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In these newsletters, we cover the latest building industry news, trends, and tips. In this particular issue, we note the continued low number of building consent applications in the district and around New Zealand. We also share guidance on getting an extension for your building project, and a range of helpful tips to make sure your inspection goes as planned.
Building trends
Following on from recent updates, applications for building consents in the Queenstown Lakes District continue to remain at historically low levels. This trend is not just being seen in Queenstown, Wānaka and surrounding townships throughout the district, but across all of Aotearoa New Zealand too. Nationally, consent numbers are down 25% from 2022 alone.
Prior to October 2022, our Building team in the Queenstown Lakes were processing on average 150 consents a month. In the last three months we’ve averaged less than 100 consents each month. Despite that, our Inspections team is as busy as ever – an indication that a number of consented builds in the past are only now getting underway.
The Queenstown Lakes remains a highly desirable place to live, and I cannot see consent applications remaining at such low levels for an extended period. With uncertainties around things like the change in central government and interest rates starting to lessen, we’re likely to see more building activity on the horizon.
Residential developments around Hanley’s Farm and at Longview in Lake Hāwea continue at pace, and anyone driving through the Three Parks commercial area in Wānaka will see plenty of activity underway. From what was a 'greenfields' site five or six years ago, the pace of development in Three Parks is particularly impressive.
Chris English
QLDC Building Services Manager
Forms and checksheets guidance
When submitting applications, please make sure you’re using the most up to date versions of our forms and checksheets to avoid any delays. You’ll find all the guidance you may need on our website at All Documents - QLDC.
We’ve recently made changes to some of the documents, including:
- Appendix A of our Building Consent Application Form has been streamlined
- The CCC Application Form has been updated to include a specified systems declaration required by regulations.
If you are experiencing any issues with our forms or you have any questions, please contact us by emailing building@qldc.govt.nz.
Site reports by third parties
Please ensure you submit all site inspection reports from Structural Engineers, Geotechnical Engineers, and Passive Fire consultants to us as soon as possible and before your next inspection. Email them to our Building team at building@qldc.govt.nz, or upload them to the QLDC portal found here: Upload & Pay - QLDC.
As an example, the Building Inspector is required to ensure the necessary Foundation and Slab inspections have been completed by the Structural Engineer before the Framing and Substrates inspection is undertaken. Inspections will not be fully passed until the site reports have been provided and reviewed, and we may refuse to undertake further inspections if the reports have repeatedly been requested and not provided.
Please note: ensure you reference the Building Consent number when submitting site reports, and book a desktop inspection if this has been requested at a previous inspection or noted in the inspection report.
Work start extensions for building consents
Having trouble getting your project stated? Building consents are only valid for 12 months from the date of issue, however, don’t forget that you can apply for a work start extension which will add an additional 12 months to the required start date of your project.
We remind applicants of this when 11 months of a valid consent has passed. If you do not contact us or respond to the reminder, the building consent will automatically lapse after 12 months and a new consent will have to be applied for if you wish to proceed with the work.
If you wish to apply for a building consent extension, email us at building@qldc.govt.nz stating the Building Consent number and reason for the extension.
Hot water temperatures at final inspection
Please ensure your hot water supply is functioning at your final inspection, as your Inspector is now required to measure and record the temperatures of sanitary fixtures to ensure compliance with G12/AS1. The temperature is currently set at 55°C maximum for most buildings, while early childhood, education and care centres, schools, old people’s homes, and hospitals have a maximum setting of 45°C.
Recent changes to Acceptable Solution G12/AS1 will require the temperature to be 50°C maximum but we are accepting the higher setting during the transition period until this finishes on 1 November 2024.
Please note: the changes apply only to personal hygiene fixtures (vanities, baths, showers, etc) in new buildings and new plumbing work. They do not apply to hot water used for kitchens or laundries, or the temperature of hot water in the storage tank.
See the MBIE website for more information: New Building Code documents published on 2 November 2023 | Building Performance
Don’t forget Licensed Building Practitioner numbers and names
As a reminder, please have the details of the responsible LBP (ideally, a card or a photo of the card) available at your inspection, so our team can make a record of their name and number on the relevant inspection report.
Flue penetrations of solid fuel heaters
In the event there is limited or no access available for the Inspector to check the flue ceiling/roof penetration for a free-standing solid fuel heater, photos will be required before or at the final inspection.
This guidance also applies to in-built solid fuel heaters, where photos will be required before or at the final inspection of all the concealed features. For example: a completed heat cell or ventilation system.
To avoid any delays, please send these photos prior to your inspection if possible. Email our team at building@qldc.govt.nz or upload the photos to QLDC’s community portal at Upload & Pay - QLDC.
Please ensure you reference the building consent number with any correspondence.
New electronic formats of District Plan coming
Do you use our District Plan? We’re currently working on new electronic formats of our Operative District Plan and Proposed District Plan, which we’re calling ePlans. These plans will be hosted online, easier to use, and provide better functionality too.
You’ll be able to use our new ePlans to see all plan provisions that apply to a property in one single place, instead of having to switch between online maps and a bunch of PDFs and chapters.
We’re planning to launch our new ePlans in the first half of 2024. Watch this space!
To view previous issues, please visit: https://www.qldc.govt.nz/services/building-services/additional-information/brace-yourself-building-services-newsletter
If there is a topic that you would like to see covered, please let us know by emailing: chris.english@qldc.govt.nz
