ortmaybecitedas:

Thisrepo
MinistryfortheEnvirronmentand
dMinistryoffBusiness,In
nnovationandEmploymeent.2016.
Proposed
dNationalPo
olicyStatemeentonUrbannDevelopmeentCapacity::ConsultatioonDocumentt.
Wellingto
on:MinistryfortheEnvirronment.

Published
dinJune201
16bythe
MinistryfortheEnvirronment
MTeTaiao
ManatM
POBox10362,Wellin
ngton6143,NewZealandd
ISBN: 978090833
39426
Publicatio
onnumber:ME1241
Crown
ncopyrightN
NewZealand2016
Thisdocu
umentisavailableonthe
eMinistryfo rtheEnviron
nmentsweb
bsite:
www.mfee.govt.nz.

Pro
oposedNationaalPolicyStatementonUrbanD
DevelopmentC
Capacity:ConsultationDocumeent

Contents
MessagefromtheMinister

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity2016
Preamble
1Title
2Commencement
3Interpretation
4Nationalsignificance
5Objectives
6Policies
AppendixStatisticalInformation

6
6
8
8
8
10
11
12
17

Introductiontoconsultation
Understandingurbanenvironments
Localgovernmentplanninginurbanareas
Providingforhousingneeds
Providingforbusinessneeds
Constraintsonprovidingsufficientdevelopmentcapacityforbusinessand
housingneeds

20
20
21
22
23
24

StructureoftheproposedNationalPolicyStatement

25

KeythemesthroughouttheproposedNPS
1
Enablinggrowthanddevelopmentwhilemanagingtheeffects
2
Meetingarangeofdemands
3
Understandingandenablingthemarket
4
Implicationsforinfrastructure
5
Rolesandrelationshipsbetweencouncils

28
28
28
29
33
34

Implementationprogramme

36

Consultationprocess
Howtomakeasubmission
Contactforqueries
Whathappensnext?

37
37
37
38

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

Figures
Figure1:

Planenabledandfeasibledevelopmentcapacity

30

Figure2:

CouncilsandtheChristchurchMainUrbanArea

34

Highandmediumgrowthurbanareas

26

Table
Table1:

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

M
Messaggefro
omtheeMinister
Thisnewnationaldirection
nonurband evelopmentisrequiredtto
maaketheReso
ourceManagementActw
workbetterfforhousinga
and
businessgrowtth.Itcomple
ementsanam
mendmentB
Billcurrently
beforeParliam
mentthatputtsspecificneewlegalrequ
uirementson
n
councilstopro
ovideenough
hdevelopmeentcapacityttomeet
demand.
Threecriticalisssuesareadd
dressedinthhispolicy.
Firrstly,itconneectsplanninggdecisionsw
witheconomics.Thisis
cru
ucial,giventhegreatestiincreaseinhhousepricesoverthepasst
tw
wodecadeshasbeeninth
hecostofse ctionsratherthanthebu
uilt
ho
ouse.Pricesiggnals,comm
mercialfeasibbilityandenssuringsufficient
competitioninsupplywillb
becomerequuiredlegalco
onsideration
nsinlanduseeplanningde
ecisions.
nning.Auckla
andiscurrenntlystuckinrrules
Seccondly,thispolicyrequirresmoreres ponsiveplan
developedmorethan20ye
earsago.Thiisnewpolicyywillrequire
eshort,mediiumandlonggterm
oliciestoman
nagegrowthandregular reviewsforensuringpla
ansareuptoodateandre
elevant.
po
olicyrebalanccesthenatioonalandlocaalinterests.A
Amajorprobblemintheccurrent
Thirdly,thispo
fraameworkisthathousingaffordabilityyisanationaalissuebutthekeyregul atoryleversto
addresssupplyyrestwithco
ouncilswhosseconsiderattionisverylo
ocallyfocuseed.Thispoliccy
req
quirescounccilsandtheE
EnvironmentCourttoputgreaterweightonthennationalimp
portance
ofsufficientlan
ndsupplyforhousinganndbusinessggrowth.
ncedtotheddifferentgrowthpressuresacrossNeewZealandstowns
Thispolicyiscaarefullynuan
easinthispo
olicybutthessebecomegreaterin
andcities.Therearerequirrementsforaallurbanare
meediumgrowtthareasandaremostdeemandinginhighgrowth
hareas.
Thisnewappro
oachtoissue
esofurbanddevelopmenttisheavilyin
nfluencedbyythecompre
ehensive
wo
orkbythePrroductivityCo
ommissionw
withits2015reportonla
andsupplyannditsinfluen
nceon
ho
ousingaffordability.
npolicystate
ementisparrtoftheGovernment'sbroaderreforrmstostrenggthen
Thisnewurban
heResource Managemen
ntAct.Wearreprogressinngmorenational
nationaldirectionunderth
olicies,standaardsandregulationstha nanyprevio
ousgovernmentonkeyisssueslikewa
ater,
po
coaastalmanageement,teleccommunicatiions,forestryy,pestcontrrolandnow urbandevelo
opment.
Thisproposednationalpolicystatemenntisapowerrfultooltom
makeoururbbanenvironm
ments
wo
orkbetterinsupportingggrowthofhoousingandemployment. Wewelcom
meyourfeedbackso
weecangetitriight.

onDrNickSm
mith
Ho
Miinisterforth
heEnvironment
MiinisterforBu
uildingandH
Housing
ProposedNationalPolicyyStatementon UrbanDevelop
pmentCapacity
y:Consultation Document5
5

ProposedNationalPolicyStatementon
UrbanDevelopmentCapacity2016
Preamble

NewZealandisoneofthemosturbanisedcountriesintheworld,with73percentofuslivingin
citiesofatleast30,000people1.
Citiesarecharacterisedbytheirintensity,theaccesstheyprovidetothingsthatpeoplevalue,
theirscale,andoftenbyhighratesofpopulationandeconomicgrowth.Thesehaveboth
positiveandnegativeimpacts:successfulcitiesmaximisethepositivesandminimisethe
negatives.Successfulcitiesprovidepeoplewithaccesstoachoiceofhomesandopportunities
toearnincome,andattractivebuiltandnaturalenvironments.Theyhavegoodqualityphysical
andsocialinfrastructureandopenspace.Theyuseresourcesefficiently,andtheyminimisetheir
environmentalfootprint.Theymakethemostoftheirabilitytoconnecttootherpartsofthe
world.Suchcitiesattractpeopleandinvestment,andarethereforeconstantlychanging,
dynamicplacesthatmakeasignificantcontributiontonationaleconomicperformance.
Localauthoritiesplayanimportantroleinshapingthesuccessofourcitiesbyplanningfor
growthandchange,andprovidingcriticalinfrastructure.Ideally,urbanplanningshouldenable
peopleandcommunitiestoprovidefortheirsocial,economicandculturalwellbeingthrough
development,whilemanagingitseffects.Thisisachallengingrole,becausecitiesarecomplex
places;theydevelopasaresultofnumerousindividualdecisions,andthisofteninvolvesconflict
betweendiversepreferences.
ThisNationalPolicyStatementprovidesdirectiontodecisionmakersundertheRMAonurban
planning.Ithasaparticularfocusonensuringthatplanningenablesdevelopmentthrough
providingsufficientdevelopmentcapacityforhousingandbusinesses.
TheNationalPolicyStatementaimstohelpreduceregulatorybarrierstothesupplyofhousing,
andreducethecostofhousingrelativetoincome.Highhousepricesdrivewealthinequality,
increasethefiscalburdenofhousingrelatedwelfare,andposearisktothenationaleconomy.
Itisalsoimportantthatplanningprovidesgoodaccessibilitybetweenhousingandbusinesses,
andthesocialinfrastructurenecessaryinasuccessfulcity.
AnoverarchingthemerunningthroughthisNationalPolicyStatementisthatplanningdecisions
mustactivelyenablegrowthanddevelopmentinurbanareas,andaccommodatethatinsucha
wayastomaximisewellbeingnowandinthefuture.

AccordingtoStatisticsNewZealandsmostrecentestimates.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

TheNationalPolicyStatementrequiresplanstoprovidesufficientdevelopmentcapacityto
meetlongtermdemand.Thisincludesboththetotalnumberofdwellingsandtheamountof
businessspaceneeded,andtherangeofdemandsfordifferentsizes,typesandlocations.
AnotherkeythemerunningthroughtheNationalPolicyStatementisforplanningtobetter
understandthepropertymarketandenableittoprovideforthecommunitysneeds.While
takingaccountofallfactorsthataffectwellbeing,planningshouldrespondtodemand,enable
whatiscommerciallyfeasible,andpromotecompetitivelandanddevelopmentmarkets.The
NationalPolicyStatementrequiresplanningtoplaceagreateremphasisonmonitoringwhatis
happeningontheground,andrespondingtothat.
ThisNationalPolicyStatementrequiresdevelopmentcapacityprovidedinplanstobeserviced
orlikelytobeservicedwithinfrastructure.Thiswillnecessitatebetterintegrationand
coordinationbetweenlanduseandinfrastructureplanningandwillrequirelocalauthorities,
infrastructureprovidersandcentralgovernmenttoworkcooperatively.
ThisNationalPolicyStatementalsoplacesastrongemphasisonplanningcoherentlyacross
urbanhousingandlabourmarkets,whichwillrequirecoordinatedplanningbetweenlocal
authoritiesthatsharejurisdictionoverMainUrbanAreas.
TheNationalPolicyStatementtargetsdifferentpoliciestodifferentlocalauthorities,asperthe
tablebelow.

Alllocalauthorities

Localauthoritiesthat
haveaMedium
GrowthUrbanArea
withintheir
jurisdiction

Localauthoritiesthat
haveaHighGrowth
UrbanAreawithin
theirjurisdiction

Objectivesthatapply

All

All

All

Policiesthatapply

PA1PA3

PA1PA3

PA1PA3

PB1PB5

PB1PB5

PC1PC3

PC1PC3

PD1PD4

PD1PD4

PD5PD9

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument7

1Title

ThisnationalpolicystatementistheNationalPolicyStatementonUrbanDevelopmentCapacity
2016.

2Commencement

Thisnationalpolicystatementcomesintoforceonthe28thdayafterthedateonwhichitis
notifiedintheNewZealandGazette.

3Interpretation

Inthisnationalpolicystatement,unlessthecontextotherwiserequires,
ActmeanstheResourceManagementAct1991.
Businesslandmeanslandthatiszonedforproductiveeconomicactivitiesinurbanareas,
includingbutnotlimitedtothefollowing:

industrial

commercial

retail

businessandbusinessparks

mixeduseandcentres,totheextentthatitisavailableforproductiveeconomic
activities.

butdoesnotincluderesidentialdwellingsthatarealsousedforaproductiveeconomicactivity
suchashomeoccupations.
DecisionmakermeansallpersonsexercisingfunctionsandpowersundertheAct.
Demandmeans:
Inrelationtoresidentialdevelopment,thedemandforresidentialdwellingswithinanurban
areaintheshort,mediumandlongterms,havingparticularregardto:
a) thetotalnumberofdwellingsrequiredtomeetprojectedhouseholdgrowth;
b) demandfordifferenttypesofdwellings;
c) thedemandfordifferentlocationswithintheurbanarea;and
d) thedemandfordifferentpricepoints.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

recognisingthatpeoplewilltradeoff(b),(c)and(d)tomeettheirownneedsandpreferences.
Inrelationtobusinessland,thedemandforfloorareaintheshort,mediumandlongterms,
havingparticularregardto:
a) thequantumoffloorareatomeetforecastgrowthindifferentsectors;
b) thedemandsofbothlandextensiveandintensiveactivities;and
c) thedemandfordifferentlocationswithintheurbanarea.
Developmentcapacitymeansinrelationtoresidentialandbusinessland,thecapacityofland
forurbandevelopmenttomeetdemand,takingintoaccountthefollowingfactors:

thezoning,objectives,policies,rulesandoverlaysthatapplytotheland;and

theprovisionofadequateinfrastructure,existingorlikelytoexist,tosupportthe
developmentoftheland,havingregardto

therelevantproposedandoperativeregionalpolicystatements,regionalplans
anddistrictplans;and

anyrelevantmanagementplansandstrategiespreparedunderotherActs.

Feasiblemeansthecommercialviabilityofdevelopment,takingintoaccountthecurrentlikely
costs,revenueandyieldofdeveloping.
HighGrowthUrbanAreameans:

AnyMainUrbanAreathat,accordingtothemostrecentStatisticsNewZealandgrowth
projectionssetoutinAppendixA2,isprojectedtoexperiencepopulationgrowthof
morethan10%overthemediumterm;or

AnySecondaryUrbanAreathatatanypointintheyearhasacombinedresidentand
visitorpopulationofover30,000,andaccordingtothemostrecentStatisticsNew
ZealandgrowthprojectionssetoutinAppendixA2,isprojectedtoexperience
populationgrowthofmorethan10%overthemediumterm.

Infrastructuremeansnetworkinfrastructureforwatersupply,wastewater,stormwater,
transport,andpassengertransportservices.
Localauthorityhasthesamemeaningasinsection2oftheResourceManagementAct1991.
Longtermmeanswithinthenextthirtyyears.
MainUrbanAreameansasdefinedbyStatisticsNewZealandsetoutinAppendixA1.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument9

MediumGrowthUrbanAreameans:

AnyMainUrbanAreathat,accordingtothemostrecentStatisticsNewZealandgrowth
projectionssetoutinAppendixA2,isprojectedtoexperiencepopulationgrowthof
between5%and10%overthemediumterm;or

AnySecondaryUrbanAreathatatanypointintheyearhasacombinedresidentand
visitorpopulationofover30,000,andaccordingtothemostrecentStatisticsNew
ZealandgrowthprojectionssetoutinAppendixA2,isprojectedtoexperience
populationgrowthofbetween5%and10%overthemediumterm.

Mediumtermmeanswithinthenexttenyears.
Planmeansanoperativeorproposedregionalplanoradistrictplan.
Planningdecisionsmeansanydecisiononaregionalpolicystatement,regionalordistrictplan,
orplanchange.
SecondaryUrbanAreameansasdefinedbyStatisticsNewZealandsetoutinAppendixA1.
Shorttermmeanswithinthenextthreeyears.
Sufficientmeanstheprovisionofenoughdevelopmentcapacitytomeetresidentialand
businessdemand,plus,totakeaccountofthelikelihoodthatnotallcapacitywillbedeveloped,
anadditionalmarginofatleast:

20%overandaboveprojectedshortandmediumtermresidentialandbusiness
demand;and

15%overandaboveprojectedlongtermresidentialandbusinessdemand.

Thetotalcapacityshouldreflectthedemandsfordifferenttypesandlocations.
Urbanareameansanareawithurbancharacteristicsandamoderatetohighconcentrationof
population,irrespectiveoflocalauthorityboundaries.
Urbanformmeanstheoverallpatternofdevelopmentwithinanurbanarea,andthe
relationshipofitsconstituentpartstoeachother.

4Nationalsignificance

ThisNationalPolicyStatementisaboutthenationalsignificanceofthecontributionthaturban
areasmaketothesocial,economicandculturalwellbeingofpeopleandcommunities,andthe
needtoenableurbandevelopmentandchangeinordertoprovideforthis.

10

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

5Objectives

Thefollowingobjectivesapplytoalllocalauthorities.

ObjectiveGroupAOutcomesfordecisionmaking
OA1:

Tosupporteffectiveandefficienturbanareasthatenablepeopleandcommunitiesto
providefortheirsocial,economicandculturalwellbeing.

OA2:

Toprovidesufficientresidentialandbusinessdevelopmentcapacitytoenableurban
areastomeetresidentialandbusinessdemand.

OA3:

Toenableongoingdevelopmentandchangeinurbanareas.

ObjectiveGroupBEvidenceandmonitoringtosupportdecisionmaking
OB1:

Toensureplansandregionalpolicystatementsarebasedonarobust,accurateand
frequentlyupdatedevidencebase.

ObjectiveGroupCCoordinatedevidenceanddecisionmaking
OC1:

Topromotecoordinationwithinandbetweenlocalauthoritiesandinfrastructure
providersinurbanareas,consistentplanningdecisions,integratedlanduseand
infrastructureplanning,andresponsiveplanningprocesses.

ObjectiveGroupDResponsiveplanning
OD1:

Toensurethatplanningdecisionsenableurbandevelopmentintheshort,mediumand
longterms.

OD2:

Toensurethatintheshortandmediumtermslocalauthoritiesadaptandrespondto
marketactivity.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument11

6Policies
Outcomesfordecisionmaking
PoliciesPA1toPA3applytoalllocalauthorities.
PA1:

Bydecisionmakers:

Providingforanurbanformthatmaximisesthepotentialforsocialandeconomic
exchangewithintheurbanarea.

Providingfortheefficientuseofresources,havingparticularregardtoscarceurban
landandinfrastructure.

Enablingthecompetitiveoperationoflandanddevelopmentmarkets.

PA2:

Bylocalauthoritiesprovidingatalltimessufficientresidentialandbusiness
developmentcapacityfortheshort,mediumandlongterms.

PA3:

Whenconsideringtheeffectsofurbandevelopment,decisionmakersmust:

Recogniseandprovideforthecontributionthaturbandevelopmentwillmaketo
theabilityforpeopleandcommunitiesandfuturegenerationstoprovidefortheir
social,economicandculturalwellbeing.

Providesufficientdevelopmentcapacity,whilstmaximisingthepositiveeffectsof
development,andminimisingtheadverseeffectsofdevelopment.

Haveparticularregardtothepositiveeffectsofurbandevelopmentatanational,
regionalanddistrictscale,aswellasitslocaleffects.

Evidenceandmonitoringtosupportdecisionmaking
PoliciesPB1toPB5andPC1toPC3applytoalllocalauthoritiesthathavepart,orall,ofeithera
MediumGrowthUrbanAreaorHighGrowthUrbanAreawithintheirjurisdiction.
PB1:

Localauthoritiesmust,bytheendof2018,orwithin12monthsofbecomingaMedium
orHighGrowthUrbanArea,andthereafteronatleastathreeyearlybasis,carryout:

AHousingAssessmentthatestimatesthedemandfordwellings,includingthe
demandofdifferentgroupsinthepopulationfordifferenttypesofdwellings,
locationsandpricepoints,andthesupplyofdevelopmentcapacitytomeetthat
demand,intheshort,mediumandlongterms;and

ABusinessLandAssessmentthatestimatesthedemandforthedifferenttypesand
locationsoffloorareaforthelocalbusinesssectors,andthesupplyofdevelopment
capacitytomeetthatdemand,intheshort,mediumandlongterms.

Localauthoritiesmusthaveregardtothebenefitsofpublishingtheassessmentsunder
policyPB1.

12

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

PB2:

PB3:

IncarryingouttheassessmentsrequiredunderpolicyPB1,localauthoritiesmusthave
particularregardto:

Demographicchange,includingpopulationgrowthandhouseholdsizeprojections,
usingthemostrecentStatisticsNewZealandgrowthprojectionssetoutinAppendix
A2.

Futurechangesinthesectoralcompositionofthelocaleconomyandtheimpacts
thatthismighthaveonresidentialandbusinessdemand.

Informationonthemarketsresponsetoplanningobtainedthroughmonitoring
underPB5.

IncarryingouttheassessmentsrequiredunderpolicyPB1,localauthoritiesmust
estimatethesufficiencyofdevelopmentcapacityprovidedbyitsplansandproposed
andoperativeregionalpolicystatements,havingparticularregardto:

Thecumulativeeffectofallzoning,objectives,policies,rulesandoverlaysinplans,
andtheeffectthiswillhaveonopportunitiesfordevelopmentbeingtakenup.

Theactualandlikelyavailabilityofinfrastructure.

Thecurrentphysicalandcommercialfeasibilityofdevelopmentcapacity.

Thelikelihoodofopportunitiesfordevelopmentbeingtakenup.

andmustestimatetheadditionaldevelopmentcapacityneededifanyofthesefactors
indicatethatthesupplyofdevelopmentcapacityisnotlikelytomeetdemandinthe
short,mediumorlongterm.
PB4:

IncarryingouttheassessmentsrequiredunderpolicyPB1,localauthoritiesmust
consultwithinfrastructureproviders,communityandsocialhousingproviders,the
propertydevelopmentsectorandanyotherstakeholdersastheyseefit.

PB5:

Toensurethatlocalauthoritiesarewellinformedaboutthemarketsresponseto
planning,localauthoritiesmustmonitorarangeofindicatorsonaquarterlybasis,oras
frequentlyaspossible,including:

Therelativeaffordabilityofhousing,includingtheratioofhousepricetoincome
andtherelativecosttorent;

Theincreaseinhousepricesandrents;

Thenumberofresourceandbuildingconsentsgrantedrelativetothegrowthin
population;

Vacancyratesforbusinessland;

Theratioofthevalueoflandbetweenruralandurbanzonedland;and

Theratioofthevalueofimprovementstothevalueoflandwithintheurbanarea.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument13


Localauthoritiesmusthaveregardtothebenefitsofpublishingtheresultsofits
monitoringunderpolicyPB5.

Coordinatedevidenceanddecisionmaking
PC1:

WhendevelopingplansandregionalpolicystatementstoimplementthisNational
PolicyStatement,localauthoritiesmustconsultwithotherlocalauthorities,local
infrastructureprovidersandcentralgovernmentinfrastructureprovidersthatshare
jurisdictionoveraMediumGrowthUrbanAreaoraHighGrowthUrbanArea.

PC2:

Therelevantlocalauthoritiesandinfrastructureproviderswillworktogethertoagree
ondataandprojectionsusedinthedevelopmentoftheassessmentsrequiredunder
policyPB1.

PC3:

Therelevantlocalauthoritiesandinfrastructureproviderswillworktogetherto,asfar
aspossible,ensurecoordinatedlanduseplanningandinfrastructureprovision,
includingexpectedlevelsofserviceforinfrastructure.

Responsiveplanning
PoliciesPD1toPD4applytoalllocalauthoritiesthathavepart,orall,ofeitheraMedium
GrowthUrbanAreaorHighGrowthUrbanAreawithintheirjurisdiction.
PD1:

WhentheevidencebaseormonitoringobtainedinaccordancewithpoliciesPB1toPB5
indicatesthatdevelopmentcapacityisnotsufficientinanyoftheshort,mediumorlong
terms,localauthoritiesmustrespondbyprovidingfurtherdevelopmentcapacityin
accordancewithpoliciesPD2andPD3assoonaspossible.

PD2:

AlocalauthoritymustconsideralloptionsavailabletoitundertheActtoenable
sufficientdevelopmentcapacitytomeetresidentialandbusinessdemand,includingbut
notlimitedto:

14

Changestoplansandregionalpolicystatements,includingchangesto:
o

Objectives,policiesandrules,zoningandtheapplicationofthosein
bothexistingurbanandundevelopedareas;

Activitystatus;

Provisionsaboutthenotificationofapplicationsforresourceconsent;

Existingoverlays,ortheintroductionofoverlayswhichenable
development;and

Makethemsimplertointerpret.

Consentingprocessesthatarecustomerfocusedandcoordinatedwithinthe
localauthority;and

Ingrantingconsent,theconditionsofconsentimposed.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

PD3:

PD4:

Localauthoritiesmustconsiderthefollowingresponses:

Intheshortterm,furtherenabledevelopmentthroughcustomerfocused
consentingprocessesand,whereappropriate,amendingtherelevantplans.

Inthemediumterm,amendingtherelevantplansandpolicystatementsto
providemoredevelopmentcapacity.

Inthelongterm,providingabroadindicationofthelocation,timingand
sequencingofdevelopmentcapacityinordertodemonstratethatitwillbe
sufficient.

IngivingeffecttopolicyPD1withrespecttoresidentialdevelopmentcapacitylocal
authoritiesshouldhaveparticularregardtoenablingcapacity:

InthelocationsthattheHousingAssessment,requiredunderpolicyPB1,
indicatesareofhighestdemand;and

Thatisfeasible.

suchthatitmaximisesthecontributiontomeetingdemandforresidential
development.
LocalauthoritiesthathaveaMediumGrowthorHighGrowthUrbanAreawithintheir
jurisdictionshouldnotrestricttheirresponsestomeetingdemandtoonlytheareathat
lieswithintheMediumGrowthUrbanAreaorHighGrowthUrbanArea.
PoliciesPD5toPD9applytoalllocalauthoritiesthathavepart,orall,ofaHighGrowthUrban
Areawithintheirjurisdiction.
Regionalcouncilsmusthaveamendedtheirproposedandoperativeregionalpolicystatement
togiveeffecttopoliciesPD5toPD6by:

Theendof2018;or

EarlieriftheHousingAssessmentrequiredunderpolicyPB1showsdevelopment
capacityisinsufficienttomeetdemand;or

Within12monthsofbecomingaHighGrowthUrbanArea.

Regionalcouncilsmustamendtheirproposedandoperativeregionalpolicystatementstogive
effecttopoliciesPD5toPD6inaccordancewithsection55(2A)oftheActwithoutusingthe
processinSchedule1oftheAct.
PD5:

Regionalcouncilsmustsetminimumtargetsforthesupplyofsufficientresidential
developmentcapacitythatmustbeachieved,inaccordancewithitsHousing
Assessment,andincorporatetheseintotherelevantregionalpolicystatement.
Theseminimumtargetsmustspecify:

Thetotalnumberofdwellings;and

Differenttypesofdwellings.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument15


Totakeaccountofthelikelihoodthatnotallcapacitywillbedeveloped,itmustrequire
anadditionalmarginofatleast:

PD6:

20%overandaboveprojectedshortandmediumtermdemand;and

15%overandaboveprojectedlongtermdemand.

AregionalcouncilsminimumtargetssetunderpolicyPD5mustbesetforthemedium
andlongterms,andmustbereviewedeverythreeyears.Whenaregionalcouncils
HousingAssessmentrequiredunderpolicyPB1showsthattheminimumtargetssetin
theregionalpolicystatementareinsufficienttomeetdemand,regionalcouncilsmust
revisethoseminimumtargetsinaccordancewithpolicyPD5andincorporatethose
targetsintoitsregionalpolicystatementinaccordancewithsection55(2A)oftheAct
withoutusingtheprocessinSchedule1oftheAct.
LocalauthoritiesshallgiveeffecttopoliciesPD7toPD9withinthefollowing
timeframes:

Bytheendof2018;or

Within12monthsofbecomingaHighGrowthUrbanArea.

PD7:

Localauthoritiesmustprovideafuturelandreleaseandintensificationstrategy
alongsidetherelevantplansandregionalpolicystatementstodemonstratethatthere
willbesufficientdevelopmentcapacityinthemediumandlongterms,andthat
minimumtargetswillbemet.

PD8:

Thefuturelandreleaseandintensificationstrategymust:

Identifythelocation,timingandsequencingoffuturedevelopmentcapacityover
thelongterm;and

Provideaprocessforflexibleimplementation.

PD9: Indevelopingthisstrategy,localauthoritiesmust:

16

BeinformedbytheHousingAssessmentandBusinessLandAssessmentrequired
underpolicyPB1;

Takeintoaccounttheviewsofinfrastructureproviders,landowners,theproperty
developmentsectorandanyotherstakeholdersastheyseefit;and

HaveparticularregardtopolicyPA1.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

AppendixStatisticalInformation
A1:StatisticsNewZealand:ClassificationofUrbanAreas

MainUrbanAreas
Whangarei
NorthernAucklandZone
WesternAucklandZone
CentralAucklandZone
SouthernAucklandZone
HamiltonZone
CambridgeZone
TeAwamutuZone
Tauranga
Rotorua
Gisborne
NapierZone
HastingsZone
NewPlymouth
Whanganui
PalmerstonNorth
UpperHuttZone
LowerHuttZone
PoriruaZone
WellingtonZone
Nelson
Christchurch
Dunedin
Invercargill
Kapiti
Blenheim

SecondaryUrbanAreas
Pukekohe
Tokoroa
Taupo
Whakatane
Hawera
Feilding
Levin
Masterton
Greymouth
Ashburton
Timaru
Oamaru
Rangiora
Queenstown

Source: StatisticsNewZealand(sourcedMay2016)
ClassificationofUrbanAreas

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument17

A2:StatisticsNewZealand:ProjectedTotalPopulationbyUrbanArea

Yearat30June

UrbanArea
Whangarei
NorthernAucklandZone
WesternAucklandZone
CentralAucklandZone
SouthernAucklandZone
HamiltonZone
CambridgeZone
TeAwamutuZone
Tauranga
Rotorua
Gisborne
NapierZone
HastingsZone
NewPlymouth
Whanganui
PalmerstonNorth
UpperHuttZone
LowerHuttZone
PoriruaZone
WellingtonZone
Nelson
Christchurch
Dunedin
Invercargill
Kapiti
Blenheim

2013
53,600
288,000
217,100
450,900
425,800
180,600
18,400
15,850
125,700
55,800
35,200
60,600
67,000
54,800
39,300
81,500
39,000
100,500
53,500
196,500
63,300
369,200
115,100
49,300
40,700
30,100

2018
55,000
315,900
242,700
500,600
463,200
196,600
19,850
16,600
135,500
56,100
36,100
62,500
69,300
57,900
39,000
84,500
40,500
101,300
55,600
207,100
66,600
395,400
118,000
50,600
42,100
30,900

2023
56,000
335,400
266,300
539,000
491,700
208,700
20,600
17,250
144,700
56,200
36,700
63,400
70,500
59,900
38,700
87,000
41,400
101,800
56,700
214,400
68,700
410,100
119,300
51,100
43,500
31,500

2028
56,800
355,000
290,100
578,400
520,300
220,600
21,200
17,800
153,900
56,000
37,100
64,100
71,400
61,600
38,300
89,400
42,200
102,000
57,500
221,600
70,400
424,300
120,400
51,400
44,800
31,900

2033
57,400
375,000
312,400
616,700
547,100
232,200
21,800
18,300
162,900
55,400
37,400
64,300
71,900
63,100
37,600
91,600
42,600
101,500
57,900
228,300
71,600
437,000
121,100
51,400
46,100
32,100

2038
57,600
393,900
334,000
652,500
571,600
243,200
22,300
18,700
171,500
54,400
37,400
64,200
71,800
64,300
36,600
93,400
42,800
100,300
57,800
234,400
72,400
448,200
121,300
51,100
47,100
32,100

Source: StatisticsNewZealand(sourcedMay2016)
ProjectedTotalPopulationat30June20182043(2013base)

_______________________
ClerkoftheExecutiveCouncil

18

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

2043
57,600
411,900
355,000
686,100
594,200
253,800
22,700
18,950
179,800
53,000
37,200
63,700
71,400
65,400
35,500
95,000
42,800
98,500
57,400
239,800
72,800
457,800
121,100
50,500
47,900
32,100

Explanatorynote
Thisnoteisnotpartofthisnationalpolicystatement,butisintendedtoindicateitsgeneral
effect.

Thisnationalpolicystatementcomesintoforce28daysafterthedateofitsnotificationinthe
NewZealandGazette.Itprovidesthatensuringsufficientdevelopmentcapacityisamatterof
nationalsignificanceundertheResourceManagementAct1991andprescribesobjectivesand
policiestoguidethemakingofresourcemanagementdecisions.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument19

Introductiontoconsultation
TheMinisterfortheEnvironmenthasreleasedaproposedNationalPolicyStatement(NPS)on
UrbanDevelopmentCapacity(theproposedNPS)forpublicconsultation.
TheproposedNPSisapriorityfortheGovernment.2Theparticularscoperelatestothe
provisionofdevelopmentcapacity3inlocalauthorityplanstoaddressbothhousingand
businessneeds.Thisdocumentexplains:

whywehavedevelopedtheproposedNPS

ourobjectives,policiesandkeythemes

howtogiveyourfeedbackontheproposal.

Submissionscloseat5.00pmonFriday15July2016.

Understandingurbanenvironments
NewZealandurbanisationisamongthehighestintheworld.Over72percentofourpopulation
liveinareaswithapopulationof30,000ormorepeople.4Ouroutstandingnaturalenvironment
andruraleconomyareinternationallyrecognised.However,daytodaymostNewZealanders
relyonthechoicesandopportunitiesourcitiesprovideincludingaccesstogoods,services,
housing,employmentandrecreation.ThechallengesofrapidgrowtharenotuniquetoNew
Zealandcities.ButNewZealandsfuturesuccessandprosperitywilldependonthequalityof
bothourruralandurbanenvironments.Eachcomeswithdifferentopportunitiesand
challenges,particularlywhenitcomestomanagingnaturalandphysicalresourcessustainably.
Urbanareasareinastateofconstantchange.Thedensityandconstantgrowthand
developmentofcitiescanhavepositiveandnegativeimpacts.Peoplearedrawntourbanareas
fortheiremploymentopportunities,theprospectofhigherincome,achoiceofhousing,their
community,shoppingandculturalfacilities,andthesocialinteractionsonoffer.Some
businessesneedtobeclosetolargepopulationsandthemarketstheycreateforgoodsand
services.Smartbusinessesusecloseproximitytolabourmarkets,otherbusinesses,andto
educationandresearchfacilitiestoimproveproductivityandinnovation.Urbanareasalsooffer
greaterefficiencywhenitcomestoprovidingservices,allowingthemtocatertogreater
numberslocatedinarelativelysmallarea.
Ifdonewell,urbangrowthanddevelopmentsupportthesuccessofthecity,bringinginnew
peopleandskills,offeringincreasedchoicesandopportunities,andsupportinginvestmentinto

AsnotedinAWayForwardforNationalDirection,whichsetsouttheGovernmentsprioritiesfornational
directionundertheResourceManagementAct1991.

Developmentcapacitymeansthecapacityoflandtosupportdevelopmentofdifferenttypes.Itexplicitlyrefersto
thecapacityforintensificationaswellasexpansion,ie,thecapacitytodevelopupaswellasout.Itvarieswith
thephysicalcharacteristicsoftheland,theinfrastructureandtheconstraintsthatregulationsimposeonland
use.

StatisticsNewZealanddefinestheseareasasMainUrbanAreas(contiguoussettlementsof30,000people
ormore).

20

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

theinfrastructureandservicesneededforaresilientfuture.However,withoutgoodplanning,
citiescanbecomevictimsoftheirownsuccess,burdenedbyrisingtrafficcongestionandhouse
pricesandpoorqualityenvironments.Managingcompetitionforresourcessuchaslandneeded
forhousingorbusinessescanmeanmakingharddecisionsabouthow,whenandwhere
opportunitiesforgrowthwillbeprovided.

Localgovernmentplanninginurbanareas
Localauthoritiesplayavitalroleinthesuccessofurbanareas,shapingurbandevelopmentby
determininghowlandwillbeusedthroughlanduseplanning5undertheResourceManagement
Act1991(RMA).Localauthoritiesalsoplanforandprovidenecessaryinfrastructuresuchas
publictransport,localroads,water,parksandpublicspaces.
ThemainpurposeoftheRMAistopromotethesustainablemanagementofnaturaland
physicalresources,toenablepeopleandcommunitiestoprovidefortheircurrentandfuture
social,economicandculturalwellbeing.Whenresourcesareunderpressureingrowingurban
areas,thisisextremelychallenging.
Urbanareasarecomplex,bringingtogetherpeoplewithdiverselifestylesandbackgrounds.
Localauthoritiesmustbalanceoftencompetingorconflictinginterestsonbehalfoftheir
community.Theirplansandplanningdecisionswillinevitablyinvolvechoicesthatadvantage
somepeopleanddisadvantageothers.
Whenmakingdecisions,localauthoritiesmustconsidertheneedsofthewholecommunityand
theimpactplanningdecisionswillhaveforfuturegenerations.Thiscanbedifficultwhen
planningprocessesoftenfavourthosewhoaremostvocalandabletomaketheirviewsknown
todecisionmakers,andwhenthefutureandwidercostsandbenefitsofindividualplanning
decisionsarehardtoquantify.Thiscanleadtodecisionsthatprotectcurrent,localinterestsat
theexpenseofbroaderoutcomesandfuturegenerations.Forinstance,plansthatdonotsupply
enoughdevelopmentopportunitiestobuildsufficienthousingtomeetdemandcontributeto
increasinghouseprices.Whilethismaybenefitcurrenthomeownersiteffectivelylocksout
futuregenerationsfromhomeownershipaswellasthosecurrentlysavingtobuytheirfirst
homes.
Decisionmakersforurbanareasneedtobetterunderstandthatconstraintsondevelopmentto
protectandmanagepreciousnaturalandphysicalresources,suchasheritage,landscapesand
amenityvalues,comeatacost.Whiletheseattributesplayaninherentroleinmakingoururban
spacesdistinctiveandspecial,planningdecisionsthatdonotadequatelybalancetheiruseand
protectionagainsttheneedtoprovideopportunitiesforthecitytoadaptandchangecandeny
significantpartsofthecurrentandfuturecommunityaccesstohousingandemployment.

Landuseplanningusespoliciesandrulestocontrolwhattypeofdevelopmentcantakeplace,suchaszoningfor
industrialuseorresidentialhousing.Itputsinplaceheightanddensitylimitsandcontrolsthelevelsofnoise
allowedatdifferenttimesinordertomanagetheeffectsfromdifferentactivities.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument21

Governmentreform
TheGovernmentisworkingonarangeofoptionstoimproveurbanplanning,includingits
responsetotheProductivityCommissionsrecentinquiry,UsingLandforHousing6andthe
BetterLocalServicesreforms.
OfparticularrelevanceistheResourceLegislationAmendmentBill(theBill),whichproposesan
amendmenttosections30and31oftheRMAthatwillcreateanewfunctionforregionaland
territorialauthoritiestoprovideenoughdevelopmentcapacitytomeetdemand.Theproposed
NPSwillsupportthisnewfunctionifitbecomeslaw;however,itcouldstandaloneifrequired.
ThedefinitionofdevelopmentcapacityintheBillwillbealignedwiththeproposeddefinitionin
theNPS,onceconsultationontheproposalhasbeencompleted.
TheproposedNPSwillcomplementtheseinitiativesandfocusesonhelpinglocalauthoritiesto
allowdevelopmentinareasexperiencinggrowth.

Providingforhousingneeds
Inmanyofourgrowingurbanareas,thesupplyofhousinghasnotkeptupwithdemand.This
hascontributedtohighandrapidlyincreasinghousepricesaswellashousingaffordability
challengesandovercrowding.Familieshavehadtomakecompromisesaboutthesize,quality
andlocationoftheirhomes.
TheGovernmentisconcernedaboutthenationalimpactofthisbecause:

shortagesofhousingaffectpeopleonlowerincomesthemost.Overcrowdingcontributes
tosocialandhealthproblemsandalackofhousingchoicesclosetoemploymentmakesit
difficultforpeopletomovetonewjobs,increasingcongestionandtravelcosts.Itcanalso
polarisecommunities,increasingthedifferenceinincomelevelsbetweenareas

greaterdemandisplacedonthewelfaresystemtomeethousingneeds.Government
spendingonhousingassistanceisestimatedtobeover$2billionfor2015/16

highhousepricesreducehowmuchNewZealandershavetoinvestelsewhere,suchasin
theproductionofexports

unstablehousepricesarearisktothenationaleconomy,withNewZealandshousingstock
wortheighttimesthesharemarket.

Manythings,includingglobalfinancialtrends,arecontributingtothecurrentstateofthe
housingmarket.Governmentisrunningacomprehensiveworkprogrammeaimedtomake
housingmoreaffordableforallNewZealanders.TheproposedNPSfocusesonreducingthe
barrierstoincreasinghousingsupply,enablingaquickerandmorefitforpurposeresponseto
housingdemand.

Barrierstoincreasingthesupplyofhouses
Localauthoritiescaninfluencehousingsupplythroughresourcemanagementplans.Theseset
developmentcapacitythroughtheuseofzonesanddevelopmentcontrols.Forexample,they
sethowmanyandwhattypeofhomescanbebuiltandwhere.Planningbothenablesand
limitstheamountofhomesthatmayeventuallybebuiltonasite.Takenacrossawholeplan,

Thislookedatotherissuesintheplanninganddevelopmentsystem,includingthesupplyofinfrastructure.

22

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

theselimitationscanmeanthereisnotenoughdevelopmentcapacitytoprovideforhousing
demand,sohousingcapacityfornewdevelopmentsbecomesscarceandpricesrise.
Zoninganddevelopmentcontrolsneedtoprovidecertaintytocommunitiesaboutwhatcanand
cannotbedeveloped,andconfidencethatwhatdoesgetdevelopedwillnotleadtopoor
environmentaloutcomes.Thesecontrolsalsoneedtoallowthedevelopmentofenough
housingandemploymenttomeettheneedsofthecommunityinthelongtermaswellas
currentdemand.Thechallengeisgreatestinredevelopingalreadyestablished(brownfield)
areas.Butitisimportanttodoso,tomakeefficientuseofresourcesandtoprovideforpeoples
needs.
Thismeansthatdecisionmakersneedtounderstandthedemandforhousingandjobs,andthe
impactthatzoninganddevelopmentcontrolswillhaveonpeoplesabilitytomeetthatdemand.

Providingforbusinessneeds
UndertheproposedNPS,councilsarerequiredtoprovidesufficientdevelopmentcapacityfor
businessesinurbanareas.Thismeansbusinesslandzonedforproductiveusesincludingretail,
consumerandbusinessservices,manufacturing,transportandstorageandutilities.Local
authoritiesusedifferentzonesforthesetypesofactivities,dependingontheireffects(suchas
noise,trafficmovements,odouranddischargestoairorwater).
Peopleneedaccesstohomesandjobs;however,thisneedisconstantlychanging.Local
authorityplanningshouldprovideenoughdevelopmentcapacityforbothemploymentand
housingclosetoeachother,inwaysthatmakeefficientuseoflandandservices,withasfew
conflictsaspossible.Whentheplanningsystemstrugglestofacilitatespatialchangeassociated
withongoingeconomicdevelopment,itmayconstrainproductivitygrowth.
Thereislessinformationaboutthedemandforandsupplyofdevelopmentcapacityfor
businessthanthereisabouthousing.ResearchfortheproposedNPSsuggeststhat:

differenttypesofbusinesseshavedifferentlandandspacerequirements.Forexample,
manufacturersandwholesalersoftenneedlargeplotsoflandbufferedfromother
activities,whilebusinessservicesareoftenfoundinhighriseofficebuildingsincity
centresandretailandconsumerservicesoftenchooselocationsnearresidentialareas

incities,employmentandproductiongrowthtendstobeinservicesratherthantraditional
manufacturing.

Ingeneral,thepropertymarketforbusinesslanddoesnotappeartohavethesameextentof
problemsasthehousingmarket.Inmostareasandformosttypesofbusiness,theland
availableappearstobebroadlysufficientandpricesdonotseemtoincreaseasrapidlyasthey
dowithhousing.Insomeurbanareasthereisevenapossibilityofoversupplyofsomekindsof
businessland.Thiscanleadtounderfundedinfrastructureandstrugglingtowncentres.
Despiteplansprovidingintotalenoughdevelopmentcapacityforbusinesses,forsomesectors
thedevelopmentcapacityprovidedisnotalignedwithbusinessneedsfortypeorlocation.This
appearstobeanissuefortheusersoflandzonedforindustrialuse.Thisincludes
manufacturers,transportandlogisticsoperators,andutilityproviders.Theeffectsofthese
activitiesoftenmakethemincompatiblewithotheruses(forexample,noise,odourandtraffic
movements).Theseoperationsarealsooftencapitalintensiveanddifficultorcostlytomove.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument23


Olderindustrialbusinessesinareasdevelopingwithnewerbusinessesandhousingoften
experiencereversesensitivity.Thisiswheretheyfacethecostsofaddressingcomplaintsabout
theireffectsfromnew,moresensitivelandusers.Someindustrialbusinessesthatwouldbe
expensivetomoveshouldarguablybeprotectedfromthis,whileothersshouldbeencouraged
tomovetomakewayforhighervalueusers.However,zonedandservicedlandisnotalways
availableinsuitablelocationstomoveto.
Thetopicofreversesensitivityisverycomplex.ThefocusoftheproposedNPSistofurther
enabledevelopmentcapacity,andaddressingreversesensitivitywouldrequiresignificantly
moreanalysisthanhasbeenpossible.

Constraintsonprovidingsufficientdevelopmentcapacity
forbusinessandhousingneeds
IndevelopingtheproposedNPS,thefollowinghavebeenidentifiedascontributingtoan
insufficientsupplyofdevelopmentcapacityforhousingandbusinessneeds.

Theplanningsystemisslowtoidentifyandrespondtochangesindemand(especially
unexpecteddemandsliketherecenthighnetmigration).Thisisbecauseittakesalarge
amountoftimeandmoneytomakeplanchangesortogetresourceconsentdecisionson
developmentsthatthepublicmustbeconsultedon.Onceconsentsaregained,
developersspendconsiderabletimeandmoneydealingwithdifferentpartsofcouncils
andothergroupstomaketheirprojectshappen.

Planningdecisionsrespondtogroupsinthecommunitythataremostvocalandwell
resourcedinconsultationprocesses.Asaresult,decisionstendtobebiasedtowards
protectingcurrent,localinterestsattheexpenseofwideroutcomesandfuture
generations.

Localauthoritiesdonotoftenhavealltheinformationtheyneed,especiallyaboutthe
impacttheirplanningwillhaveonhousingmarketsandonbusinesslandneeds.For
example,theimpactthatzoningdecisionsanddevelopmentcontrolshaveonthetypeof
developmentthatwilloccur(ornot)inparticularlocationsisnotassessedagainstwhat
themarketcanreasonablyprovide.

Oftenlanduseplanningandinfrastructureplanningarenotwellintegrated.Thiscreates
uncertaintyaboutwhetherzonedareaswillhavethenecessaryservices.Thereisalso
oftensomemisalignmentintheplanningdecisionsbetweenneighbouringlocal
authoritiesthatimpactonasingleurbanmarket.

24

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

StructureoftheproposedNationalPolicy
Statement
TheproposedNPScontainsseveralrequirementstoensurethatcouncilsprovide,intheirurban
planningdecisions,sufficientdevelopmentcapacityforresidentialandbusinessdevelopmentto
meetdemand.
TheproposedNPSismadeupofrequirementsacrossfourkeyelements.Theseprovide
objectivesandpoliciestoaddresstheproblemsidentifiedabove.Thefourelementsare:

theoutcomesofdecisionmaking

theevidencetosupportdecisions

coordinatedevidencebaseanddecisionmaking

enablingresponsiveplanning.

TheproposedNPSismadeupofatieredsetofrequirementstargetedtodifferenturbanareas.
ThetieredstructureoftheproposedNPSisdesignedtotargetpoliciestothoseplacesfacingthe
greatestgrowthchallengeswhileminimisingthecostsofmeetingnationaldirectioninplaces
wherethisisnotnecessary.
ThetieredapproachisappliedintheproposedNPSasfollows.
1

Theobjectivesandhighlevelpoliciesapplytoalllocalauthoritieswhentheyaremaking
decisionsonurbanplanning.

Additionalpoliciesapplytomediumandhighgrowthurbanareas.Mediumgrowthurban
areasaredefinedaslocalauthoritieswithjurisdictionoverallorpartofaMainUrbanArea7
oraSecondaryUrbanAreawithacombinedresidentandvisitorpopulationof30,000or
more,whichisprojectedtoexperiencepopulationgrowthof510percentover10years.
Currently,thisdefinitionincludestheurbanareasofNewPlymouth,PalmerstonNorth,
Wellington,NelsonandKapiti.

Furtherpolicieswhichapplyonlytohighgrowthurbanareas.Highgrowthurbanareasare
definedaslocalauthoritieswithjurisdictionoverallorpartofaMainUrbanAreaora
SecondaryUrbanAreawithacombinedresidentandvisitorpopulationof30,000ormore,
whichisprojectedtoexperiencepopulationgrowthofover10percentinthenext
10years.Currently,thisdefinitionpicksupthefiveurbanareasofAuckland,Tauranga,
Hamilton,ChristchurchandQueenstown.

Table1illustratestheMainUrbanAreasandrelevantlocalauthoritiescapturedbymediumand
highgrowthurbanareas.

DefinedbyStatisticsNewZealandasacontiguouspopulationover30,000people.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument25


Table1:

Highandmediumgrowthurbanareas
Projectedpopulation
growth201323(%)

Relevantcouncil

Auckland*

18.1

AucklandCouncil

Tauranga

15.1

TaurangaCity,WesternBayofPlentyDistrict,BayofPlenty
RegionalCouncil

Hamilton*

14.8

HamiltonCity,WaipaDistrict,WaikatoDistrict,Waikato
RegionalCouncil

Queenstown**

14.0

QueenstownLakesDistrict,OtagoRegionalCouncil

Christchurch

11.1

ChristchurchCity,WaimakaririDistrict,SelwynDistrict,
EnvironmentCanterbury

NewPlymouth

9.3

NewPlymouthDistrict,TaranakiRegionalCouncil

Nelson

8.5

NelsonCity,TasmanDistrict

Kapiti

6.9

KapitiDistrict,GreaterWellingtonRegionalCouncil

PalmerstonNorth

6.7

PalmerstonNorthCity,ManawatuDistrict,Horizons
RegionalCouncil

Wellington*

6.4

WellingtonCity,PoriruaCity,LowerHuttCity,UpperHutt
City,GreaterWellingtonRegionalCouncil

Napier/Hastings*

4.9

NapierCity,HastingsDistrict,HawkesBayRegionalCouncil

Blenheim

4.7

Marlborough

Whangarei

4.5

WhangareiDistrict,NorthlandRegionalCouncil

Gisborne

4.3

GisborneDistrict

Invercargill

3.7

InvercargillCity,SouthlandRegionalCouncil

Dunedin

3.6

DunedinCity,OtagoRegionalCouncil

Rotorua

0.7

RotoruaDistrict,BayofPlentyRegionalCouncil

Whanganui

1.5

WhanganuiDistrict,HorizonsRegionalCouncil

MainUrbanArea
Highgrowth

Mediumgrowth

OtherMainUrbanAreas

TheMainUrbanAreasforAuckland,Hamilton,WellingtonandNapier/Hastingsaremadeupofmanysmallerareasjoined
together.

** QueenstownisaSecondaryUrbanArea,butitscombinedresidentandannualvisitorpopulationexceeds30,000people.

26

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

Implementation
Councilswouldapplytheobjectivesandpoliciesthatrelatetofrequentmonitoringassoonas
theproposedNPSbecameoperative(scheduledforOctoberthisyear).
Anumberofpoliciesondevelopingamorecomprehensiveevidencebaseandsettingminimum
targetsfordevelopmentcapacitymustbeimplementedwithinthreeyearsoftheproposedNPS
becomingoperative.Bothmaytriggeradditionalplanchangestoenablefurtherdevelopment
capacity.
TosupporttheproposedNPS,theGovernmentintendstoputinplaceanimplementation
programmethatwillincludethedevelopmentofguidanceandlikelytrainingandmonitoring.

Keyquestion:

Whatdoyouthinkoftheproposaltotargetpoliciestodifferentareas?

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument27

KeythemesthroughouttheproposedNPS
1 Enablinggrowthanddevelopmentwhilemanaging
theeffects
Akeycomponentofsuccessfulurbanareasisurbanplanningthatenablesgrowthand
development.Urbandevelopmenthasbothpositiveandnegativeeffects;however,current
planningdecisionsappeartofocusmoreonthenegativeeffectsofdevelopmentratherthanthe
positivecontributiondevelopmentcanmake.Forexample,ifadevelopmentisturneddown
becauseofspecificlocaleffects(ie,trafficeffects),thewidercommunitymaymissouton
additionalhomes,additionallocalservicesoropportunitiesforemployment.Furthermore,
thereisstillaneedforthedevelopment.Thisgrowthmustthenbeaccommodatedelsewhere,
inanareathatmayormaynotbebetterabletomanagetheeffects.
ObjectiveOA3andPolicyPA3intheproposedNPSaddresstheseissues,directinglocal
authoritiesto:

enableongoingdevelopmentandchange

recognisethecontributionthaturbandevelopmentwillmaketotheabilityofpeople,
communitiesandfuturegenerationstoprovidefortheirsocial,economicandcultural
wellbeing

haveparticularregardtothepositiveeffectsofurbandevelopmentatdistrict,regionaland
nationalscale,aswellasitslocaleffects.

Localeffectsremainimportant,butshouldbeconsideredinthecontextofotherimpacts.

Keyquestions:

WouldthesepoliciesresultinbetterdecisionmakingundertheResource
ManagementAct1991forurbandevelopment?

Whatimpactwouldthepolicytorecognisethepositiveimpactsofdevelopment
have?

Meetingarangeofdemands

UndertheproposedNPS,demandincludesnotonlythetotalquantityofdemandforhomesand
floorareabutalsodifferenttypes,locationsandpricepoints.Successfulurbanareasneedto
providechoiceforadiverserangeofresidentsandbusinesses.
Allurbanareasareexperiencingchangingdemographics,whichimpactondemandbothnow
andinthefuture.Forhousingneeds,theseincludeanageingpopulation,changestofamily
structureandculturaldiversification.Forbusinessneeds,sectoralchangesintheeconomyalso
impactondemandforbusinessspace.
PoliciesPB1PB4requirelocalauthoritiestocarryouthousingandbusinessassessments
everythreeyearstoestimatethedemandforhousingandbusinessfloorareas.These
28

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

assessmentswillimprovetheinformationusedtomakedecisionsandaredirectlylinkedto
policiesPD1PD4,whichrequirecouncilstoplanforfurtherdevelopmentiftheassessment
identifiesashortage.
TheHousingAssessmentmustestimatethedemandforhousingintheshort,mediumandlong
term.Itincludesdemandfordifferenttypesofdwellings(suchasterracedhouses,apartments
orstandalonehouses)atdifferentlocationsandatdifferentpricepoints,recognisingthat
peopletradeofftype,locationandprice.Byprovidingarangeofhousingchoicesinvarious
places,peopleandfamiliesareabletostaywithintheircommunitiesthroughoutdifferentlife
stages.Currently,thesechoicesarenotoftenavailable.
TheBusinessLandAssessmentmustestimatethedemandfordifferenttypesandlocationsof
floorareaforlocalbusinesssectors.Whenestimatingdemand,localauthoritiesmustalso
considerifthetypesoflocalbusinessesarechangingandtheimpactthismayhaveondemand.
Bothassessmentsmustestimatethesufficiencyofdevelopmentcapacityprovidedbyoperative
plansandpolicystatementsbyconsideringthe:

cumulativeeffectthatallzoning,objectives,policies,rulesandoverlaysinplanswillhave
ontheopportunitiesfordevelopmenttobetakenup

theactualandlikelyavailabilityofinfrastructure

currentphysicalandcommercialfeasibilityofdevelopmentcapacity(discussedinthenext
section)

likelihoodofdevelopmenthappening(recognisingthatnotalllandownerswillbe
motivatedtodevelop)

informationgatheredinmonitoringpricesignals.

Iftheassessmentsshowthereisnotenoughdevelopmentcapacitytomeettheestimated
demand,thecouncilmustestimatetheextracapacityneeded.
Forhighgrowthurbanareas,policiesPD5 and PD6directregionalcouncilstosetminimum
targetsforhousingintheirregionalpolicystatement.Theminimumtargetsshouldreflectthe
overallquantityofdemandforhomesandthebreakdownbytypeasidentifiedintheHousing
Assessment.Thismustthenbegiveneffecttoinlocalauthorityplanssothatthemarketis
enabledtoprovideforthefullrangeofhousingneedsidentified.

Keyquestions:

WhatcouldtheGovernmentdotohelplocalauthoritiescarryoutthe
assessments?

Isthreeyearsanappropriatetimeframetoupdatetheassessments?

Isthereanythingelsethatwouldcontributetobetterunderstandingthesupply
anddemandofdevelopmentcapacity?

Understandingandenablingthemarket

AkeythemeintheproposedNPSistheneedforlocalauthoritiestobetterunderstandthe
marketandtheimpactplanninghasonhowcompetitivelythemarketoperates.

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument29

Enablinggacompetiitivemarke
et
Theprop
posedNPSreequireslocalauthoritiesi nPA1tose
eektoenable
elandanddeevelopment
marketsttooperatecompetitivelyy.Planning hasatangibleeffectontthecompetittivenessof
landanddevelopmen
ntmarkets.T
Thewaythattlocalauthoritiesplanca
anpromoteoorrestrict
competittion.Forexample,thetim
meittakesfoorlandtobe
erezonedto
oallowforgrrowth,the
cumulativveeffectofd
developmentcontrols,w
whateffectsaareweighted
dindecision makingand
d
howlocalauthoritiessworkwithinfrastructureeprovidersttofacilitatem
moresupplycanall
promoteorrestrictcompetition.Greatercom
mpetitionbettweendevelopersandlaandowners
keepspriicesdown;in
ncreasedopp
portunitiesfoordevelopm
mentmeanagreaternum
mberof
suppliersswillcompettetomeetdemand.Thiswillhelptoreducespeculation.
PoliciesP
PB1andPB3inthepropo
osedNPSreqquirelocalau
uthoritiestoestimatewhhetherthey
providessufficientdevvelopmentcapacitytom
meetdemand
dintheirplan
ns,especiallyyregarding:

theccommercialffeasibilityofdevelopmenntcapacity

thelikelihoodofopportunitie
esfordeveloopmentbein
ngtakenup.

Ifeithero
ofthesefacttorsindicatessthatcapaciityisnotsuffficienttome
eetdemand, local
authoritieesmustthen
nestimateanyadditionaalcapacityne
eeded.PolicyyPD4requireeslocal
authoritiees,whenresspondingtoa
anyshortfalllsinthesupp
plyofresiden
ntialdeveloppment
capacity,tohavepartticularregardtoenablinggcapacityin
nthelocation
nsthattheH
Housing
estdemand, andthatisccommerciallyfeasible.
Assessmeentindicatessareofhighe

Commerrcialfeasibiility
Notallplanenabledcapacityissu
uitableford evelopment.Figure1illu
ustratesthe relationship
betweenplanenableedcapacity,ffeasiblecapaacityandwhatisactuallyydeveloped.
Figure1:

Planenabledandfeassibledevelopm
mentcapacityy

30

Pro
oposedNationaalPolicyStatementonUrbanD
DevelopmentC
Capacity:ConsultationDocumeent

Iftheplanenableddevelopmentcapacityissuchthat,inthecurrentmarketconditionsitis
unlikelytobedeveloped,thedevelopmentmarketwillnotoperateefficiently.Thiswill
ultimatelyimpacthowmanyhomeswillbebuilt.
Theinteractionbetweenplanenabledcapacity,feasiblecapacityandwhatisactuallydeveloped
iscomplex.Avarietyofthingscanaffectthefeasibilityofadevelopment.Forexample,the
returnoninvestmentforafourstoreyapartmentdevelopmentontheoutskirtsofanurban
areamaynotbeenoughthatadeveloperwouldtaketherisktobuildduetoalackofdemand
oruncertainreturns.However,itismorelikelytobecommerciallyfeasibleforthesamefour
storeyapartmenttobedevelopedinanareawherethereishigheramenityandmoredemand
forhomes.Forexample,inanattractivearealikeacitycentreorsurroundingsuburbswhere
thereisbetteraccesstopublictransport,recreationalactivitiesandemploymentcentres.
Additionally,whileitmaybecommerciallyfeasibleforadevelopertobuildafourstorey
apartmentblockinanattractivearea,thisisnotnecessarilytheoptimaldevelopmentinterms
ofprovidingforhousingneeds.Apartmentsinthefourstoreyapartmentblockmaysellfor
$1,000,000each,butifthedevelopmentcontrolsallowedthedevelopertobuildaneightstorey
apartmentblockinthesamelocation,theseapartmentsmaysellforsignificantlyless.
Therearemanywayscouncilscouldassessthecommercialfeasibilityofdevelopmentcapacity
thatisfitforpurpose.TheGovernmentintendstoprovideguidanceforlocalauthoritieson
optionsforassessingthefeasibilityofplanenabledcapacity.

Likelihoodofopportunitiesfordevelopmentbeingtakenup
Landownersmaynothaveanincentivetodeveloptheirland,evenifdevelopmentis
commerciallyfeasible.Reasonsforthisvary.Forexample,ifasmallnumberoflandownersown
asignificantproportionoflandplannedfordevelopment,onelandownermaynotchooseto
selltheirlandfordevelopment,whichcouldseverelyrestrictdevelopmentcapacity.Thiscould
meanalessthanidealoutcomeforconsumersofhousingorbusinessland.
TheproposedNPSaddressesthiswiththedefinitionofsufficient.Thisrequireslocal
authoritiestoprovideamarginofdevelopmentcapacityoverandaboveprojecteddemandto
addressthelikelihoodofdevelopmentopportunitiesbeingtakenupandtopromotethe
competivenessofthemarket.Themarginssetinthedefinitionaretheminimum,solocal
authoritieswillneedtoidentifyifgreatermarginsareneeded.Theminimumshavebeensetat
20percentabovetheshortandmediumtermprojecteddemand,and15percentabovethe
longtermprojecteddemand.
Foravarietyofreasons,thelikelihoodofdevelopmentopportunitiesbeingtakenupin
brownfieldareasislessthangreenfieldareas.Whiletheadditionalmarginshavebeensetinthe
proposedNPSacrossbothtypesofdevelopment,itmaybeappropriatetospecifydifferent
additionalmarginsforbrownfieldandgreenfielddevelopment.

Monitoring:pricesignals,marketactivityandhowtorespond
OnefocusoftheproposedNPSistogetabetterunderstandingofhowplanningisenablingthe
markettomeettheneedsofpeopleandcommunities.Tohelpachievethis,policyPB5requires
councilstomonitorarangeofindicators,including:

pricesignalsandaffordabilityindicators

thenumberofresourceandbuildingconsentsgrantedrelativetothegrowthinpopulation
ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument31

vacancyratesforbusinessland.

Pricesignalsandaffordabilityindicators
TheGovernmentseespricesignalsasakeyindicatorofthecompetitivenessofthemarket,
wherethegreatestdemandisandwhetherdevelopmentiscommerciallyfeasible,amongother
things.Affordabilityindicatorswillprovideinformationonhowmuchincomeisusedupon
housingcosts.TheproposedNPSrequireslocalauthoritiesinahighgrowthurbanareaor
mediumgrowthurbanareatomonitorthefollowingindicatorslistedbelow.
TheGovernmentisseekingfeedbackonthefeasibilityandutilityoftheseindicators,aswellas
anyothersthatmayrevealmoreinformationabouthowwellplanningisenablingthemarketto
meettheneedsofthecommunity.SpecificindicatorstomonitorincludedintheproposedNPS
are:

therelativeaffordabilityofhousing,includingtheratioofhousepricetoincomeandthe
relativecosttorent.SuchratioscouldincludetheDemographiaHousingAffordability
MedianMultipleandtheMasseyUniversityHomeAffordabilityIndex.Theseratios
illustratetrendsinaffordability

theincreaseinhousepricesandrents.Thisprovidesinformationaboutlongtermtrendsin
houseprices

differencesinlandpricesattheruralurbanboundary.8Thisratioislikelytobeincreased
bylimitstodevelopmentwithintheurbanarea.Bigorincreasingdifferencesshowmore
developmentcapacityisneeded

theratioofimprovementvaluetolandvalueatsuburblevel.Higherlandpricesshould,all
elsebeingequalandoverthelongterm,encouragemoreintense(andthereforehigher
value)developmentofland.However,improvementvaluestendtochangeincrementally,
andthereforeshortrunchangesinthismeasurearelikelytobeduetohighlandprice
inflationwithintheurbanisedarea.Itmayprovidesomeusefulsignalsonsuburbswhere
redevelopmentisnotkeepingpacewithincreasinglandprices.

Pricesignalsandaffordabilityindicatorswillprovideusefulinformation.Thechallengewillbein
interpretingthemandusingtheinformationtoinformameaningfulandpragmaticplanning
response.TheGovernmentintendstodofurtherworkonotherpricesignals,includinghowto
interpretthem.

Marketactivity
Monitoringthenumberofresourceandbuildingconsentsgrantedshouldprovideanindication
ofthelevelofdevelopmentactivity.Monitoringthisinanongoingwaywillbeparticularly
importantasitprovidesanindicationofdevelopingtrends,includingwhetherthesupplyof
dwellingsisstartingtodivergefromthenumberofhouseholdsbeingformed.Buildingconsents
giveamoreaccuratepicturethanresourceconsentsofwhetherdevelopmentwillactually
occur,becauseapplyingforabuildingconsentrequiresalevelofinvestmentbythedeveloper
andnotallresourceconsentsareactedon.

AshighlightedbytheProductivityCommissioninitsreportUsingLandforHousing.

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ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

Manylocalauthoritieswillalreadybecollectingdataonresourceandbuildingconsents.One
aimoftheproposedNPSistobringthisdatatogetherwithotherinformationinasystematic
waytoinformpracticalplanningresponsestogrowthpressures.

Keyquestions:

WhatelsewouldhelplocalauthoritiesandtheGovernmentbetterunderstand
howplanninginteractswiththemarket?

ShouldtherebemoredirectionintheproposedNPSonhowtoassessthe
commercialfeasibilityofplanenableddevelopmentcapacity?

Arethemarginsofdevelopmentcapacityoverandaboveprojecteddemandset
atanappropriatelevel?

Shouldtherebeadifferentmarginforbrownfieldandgreenfielddevelopment
capacity?

Wouldtheproposedmonitoringgiveacompletepictureofhowresponsivethe
planningsystemis?Whatotherthingscouldyouseevalueinmonitoring?

Whatchallengesdoyouseeininterpretingpricesignals?

Implicationsforinfrastructure

Thetimelyandadequateprovisionofinfrastructureiscriticalfordevelopment.Decisionsabout
infrastructureinvestmentaremadethroughlongtermplanspreparedundertheLocal
GovernmentAct2002andLandTransportManagementAct2003.AsatoolundertheRMA,the
proposedNPScannotdirectlyaffectthesedecisionsordirectinfrastructureproviders.However,
thedefinitionofdevelopmentcapacityintheproposedNPSincludestheprovisionof
infrastructurethatalreadyexistsorislikelytoexistwhichsupportsthedevelopmentofthe
land.
Thismeansthat,undertheobjectivesandpoliciesoftheproposedNPS,developmentcapacity
musthaveanindicationthatlandwillbeorwilllikelybesupportedbyinfrastructure.Thisisto
encouragebettercoordinationbetweeninfrastructureprovidersandlocalauthoritiesplanning
forgrowth.Tosupportthis,thetimeframesintheproposedNPSarethree,10and30yearsto
alignwithLocalGovernmentActplanningprocesses.
InpoliciesPC1PC3,theproposedNPSalsorequireslocalauthoritiesandinfrastructure
providerstoworktogethertoagreeondataandpopulationprojectionsusedinthe
developmentofthehousingandbusinesslandassessments,andthentoworktogethertoas(as
faraspossible)ensurecoordinatedlanduseplanningandinfrastructureprovision,including
expectedlevelsofserviceforinfrastructure.

Keyquestions:

Wouldtheproposedpoliciescontributetobettercoordinationbetweenlanduse
planningandinfrastructureprovision?

Whatelsewouldassistwithbettercoordination?

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument33

Rolesandrelationshipsbetweencouncils

AlloftheB,CandDpoliciesintheproposedNPSapplytomediumandhighgrowthurbanareas.
Thesedefinitionsareusedbecausetheyrepresentsingleurbanhousingandlabourmarketsofa
significantsize.Becauseurbanareasarebasedonmarkets,theydonotnecessarilyalignwell
withlocalauthorityboundaries.Manyoftheurbanareascrossseveralterritorialauthority
boundariesaswellastherelevantregionalcouncil.
Forexample,thejurisdictionsofChristchurchCityCouncil,WaimakaririDistrict,SelwynDistrict
andEnvironmentCanterburyareincludedintheChristchurchMainUrbanArea.Figure2
illustratestheboundariesofthethreeterritorialauthoritiesagainstthismainurbanarea.
Figure2:

CouncilsandtheChristchurchMainUrbanArea

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ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

Coordinationbetweenthedifferentlocalauthoritiesisnecessarytoefficientlyplanforgrowth
acrossanurbanarea.PoliciesPC1PC3encouragelocalauthoritieswithinamediumorhigh
growthurbanareatouseacommonevidencebaseand,asmuchaspossible,agreeonhow
growthwillbeaccommodatedwhilestillrecognisingtheirindividualdecisionmakingauthority.
Manyareasalreadyhaveformalorinformalagreementsforworkingwitheachother(including
triennialagreementsornonstatutoryurbangrowthstrategies).TheproposedNPSaimsto
supportandencouragethistypeofplanning.

Regionalandterritoriallocalauthorities
TheminimumhousingtargetsthatarerequiredunderpoliciesPD5andPD6mustbesetinthe
relevantregionalpolicystatement,becauseithaseffectoveralloftheplanningdocuments
withinasingleurbanmarketandplaysacoordinatingroleacrossthosecouncils.However,the
Governmentexpectsthattheregionalcouncilandrelevantterritoriallocalauthoritieswillwork
togethercloselytodeterminethesetargets.

Keyquestions:

Whatareyourviewsonsettingminimumtargetsintheregionalpolicystatement?

ArepoliciesintheproposedNPSclearenoughonhowlocalauthoritieswithin
mediumandhighgrowthurbanareasshouldworktogether?

ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument35

Implementationprogramme
TheGovernmentproposesapackageofnonstatutoryguidancetohelpcouncilsimplementthe
proposedNPS.Thiscouldincludeinformationon:

bestpracticemethodologiesforassessingdemandanddevelopmentcapacity

bestpracticemethodologiesforspecifiedmonitoringindicatorsandotherindicatorsthat
mayprovideusefulinformation

understandingthemarket,includingassessingdevelopmentfeasibility,monitoringand
interpretingpricesignals

howlocalauthoritiescanworkwithotheractors,includinglocalauthoritiesand
infrastructureproviders

assessingmarketfailuresandmakingthecaseforplanningregulations(includingcost
benefitanalysis)

howtobalancetheproposedNPSwithothernationaldirection(forexample,theNational
PolicyStatementforFreshwaterManagementandtheNewZealandCoastalPolicy
Statement),orspecificmatterslistedinsections6and7oftheRMA.
Keyquestion:

Whichofthesuggestedguidanceinformationwouldbemostusefulforlocal
authorities?

TheGovernmentisalsoaskingforyourfeedbackonotherwaysitcouldsupportthesuccessful
implementationoftheproposedNPS.Thiscouldinclude:

facilitatingsharingofbestpracticebetweenlocalauthorities

providingtrainingorotherwaystoincreaselocalgovernmentcapability

monitoringandreportingontheimplementationoftheproposedNPS

providinglocalauthoritieswithaccesstotechnicalmodels.

Keyquestions:

Woulditbegoodtoinvolvepractitionersinthedevelopmentoftheguidance
material?Forexample,onemodelcouldbeatechnicalexpertgroupmadeupof
NewZealandpractitioners(includinglocalauthorities,infrastructureproviders
anddevelopers)withsomeinternationalinput.

Apartfromsupplyingguidance,howcouldtheGovernmenthelplocalauthorities
toapplytheNPS?

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ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument

Consultationprocess
Howtomakeasubmission
TheGovernmentwelcomesyourfeedbackonthisconsultationdocument.Thequestionsasked
throughoutthisdocumentareaguideonlyandallcommentsarewelcome.Youdonothaveto
answerallthequestions.
Tomakesureyourpointofviewisclearlyunderstood,youshouldexplainyourrationaleand
providesupportingevidencewhereappropriate.
Therearetwowaysyoucanmakeasubmission:

useouronlinesubmissiontool,availableatwww.mfe.govt.nz/more/consultations

typeyourownsubmissionpreferablyusingaMicrosoftWorddocument(2003orlater
version).

Ifyouareemailingyoursubmission,sendittonpsurbandevelopment@mfe.govt.nz.
Ifyouarepostingyoursubmission,sendittoNPSUrbanDevelopmentCapacity,Ministryforthe
Environment,POBox106483,AucklandCity1143,andinclude:thetitleoftheconsultation
NPSUrbanDevelopmentCapacity,yournameororganisationname,postaladdress,telephone
numberandemailaddress.
Submissionscloseat5.00pmonFriday15July2016.

Contactforqueries
Pleasedirectanyqueriesto:
Email: npsurbandevelopment@mfe.govt.nz
Postal: NPSUrbanDevelopment,MinistryfortheEnvironment,POBox106483,AucklandCity
1143

Publishingandreleasingsubmissions
Allorpartofanywrittensubmission(includingnamesofsubmitters)maybepublishedonthe
MinistryfortheEnvironmentswebsite,www.mfe.govt.nz.Unlessyouclearlyspecifyotherwise
inyoursubmission,theMinistrywillconsiderthatyouhaveagreedtohaveyoursubmissionand
yournamepostedonitswebsite.
ContentsofsubmissionsmaybereleasedtothepublicundertheOfficialInformationAct1982if
requested.Pleaseletusknowifyoudonotwantsomeorallofyoursubmissionreleased,
statingwhichpart(s)youconsidershouldbewithheldandthereason(s)forwithholdingthe
information.
UnderthePrivacyAct1993,peoplehaveaccesstoinformationheldbyagenciesaboutthem.
AnypersonalinformationyousendtotheMinistrywithyoursubmissionwillonlybeusedin
relationtomatterscoveredbythisdocument.Inyoursubmission,pleaseindicateifyouprefer
wedonotincludeyournameinthepublishedsummaryofsubmissions.
ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument37

Whathappensnext?
Oncesubmissionshavebeenconsidered,theMinistrywillprepareasummaryofsubmissions
reportincludingrecommendationsfortheMinistertoconsider.TheMinisterwillthendecide
whethertoapprovetheproposedNPS.Ifso,itislikelytotakeeffectbytheendof2016.

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ProposedNationalPolicyStatementonUrbanDevelopmentCapacity:ConsultationDocument