechnical report
• Flood or natural-hazard information
• Tree and landscaping information
• Photographs of the property
• Any council or subdivision correspondence

Order a New-House Site Plan in New Zealand

NZ Site Plan can prepare a clear, easy-to-read property drawing showing the legal boundaries, proposed house, roof outline, setbacks, driveway, parking, access, known services, easements, contours and other important site features.

The plan can be prepared using an existing survey, title information, architectural drawings, council records, engineering information, measurements and photographs supplied by the property owner or designer.

Where the project requires cadastral surveying, architectural design, structural engineering, geotechnical investigation, civil or drainage engineering, resource-consent planning or another licensed professional service, those documents must be obtained separately.

Frequently Asked Questions

Does a new house need building consent?

Yes. Construction of a new residential dwelling normally requires building consent.

What should a new-house site plan show?

Show the legal boundaries, proposed house, roof outline, dimensions, setbacks, finished floor level, contours, driveway, parking, access, water, wastewater, stormwater, utilities, easements and relevant natural hazards.

Is there one standard setback across New Zealand?

No. Setbacks depend on the council, zone, boundary type, overlays, subdivision conditions and property-specific restrictions.

Can I use a fence as the property boundary?

Not safely without verification. Fences can be offset from the legal boundary.

Does the plan need contours?

Contours or spot levels are commonly needed on sloping sites and where floor levels, drainage, driveways, earthworks, retaining walls or hazards must be assessed.

Must the site plan show stormwater?

Yes. The application should explain how roofwater and surface runoff will be collected and lawfully discharged.

Does it need to show wastewater?

Yes. Show the proposed public connection or onsite wastewater system and relevant private drainage routes.

Do I need a topographic survey?

It is often required or strongly recommended for sloping, irregular, constrained, flood-prone or newly subdivided sites.

Can a new house need resource consent too?

Yes. Resource consent may be required for setback, height, coverage, earthworks, hazard, access or other planning infringements.

Does building consent override an easement?

No. Separate permission may be required from the easement holder or utility operator.

How long does building consent take?

A building consent authority generally has 20 working days to process a complete application. The processing clock pauses when further information is requested.

What happens when the design changes?

Tell the council before constructing the change. It may require a minor variation or formal amendment to the building consent.

Who designs the house?

Restricted building work must be designed or supervised by an appropriately licensed or authorised design professional.

Can NZ Site Plan provide the complete architectural package?

The service described here is the property site plan. Architectural plans, structural design, engineering, surveying and specialist consent documentation must be obtained separately where required.