The Planning Process

The planning process can be broken down into 3-4 stages depending on site requirements and house
design. It is our job at A1 Homes Wellington to complete this task for you to minimize the stress and
uncertainty for you. Depending on direction, this process can take 4 – 6 months and in extreme
cases longer.

We will endeavour to get you through this process as quickly as possible, however as we all know we
are experiencing one of the biggest building booms in this region for years. We may incur delays
during the process as we wait on suppliers to complete their tasks.

Stage 1 – Scheme plans

This stage is the first step in the exciting journey of building your new home. During this stage, our
goal is to complete the basic design concept. This is where all those ideas you have become a reality.
It is important we complete this stage being 100% happy with the house design. The Topographical
survey helps us set our finished floor level (FFL), finished ground levels (FGL), any earthworks
requirements as well ensuring we keep within the Councils design guide.

 Survey - Topographical survey

 Engineers Ground tests
 Engineers Wind speed report (in required)
 Scheme plans
 Any scheme plan revisions (if required)
 Scheme plan sign off by client

Stage 1a – Client homework

Now we have the confirmed house design you will be required to meet with the following people to
confirm your internal specification. We will need this information finalized by the start of stage 4.
This is where we confirm our pricing based on your chosen specifications.

 Colour Consultant -
 Mico bathrooms – Porirua or Lower Hutt
 Flooring
 HPW – Seaview, External windows and doors –

A full contact sheet will be available to pick up or emailed.

Stage 2 – Resource Consent

This stage is not needed on every build. A Resource consent is triggered when we step outside of the
Urban design guide. Some common factors that trigger a resource consent are noted below, but
there are many more to consider.
  Site coverage is over the Councils maximum stated allowance
 Our building is in breach of side yard requirements
 Sunlight access planes (SAP’s) breach
 Earthworks
 Sub divisions/land use consent

While we look at ways to avoid this step during stage 1, sometimes there is no choice. We may also
need to obtain any effected neighbours permission by way of signed documents to submit with the
resource consent to Council.

If we require a Resource Consent we will pause the House plans until the resource consent is
granted. We do this this as we may be required to make changes to the plans at the Councils
request.

Stage 3 – Scheme plans to full working drawings

Now we move into the detailed designs of the plans. The scheme plan will now evolve from 4-5
pages to about 25 pages. The architectural plans and engineering will be completed in this phase
ready for the building consent to be lodged.

The Architectural plans will progress to prelim plans where they will be paused while we obtain a
Frame and truss PS1 statement from pre-nail. Upon receiving this PS1 the Engineer will complete the
foundation design and any other elements that the architect has requested. Now we have the PS1
and engineering the full working drawings will be completed ready to be submitted to council.

*This is the point that we do full pricing and go into contract

Stage 4 – The council process

Once submitted the council has 48 hours to accept the application for processing. They may ask for
more information at this point.

Once the building consent has been accepted, the council Building consent process is 20 working
days minimum. If we receive a “request for further information” (RFI) You can add approximately 2
weeks to the council process time (approx.).

Upon the Building consent being granted, we will endeavour to be ready to start building on site
within 2-3 months

Regards

A1 Homes – Wellington (T/A Suburbia 365 Ltd)