Planning and resource management plays a significant role ensuring the Gore District's environmental assets are managed well.
The Gore District Plan contains policies, rules and other requirements that control land use and subdivision. It can affect what people can do.
It's a good idea to speak to one of our duty planning officers about whether you need consent and which one is the right one for your activity.
They can answer any questions you may have about your application and ensure you have everything you need to apply. Or, you can seek advice from a private planning consultant.
You can email our team at [email protected] or phone 03 209 0330 to make an appointment.
Our practice notes will help you understand the Council's planning approach.
The notes show you how to apply the planning rules or new policies to a site. Use them to understand what activities and development you can undertake and how to prepare a resource consent application.
The notes cover various topics which may apply to your development.
|National Policy Statement on Highly Productive Land|
|This practice note is to inform the public and local planning industry about the Governments “National Policy Statement on Highly Productive Land” (NPS-HPL) and how this impacts what someone can and can’t do on their land.
The NPS-HPL is aimed at protecting highly productive land from inappropriate development and subdivision. The main aim of the practice notes outline in what situations the NPS-HPL is relevant in resource consents.
Resource Consent FAQs
Here are some answers to commonly asked questions. At times, you may need to get written approval from affected parties, which needs to be uploaded with your online application. You can download the Affected Party Approval form here.
What is a resource consent?
A resource consent is the formal approval issued by us that allows you to carry out an activity that has an impact on the environment or could affect other people. Approval is given under the Resource Management Act 1991 when a proposed building or activity doesn't comply with the relevant rules in our District Plan.
Do I need a resource consent?
If you want to build on or use your land in a way that doesn’t comply with the rule/s of the Gore District Plan or the Resource Management Act 1991, you’ll need to get permission from the Council. This is called a resource consent.
You may need a resource consent if you’re planning to:
- construct a new building or make additions or alterations to an existing building
- change a building’s or property’s use
- subdivide a property
- prune, remove or work near a protected tree
- carry out earthworks
- erect a sign
Before you start any activity that may affect your neighbours, your wider community or the environment, please consider contacting the Gore District Council and speaking with a Planning Officer regarding your proposal.
How do I apply for a resource consent?
You can apply for a resource consent using our Do It Online portal.
To avoid delays and unexpected costs with your resource consent application:
- talk to our planning staff early in your project planning
- carrying out full and early consultation with any person affected by your proposal
- provide a comprehensive well prepared Assessment of Environmental Effects (AEE) report
- submit an accurate and fully documented application
- responding promptly to our staff requests for further information
These links are to other agencies or legislation you may need to consult in making an application for a resource consent
What are the resource consent application fees & charges?
The fees and charges for resource consent applications are based on the application size, scope and purpose and staff time involved in processing the application.
A deposit is required when you lodge your application for land use or subdivision. Once your application is accepted staff time involved in processing your application is charged. Depending on the final cost, the balance will be invoiced or refunded to you.
When is a resource consent required?
Resource consent is required when:
- Something is being done or built that is not provided for by the District or Regional Plans
- Land is being subdivided
- A previously approved resource consent requires renewal, change or an extension of time
Will I need other approvals?
Yes, other approvals may be required and these could include:
- Building consents
- Alcohol licences
- Concessions to use Crown land
- Resource consent from a different Council
Can someone oppose my resource consent?
Yes. An affected party is able to withhold their formal written approval, or negotiate with the person wanting the resource consent.
Any private or side agreements are outside the formal resource consent process, which means an RMA written approval cannot be conditional. If a neighbouring party chooses to withhold their approval, an application is able to proceed through limited notification, which involves only those persons or parties deemed to be directly affected.
What is a notified consent?
If a resource consent application is publicly notified anyone may make a submission on. Any submissions opposing the application maybe resolved at a pre-hearing meeting or the application may have to go to a public hearing before the Council's Hearings Committee or independent commissioners.
Can I avoid notification?
The Council will notify any resource consent if the potential adverse effects are more than minor; people who could be affected have not given their written approval; or where special circumstances justify notification. The information you give is important in the Council deciding whether to notify the resource consent.
The Council’s planning staff are available to assist you in determining the effects and the nature and scope of any resource consent that may be required. More complex applications are best dealt with by a consultant working on your behalf.
Can I do all this myself?
Yes, the majority of resource consent applications processed have been prepared by land owners themselves.
There are few problems where:
- The consent required is because of a minor non-compliance with a rule in the plan
- The adjoining neighbours have given their written approval
- A pre-application meeting has identified any potential problems
What information do I need to give the Council when applying?
The Council has forms for all consent types, and these include all the information you are required to provide. The more information you provide, the easier it will be to process your application and for you to gain approval.
As a general guide in preparing your consent application you need to ensure you:
- Fully describe your proposal and include clear plans
- Provide an adequate AEE (Assessment of Environmental Effects) that could occur, and describe what can be done to rectify the adverse effects. The level of detail depends on the scale of the proposal, and how in or out of tune it is with the District Plan.
- Think about how long it will take to do all the work required, allowing for construction time or other possible delays. If you think it will take longer than 2 years, then say so, as this can form part of the conditions imposed.
If you need help in determining what information to include in your resource consent, or how to present your information, then contact the Council’s Planning staff, or engage the services of a Planning Consultant
How is my consent assessed?
The Council will look at the effects of what you do. These effects can include shading, visual impacts, noise, traffic, smell, or impacts on water quality. Unless a plan states that only certain effects can be considered, any effect can be relevant.
The Council is required to look at the difference of what you want to do and what you are allowed to do by the District Plan. In doing this the Council will take into consideration:
- Its own policies in the District Plan
- Plans or documents of other council’s and government agencies
- Documents of recognised Iwi groups
- Various provisions in the RMA
- In the case of discharges, alternative means of treatment and discharge
In making its assessment the Council is not able to consider trade competition, or adverse effects on any person who has given their written approval to your resource consent.
When is it important to get professional help?
It is advisable to get professional help when:
- Council staff identify a potential problem
- The Council requests additional information that you are unable to provide
- A resource consent is to be notified
- People oppose your resource consent or will not give their written approval
- Council staff recommend declining your application
- The Council imposes conditions you think are unacceptable
- You want peace of mind that the process is going to give you the outcome you are wanting