Natural hazards are increasingly shaping how and where development occurs across New Zealand.

Flooding, coastal erosion and land instability are becoming more visible risks for communities and infrastructure. These factors are now more common considerations for anyone looking to subdivide, build or develop land.

Planning frameworks are evolving to respond to these challenges with a stronger focus on understanding risk early and planning accordingly.

What is the National Policy Statement for Natural Hazards?

The recently introduced National Policy Statement forNatural Hazards 2025 (NPS-NH) took effect in January 2026. It signals a shifttoward a more consistent national approach to managing hazard risks in planning and consenting decisions under the Resource Management Framework, rather than relying on fragmented approaches across different regions.

For landowners and developers, this means clearer expectations about how hazard risks are assessed and managed as part of subdivision and development proposals.

Importantly, the policy does not prevent development outright, but instead focuses on ensuring that risks are properly understood and addressed.

‍What hazards are covered under the NPS-NH?

The policy applies to a range of natural hazards that commonly affect development in New Zealand:

• flooding
• landslips
• coastal erosion
• coastal inundation
• active faults 
• liquefaction
• tsunami      

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These hazards are already familiar issues in many parts of the country, and the NPS‑NH provides a consistent way of assessing how they should be considered in planning decisions.

A shift toward risk-based planning

The key directive of the policy direction is a risk-based approach. Traditionally, planning frameworks often focused primarily on whether a hazard existed at a site. The new policy goes further by asking the question: What is the actual level of risk, and can it be managed appropriately?

Under this approach, decision‑makers must consider both:

• the likelihood of a hazard event occurring; and
• the potential consequences if that event occurs      

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This allows hazards to be assessed in a more structured and transparent way, providing greater certainty for developers, landowners and councils alike.

In particular, hazard assessments must rely on the best available information and account for the impacts of climate change over at least a 100-year. This reflects the growing importance of long‑term resilience and forward‑looking land use planning.

How is natural hazard risk assessed?

To support consistent decision-making, the NPS-NH introduces a standardised risk matrix that combines hazard likelihood and consequence to determine overall risk levels. That risk matrix is demonstrated in the cover image of this article.

In general, risks from natural hazards are categorized by levels.

• Typically, development is discouraged in specific locations marked as having very high risk.
• For other locations, development may proceed if the risks can be properly controlled.

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This approach recognises that not all hazard‑affected land is unsuitable for development, and that well‑designed projects can often proceed with the right level of assessment and mitigation.

What does the National Policy Statement mean for developers and landowners?

Site-specific natural hazard assessment will become increasingly important when progressing subdivision or development proposals. Understanding potential hazard risks early can help avoid delays, redesigns or unexpected costs later in the process. The type and details of assessment required will depend on the hazards relevant to each site and the anticipated level of risk. For instance:

• A site located within a floodplain may require detailed flood modelling and hydraulic analysis.
• A hillside site may require geotechnical investigation to address potential landslide or slope instability risk.
• In coastal areas, coastal hazard assessment addressing coastal erosion, inundation and sea-level rise may be required.
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As a result, the level of technical assessment is expected to vary from project to project. Some sites may only require a high‑level review, while others may need more detailed technical input to demonstrate that development can proceed safely. 

How does this align with local planning approaches?

In practice, the NPS-NH reinforces a planning direction we are already seeing emerge in some local plans. In Auckland, Plan Change 120 (PC120), has Auckland Council introducing stronger controls relating to flood hazards, overland flow paths, land instability and coastal hazards. PC 120 emphasises the need for robust modelling and risk evaluation when considering subdivision and development in hazard affected areas.

In other districts Councils implementation of the new policy is to require additional information with resource consent applications.

Regional differences in natural hazard risk

Across New Zealand, the implications will differ depending on local geography and natural hazard exposure. In Auckland, flooding, coastal inundation and land instability are likely to remain key considerations for urban development. In parts of the South Island, development proposals may need to place greater emphasis on seismic hazards, active fault lines, landslides and alpine flooding.  

Key takeaways for development planning

Overall, the emerging policy framework suggests a shift in planning policy. At Inovo, we are seeing an increasing expectation that developments respond to the natural characteristics and risks of each site, rather than relying solely on engineering solutions.

As hazard information becomes more detailed and climate related risks continue to evolve, the risk based approach is likely to play a growing role in guiding where and how development occurs across the country. For well planned projects, this approach can provide clearer pathways through the consenting process.

FAQs: National Policy Statement for Natural Hazards

1. Does the NPS-NH prevent development in hazard areas?

‍No. It does not prohibit development but requires that risks are clearly understood and appropriately managed.

2. What hazards are included in the NPS-NH?

‍Flooding, landslides, coastal erosion, coastal inundation, liquefaction, tsunami, and active faults.

3. How does this affect subdivision projects?

‍Developers must provide site-specific hazard assessments, which may include flood modelling, geotechnical reports, or coastal risk analysis.

4. What is Plan Change 120 (PC120)?

‍PC120 is Auckland Council’s planning update that strengthens rules around floodrisk, land instability, and coastal hazards.

How Inovo can help

Planning a development?

Understanding natural hazard risk early can save time, cost,and complexity later. Talk to Inovo’s planning and engineering specialists to get clarity on your site and next steps. Early advice can make a real difference.

Our team can assist:

•  identifying potential natural hazard risks
•  coordinating the appropriate technical assessments
•  advising on the level of information required to support your application

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We work alongside developers and landowners to find practical, proportionate solutions that support successful outcomes.

Get in touch to discuss your project

rmplanning@inovo.nz

020 4000 0294  

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Was this article helpful? Here’s some other topics that might be of interest to you:

How does Plan Change 120 affect your development options?

Minor Dwellings in NZ - when do you need a consent?

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Disclaimer

This article contains general information and opinion based on our expertise. It is provided free of charge and does not constitute legal or other professional advice. The information within it was up to date at the time of publishing.

Have you got further questions about this topic or our other services?

We are always happy to help – drop us an email rmplanning@inovo.nz, or phone us on 020 4000 0294.‍

Reflecting the continued growth of Inovo, we are pleased to announce the following appointments:

Jody Jubber (Carlson) has been appointed as our newest Associate. Her leadership, expertise and proven capability has made Jody an invaluable member of the Inovo team.

Alice Fruean has become National Manager - Project Planning and Controls. This change reflects our growing capacity and capability in the project planning, programming, digital planning and schedule assurance space.

Please join us in congratulating these exceptional leaders in their new roles.

If you’re planning work on your property in New Zealand, one of the most common questions is:
“Do I need building consent or resource consent — or both?”

What is the difference between resource consent and building consent?

• A building consent is about how something is built
• A resource consent is about whether your idea is allowed on your property

Both building consent and resource consent approvals are issued by your local council in New Zealand. Many projects require one or both approvals.

Understanding the difference early can help you avoid delays, redesign costs, or unexpected consent issues. Here’s a breakdown of what each consent covers and when you might need them.

What is a Building Consent?

A building consent is required for most construction work in New Zealand. It ensures thatbuilding work is safe, durable, fit for purpose and complies with to the NZ Building Code.

A building consent checks requirements like:

• Structural stability
• Weatherproofing
• Fire safety
• Plumbing and drainage
• Foundation
• Whether licensed builders are needed

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If your project involves construction work, such as adding a sleepout, altering internal walls, installing a bathroom, or building a deck, a building consent is often required. Council building officers review your plans to ensure the work will be safe and suitable for use.

In some cases, building consent exemptions may apply, but these still need to be carefully assessed.

A building consent (or a building consent exemption) is also often required for connections to existing council civil infrastructure, such as stormwater,wastewater, or vehicle crossings.

Think of a building consent as the construction safety approval for your project. 

What is Resource Consent?

A resource consent is about planning rules and environmental effects. It answers the question: “Does what I want to do fit within the district plan rules for my property?”

A resource consent looks at:

• Boundary setbacks
• Building height
• Site coverage
• Shading effects on neighbours
• Noise
• Natural hazards (like flooding)
• Parking and vehicle access

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You only need a resource consent if your proposal does not comply with one or more rules in the District Plan that apply to your site.

For example, you may need a resource consent if you want to:

• Build closer to a boundary than permitted
• Exceed maximum building height
• Add more dwellings than allowed
• Increase traffic or noise effects
• Build on a flood‑prone or hazard‑affected site

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Think of a resource consent as the planning approval. It checks whether your proposal fits within the rules for your zone and manages any environmental effects on neighbours and the wider area. 

Does a Subdivision need a Resource Consent?

A subdivision is also a type of resource consent. If you want to:

• Move a boundary between properties
• Subdivide land into multiple lots
• Amalgamate titles

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you will need a subdivision resource consent. Subdivision projects often also involve surveying, engineering design, and coordination with council infrastructure requirements. 

Do You Need Resource Consent or Building Consent? Or Both?

It’s common for projects to need:

• Only building consent (for example, internal renovations)
• Only resource consent (for example, creating a new vehicle access)
• Both resource consent and building consent (for example, building a minordwelling that meets the Building Code but breaches planning rules)

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One consent does not replace the other; they serve different purposes

The Key Takeaway

• Building consent = how it’s built (safety + Building Code)
• Resource consent = whether it’s allowed (planning rules + environmental effects)

Need Help with Your Consent?

If you’re unsure whether your project requires resource consent, building consent, or both, getting early advice can save time and cost.

Our team has extensive experience navigating New Zealand’s planning and building consent processes. Inovo’s resource management planning team assists with all types of resource consent applications, including land use consents, subdivision consents, and plan changes. We provide clear planning advice, prepare consent applications, and manage the process through council to minimise delays and risk.

Our Inovo team also includes surveyors and civil engineers. We can support subdivision projects from start to finish. This includes feasibility assessments, subdivision design, surveying, servicing layouts, and coordination of approvals — all under one roof.

Our civil engineers can design and obtain building consent exemption (BCE) approvals for civil works, including roads,vehicle crossings, and three‑waters infrastructure, and provide construction‑phase support where required.

By working together as an integrated team, we help ensure your project is coordinated, efficient, and compliant from early planning through to final approvals.

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Get in touch to discuss your project.

rmplanning@inovo.nz

020 4000 0294  

‍

Was this article helpful?  Here’s some other topics that might be interesting to you:

‍How does Plan Change 120 affect your development options?

Minor Dwellings in NZ - when do you need a consent?

‍

Disclaimer

This article contains general information and opinion based on our expertise. It is provided free of charge and does not constitute legal or other professional advice. The information within it was up to date at the time of publishing.

Have you got further questions about this topic or our other services?

We are always happy to help – drop us an email rmplanning@inovo.nz, or phone us on 020 4000 0294.

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