RMA Reform Update: What changes are coming for property owners and developers?

Posted on 22 October 2026 - 11:13 am by liz-rpc

RMA Reform Update – land development, subdivision planning and resource consent advice for property owners and developers in New Zealand.

New Zealand’s planning system is undergoing its biggest overhaul in more than 30 years; the reforms are intended to simplify planning rules and reduce unnecessary consenting requirements when developing land. The claim comes from the New Zealand Government, specifically RMA Reform Minister Chris Bishop and Parliamentary Under-Secretary Simon Court.

On 30th of September 2026, the Planning Act and Natural Environment Act received Royal assent, beginning the gradual replacement of the Resource Management Act (RMA).

The current RMA will continue to apply during the transition, with the new planning system expected to become fully operational from 2030. However, some important changes will take effect earlier, from 30th of October 2026.

The RMA is being replaced by two separate Acts:

Planning Act: This primarily covers land use, subdivision and development.
Natural Environment Act: This primarily covers environmental matters, including freshwater, discharges and biodiversity.

Existing district and regional plans will progressively be replaced by a more coordinated planning framework, supported by long term regional spatial plans that identify future growth areas, infrastructure needs and development constraints.

While these changes are expected to create opportunities for some developments, the practical benefits will depend on the new national standards and planning rules introduced over the coming years.

So what does all this mean for your property or development?

The reforms are intended to simplify and standardise subdivision requirements, which could potentially create new development opportunities.

Subdivision will remain subject to planning rules and practical constraints, including infrastructure capacity, vehicle access, natural hazards and environmental requirements.

The existing RMA and district plan requirements will continue to apply during the transition, subject to the transitional amendments.

What about “Rezoning” ?

The current Government’s aim is to: “…make development more straightforward and reduce barriers to housing and land use.” As discussed in the NZ Herald article on the proposed overhaul of zoning rules, these changes could influence how land is zoned and what property owners may be able to develop in the future. Rezoning involves changing the designated use of land, such as from rural to residential, potentially creating new development opportunities, however, each property’s potential will still depend on the applicable planning rules, infrastructure, environmental constraints and approval requirements. Understanding all these factors can help support making better informed decisions about land use and property potential.

Importantly, from 1st of January 2028, councils will generally be unable to publicly notify new private plan changes unless a Ministerial exemption is granted.

If you are considering rezoning your property, we are suggesting that early action is now important, but simply lodging a private plan change request before this deadline will not guarantee that it can and will proceed.

What are some changes to consenting requirements?

From 30th of October 2026, amendments to the RMA will limit the matters councils can consider when assessing certain land use consent applications; these changes may simplify the assessment of some proposals and reduce consenting barriers; however, existing district plan rules will continue to apply, and the changes will not benefit every application.

What about infrastructure and development feasibility?

The changes to planning rules will not remove practical development constraints such as wastewater, stormwater, vehicle access or earthworks requirements.

New regional spatial plans will also identify areas for future growth and significant infrastructure needs over the next 30 years or longer.

Seeking advice from a qualified Planner will support understanding of these constraints early, and will remain essential when assessing development feasibility and costs.

So what about your “existing resource consents” … ? Now what?

Your existing resource consents will generally remain valid under the new system, with their conditions continuing to apply.

The legislation also provides for extensions to the expiry dates of certain consents. These extensions do not apply to every consent and do not necessarily extend the timeframe for giving effect to a consent.

We are recommending that landowners seek advice and review their existing consent conditions, expiry dates and lapse periods; support from one of our planners can help with this.

The transition period: what should you be doing now?

With the transition now fully underway, right now is a good time to review your property’s development potential, check those existing resource consent deadlines with your planner and consider whether any rezoning opportunities should be progressed.

For larger developments, understanding how future planning changes and infrastructure requirements could affect a project may make a significant difference to its feasibility, costs and timing, so it’s advised to seek professional advice from one of our planners as soon as you can.

How can RPC – Surveying Planning Engineering help you navigate the RMA Reform changes?

RPC – Surveying Planning Engineering has 50+ years of combined expertise in surveying, planning and engineering; this allows us to assess development opportunities from both a regulatory and practical perspective.

We assist property owners and developers to navigate these RMA Reform changes with professional insights from our qualified planners and cadastral surveyors, providing subdivision feasibility, resource consenting support, rezoning navigation, infrastructure assessments and development planning. You can also learn more here about our services across Surveying, Planning, and Engineering.

If you are considering subdividing? Purchasing development land? Rezoning a property or reviewing an existing consent? Our experienced team can help you understand how these RMA reforms may affect your specific development plans.

Reach out below to discuss your property or project with one of our teams across Auckland, Bay of Plenty and Waikato!

RPC – Surveying Planning Engineering | www.rpc.co.nz | Auckland: (09) 273 7505 | Bay of Plenty: (07) 575 4911

Nicklin CE – Surveying Planning Engineering | www.nicklince.co.nz | Waikato: (07) 827 4945

RPC Surveying Planning Engineering blog banner illustrating land development, project feasibility, and planning, surveying, and engineering services across New Zealand.

Disclaimer: Information is current as at 19th of October 2026. This article provides general information and is not legal advice, implementation dates and future national standards may be subject to change.*

What our clients are saying about us: “Trusted Land Surveying”, “Subdivision and Property Expertise”

Posted on 19 October 2026 - 1:11 pm by liz-rpc

What our clients are saying: “Trusted Land Surveying”, “Subdivision and Property Expertise” …

…“Friendly and Professional”, “took all the stress out of the process” …

Choosing the right land development professionals can really make a real difference to a project.

Subdividing property, updating a cross lease title or navigating council requirements, clear advice, reliable communication and experienced support can help make the process easier to manage.

RPC – Surveying Planning Engineering understand that property projects can involve complex technical requirements, legal processes and council approvals, our team works closely with our clients to provide practical advice, coordinate requirements and keep projects moving forward.

But rather than just telling you what we do, we’d like to share what some of our clients have said about their experiences working with RPC – Surveying Planning Engineering.

With our proven 50+ years of subdivision and property expertise, we try to make the process easier for our clients

For many property owners, surveying and subdivision can feel unfamiliar. Knowing what needs to happen, when decisions are required and how to navigate the process is an important part of the experience.

As “Vivian Pachoud” shared in a Google Review:

“Wonderful service, Jono was so friendly and professional and made the process quick and easy. Definitely would use these guys again.“

“Joanne Okesene” also highlighted the value of communication and guidance throughout a project:

“The RPC team were great. They took all the stress out of the process. Rachel was fantastic providing information and letting us know what and when we had to do things. I would definitely recommend them.”

These experiences reflect the importance of more than technical expertise alone. We aim to give clients clarity about the process, explain what is required and help them understand the next steps as their project progresses.

With our proven 50+ years of subdivision and property expertise, we communicate clearly and provide local knowledge

Land development projects can involve multiple stages, from initial surveys and design coordination through to council requirements and title processes. Having a team that communicates clearly and understands the local environment can make a meaningful difference.

“Alan Currie” praised Paul Harvey and the RPC – Surveying Planning Engineering team for their support:

“His communication and efficiency was top darts!!!“

Alan also recommended Paul and the RPC – Surveying Planning Engineering team to anyone considering surveying or subdivision.

Similarly, “Sue Searle” shared her experience of updating a cross lease title:

“From the first meeting, Hilton was able to give us a clear plan and confidence that everything would be handled well.”

Sue also noted that communication throughout the process was excellent.

These reviews highlight two important aspects of our approach: providing a clear understanding of the work involved and keeping clients informed as their projects progress.

With our proven 50+ years of subdivision and property expertise, we support subdivision projects across Auckland, Bay of Plenty & Waikato

Subdivision requires careful coordination of surveying, planning, design and regulatory requirements. Understanding the property, identifying constraints and coordinating the necessary steps are important parts of progressing a project.

“Shane”, who engaged RPC – Surveying Planning Engineering for a subdivision project in Auckland, shared:

“Hilton and the team were knowledgeable, professional, and easy to deal with from the very first conversation.“

Shane also highlighted the team’s communication throughout the project and described the experience positively, recommending RPC – Surveying Planning Engineering to others looking for a reliable and experienced surveying team.

For property owners considering subdivision, early professional advice can help clarify site constraints, potential development options and the steps that may be required to progress a proposal.

Our team works with clients to understand their objectives and provide surveying expertise that supports informed property and development decisions.

With our proven 50+ years of subdivision and property expertise, we supports better project coordination

Surveying information is an important foundation for many land development and design projects. Accurate information, attention to detail and coordination between professionals can help projects progress efficiently.

“Dean Philip Saunders”, who worked with Hilton and Peter from RPC – Surveying Planning Engineering, commented:

“They delivered exactly what we required, which made our design process efficient and coordinated.”

Dean also praised their attention to detail and work ethic, describing RPC – Surveying Planning Engineering as his go to team for land surveying and mapping.

Feedback like this reinforces the role of surveying in the wider development process. Reliable survey information helps other professionals make informed design decisions and coordinate their work with greater confidence.

With our proven 50+ years of subdivision and property expertise, we integrate land development expertise

RPC – Surveying Planning Engineering provides professional services across land surveying, planning and engineering to support property owners, developers, builders and other industry professionals.

Our services include:

Land surveying – cadastral surveys, boundary identification, topographical surveys and subdivision surveying.
Planning – resource consents, subdivision applications, planning advice and assessment of development opportunities.
Engineering – practical civil engineering advice and technical solutions to support land development.

By bringing these disciplines together, we help clients understand the technical and regulatory considerations relevant to their projects.

With more than 50 years of combined local knowledge and industry experience, RPC – Surveying Planning Engineering supports clients across the Bay of Plenty, Auckland and surrounding regions. Our Cambridge based sister brand, Nicklin CE – Surveying Planning Engineering, continues to serve clients throughout Waikato.

A continued thank you to our trusted clients

We appreciate everyone who takes the time to share feedback about their experience with RPC – Surveying Planning Engineering, your reviews help prospective clients understand how we work and remind us of the importance of professional service, clear communication, collaboration and accountability.

Every property and project is different and we recognise that successful outcomes depend on understanding each client’s needs and the requirements of their site.

If you are considering a subdivision, updating a property title or exploring what your land could achieve our team can help you understand your options and identify the next steps.

Planning your next land development project? Please sing out here.

RPC – Surveying Planning Engineering
Bay of Plenty | Auckland

Nicklin CE – Surveying Planning Engineering
Cambridge | Waikato

RPC Surveying Planning Engineering blog banner illustrating land development, project feasibility, and planning, surveying, and engineering services across New Zealand. — *RPC Surveying Planning Engineering: Delivering expert surveying, planning, and engineering solutions to support confident land development and project feasibility.*

Celebrating 50+ Years of local knowledge and expertise in land development!

Posted on 19 October 2026 - 9:54 am by liz-rpc

RPC – Surveying Planning Engineering, land development experts providing integrated surveying, planning and engineering services across New Zealand.

Celebrating 50+ Years of local knowledge and expertise in land development!

With more than 50+ years of experience in the land development industry, RPC – Surveying Planning Engineering has built a strong foundation of deep local knowledge, with land development requirements, technical expertise and trusted relationships across the Bay of Plenty, Waikato, Auckland and the surrounding regions.

Our team provides integrated surveying, planning and engineering services to support our clients,property owners, developers, architects, builders and private investors at each stage of the land development process.

Land surveying, boundary definition and topographical surveys to subdivision design, feasibility assessments, resource consent management and engineering solutions, we’ve been helping our clients understand their options and navigate the technical and regulatory requirements of developing land for over 5 decades, our expertise also extends to cross lease conversions and updates, site measurements, construction set out, as built surveys and the preparation of complex subdivision documentation.

Yourself or your own valued clients may be considering how many sections that property could accommodate, exploring development potential, working through council consent requirements or progressing a larger residential or commercial project? Either way, our team is equipped to provide practical advice and technical support when needed.

Our approach is built on a commitment to precise, innovative and sustainable solutions, supported by collaboration, strong client relationships and the smart use of current industry technology. By combining established industry knowledge with modern surveying methods and ongoing innovation, we are continually looking for better ways to deliver value to our clients, and therefore, their clients.

With local knowledge, a collaborative approach and surveying, planning and engineering expertise working together RPC – Surveying Planning Engineering is helping to turn development ideas into achievable outcomes.

Need a spark to bring your next project to life? Explore our services and contact RPC – Surveying Planning Engineering. | www.rpc.co.nz

See what our clients are saying about working with RPC – Surveying Planning Engineering. Read our Google reviews to learn more about our team’s approach to surveying, planning and engineering and the relationships we build with our clients. Read our Google Reviews

“Too Hard Site” to “10 Lot Subdivision” – Project Update

Posted on 17 October 2026 - 11:00 am by liz-rpc

Work is continuing steadily at the “Too Hard Site” subdivision, with the builders making good progress on the new dwellings. The roofs and exterior walls are now taking shape, while RPC – Surveying Planning Engineering continues to manage the surveying and title related work needed to support the next stages of the development.

During excavation, the contractors uncovered a public stormwater line that was not shown on the available records. Unrecorded services can create uncertainty for a development, particularly where their condition, ownership and ongoing purpose are unclear. RPC – Surveying Planning Engineering assisted the client by investigating the line and arranging a CCTV survey to confirm where it ran and whether it remained operational.

The investigation established that the pipe was an abandoned stormwater line that was no longer required. Following discussions with Auckland Council, approval was obtained to cap the line at the roadside, allowing the development works to proceed without unnecessary redesign or disruption.

RPC – Surveying Planning Engineering has also completed the Height in Relation to Boundary survey to confirm that the new buildings comply with the approved height controls. This survey provides an independent check that the dwellings have been constructed within the permitted building envelope.

RPC – Surveying Planning Engineering has negotiated the surrendering of obsolete Easements in Gross (in favour of Auckland Council) with Healthy Waters & Auckland Council as part of the land transfer survey process. Easements remain registered on a property title until they are legally removed, even when the services or access rights they once protected have become redundant.

Identifying and resolving these title matters is an important part of the subdivision process, as unnecessary easements can create confusion for future owners, restrict how the land may be used and complicate future building or development work.

By using RPC – Surveying Planning Engineering’s land development expertise, the client can be confident that the new titles will accurately reflect the completed development and will not retain outdated legal interests that could cause issues later.

Removing the redundant easements will help ensure the new titles accurately reflect the completed development. Any new easements required in favour of Auckland Council will then protect the public infrastructure that will remain in place.

While the building work continues, RPC – Surveying Planning Engineering is currently in a holding pattern until construction of the right of way begins. Once that work is underway, we will complete the remaining surveys and documentation required to keep the subdivision progressing towards final Council approval and the issue of the new titles.

Is your land working as hard as it could?

Posted on 10 October 2026 - 11:00 am by liz-rpc

Gareth Moran, Senior Planner at RPC - Surveying Planning Engineering and Nicklin CE - Surveying Planning Engineering, discussing property development opportunities and strategic planning in the Waikato, Bay of Plenty and Auckland

Here’s what one of our Senior Planners, Gareth Moran, has to say.

Land is one of the most valuable assets many people will ever own. But are you making the most of its potential?

For many property owners, development starts with a simple question: What else could I do with this land?

It might be subdividing a larger section, creating additional housing, developing a commercial or industrial opportunity, or investigating whether a property could support a use that sits outside its current zoning.

According to our Waikato-based Senior Planner Gareth Moran, these questions are becoming increasingly relevant as property owners look for ways to unlock value from land they already own.

“No more land is being created, so people are increasingly looking to maximise the productive value of the land they already own.”, “The opportunity may be bigger than a subdivision.”

A two-lot subdivision might be the obvious starting point, but it is only one of many possibilities.

For some properties, the greatest opportunity may come from underutilised land, infill development or a change in land use. For others, the potential may lie in a more significant planning exercise, such as investigating an out-of-zone activity or pursuing a plan change.

These projects can carry greater upfront costs, longer timeframes and more risk, but they can also create substantially different outcomes where the underlying land opportunity is strong.

For example, moving land from a lower-value rural use towards an industrial or other higher-value use can potentially unlock significant value. The important question is not simply “Can I develop this?” but:

“What is the most appropriate and achievable use of this land, and what would it take to get there?”

That is where strategic planning becomes important.

Gareth believes the role of a planner has evolved considerably.

“The role of a planner is no longer that of a report writer; we are increasingly becoming project managers.”For a client, that means good planning advice should extend beyond producing a document for council. It involves understanding the project, identifying risks and opportunities, communicating with the right people, coordinating the consent process and helping keep the development moving.

This becomes particularly important as projects become more complex.

“The earlier planning is considered, the more opportunity there is to shape the project around what is realistically achievable.”

There is no single development formula that works everywhere!

Auckland, Waikato and Bay of Plenty each have different land values, planning environments, development pressures and market expectations. Highly productive land is also an increasingly important consideration in parts of the Waikato, while different development pressures exist across the major urban areas.

Gareth’s experience reinforces the importance of understanding the property, the local planning environment and the intended market together.

That means a development strategy should not begin with a consent application. It should begin with understanding the opportunity.

With resource management reform continuing, the planning environment is evolving. New national direction is being introduced under the existing RMA while the Government progresses the replacement planning system, making it particularly important to base decisions on the rules that actually apply to your project today.

For landowners, developers and investors, this creates a reason to think strategically rather than simply react when a development idea arises.

Your property may already have an opportunity sitting within it.

It could be a straightforward subdivision. It could be infill development. It could be a change of land use. Or it could be a much larger opportunity that requires a more considered planning strategy.

Our planning team works alongside clients to identify opportunities, assess planning pathways and develop practical strategies, so before you decide what to build, it’s worth asking: “What could my land actually achieve?”

If you’re curious to learn more about one of our Senior Planners, Gareth Moran, click here. 👆

RPC Surveying Planning Engineering blog banner illustrating land development, project feasibility, and planning, surveying, and engineering services across New Zealand.

Q&A with RPC – Surveying Planning Engineering: What does the “Western Bay of Plenty Regional Deal” mean for land development in the region?

Posted on 6 October 2026 - 9:19 am by liz-rpc

Land development and future growth in the Western Bay of Plenty, including surveying, planning and infrastructure opportunities.

Q&A with RPC – Surveying Planning Engineering: What does the “Western Bay of Plenty Regional Deal” mean for land development in the region?

From my perspective, it’s great to feel some more optimism following the signing of the Western Bay of Plenty Regional Deal, which marks a significant step for the regions growth and development. While the agreement establishes a long term framework, its impact is already being felt through increased confidence in future infrastructure investment, housing delivery and coordinated urban expansion.

For landowners, developers, investors, and communities, this Western Bay of Plenty Regional Deal, signed on the 14 th of May 2026 provides greater foresight around where growth is expected to occur. Key development areas such as Omokoroa, Katikati, Tauriko West, Papamoa East and Te Tumu are expected to remain at the forefront of planning and infrastructure discussions, creating opportunities for residential, commercial, industrial, and community development projects.

More specifically, from a cadastral surveying and planning perspective, this increased positivity is important. Well planned growth relies on accurate land information, strategic planning, and coordinated infrastructure delivery. As development activity continues across the Western Bay, there will be a growing need for subdivision design, land development planning, resource consenting, engineering coordination and surveying services to support projects from concept through to completion.

This Regional Deal also reinforces the importance of integrating development with transport, utilities, environmental considerations and community outcomes. Successful projects will require a collaborative approach between landowners, developers, councils, iwi, infrastructure providers and professional consultants.

This agreement provides a clear indication of where future growth pressures and opportunities are likely to emerge. While the delivery of projects will occur over many years, the planning, surveying and development decisions being made today will help shape the communities that support the Western Bay of Plenty’s future growth and prosperity.

Have more questions for our Bay of Plenty Director / Licensed Cadastral Surveyor | Mount Maunganui Branch Manager / Registered Professional Surveyor BSurv, MS+SNZ, Paul Harvey?

Click here and send him your question.

Meet our Planner – Kerry Thompson, Planner

Posted on 7 September 2026 - 12:59 pm by liz-rpc

Kerry Thompson is a Planner at RPC - Surveying Planning Engineering.

“Having grown up in Cambridge, I have a strong connection to the area and a real appreciation for the people, places, and lifestyle that make this region such a great place to live. I enjoy the balance Cambridge offers, with easy access and short drives to beaches, camping spots, the outdoors, and the snow, while still being part of a close and active local community.

My involvement in resource management planning has developed naturally through my work with the team, and while it is not my only area of focus, it has become an aspect of the job that I really enjoy. Much of my work involves compliance and supporting projects as they progress through to completion, which has given me the opportunity to understand our clients’ needs from the outset and see projects through from start to finish. I find it rewarding being involved across different stages of a project, understanding the project parameters early, and helping ensure matters are worked through in a practical and organised way.

One of the aspects I value most is being part of a supportive and knowledgeable team. Having access to guidance, direction, and shared experience has been an important part of my development and allows me to contribute confidently while continuing to learn.

Outside of work, I am part of a very active household. Mountain biking, BMX racing, hiking, camping, and school sports keep us busy throughout the week and on weekends. I enjoy being able to work in a field that connects with people, places, and communities, while also living in an area that supports the lifestyle my family and I enjoy.” – Kerry Thompson

Cambridge Branch | Servicing Auckland, Waikato and Bay of Plenty Branches.

Planner

T: 07 827 4945 | E: kerry@nicklince.co.nz

www.nicklince.co.nz

P: PO Box 754, Cambridge 3450

A: 6 Wilson Street, Cambridge, Waikato

Meet our Planner – Simone Williams, Senior Planner | BEMP, Int. NZPI.

Posted on 7 September 2026 - 12:49 pm by liz-rpc

Simone Williams is a Senior Planner at RPC - Surveying Planning Engineering.

“I have fourteen years of experience, including time in local government and private practice. My experience includes the preparation and management of complex resource consent applications for residential, industrial, rural and subdivision developments, including notified applications. I have also prepared and presented planning evidence at Council hearings, acted as the planning lead for applicants in Environment Court mediation and provided due diligence and feasibility advice to clients across New Zealand.

For me, planning is about people, places and problem solving. I enjoy working with clients to understand what they are trying to achieve, then helping them navigate the consenting process in a practical and efficient way. I also enjoy the variety of the work. No two projects are ever quite the same.

When I’m not at work, I’m usually out adventuring with my two children, aged 5 and 9. We love getting outdoors and exploring new places together. I also love skiing and running, and my happy place is definitely in the mountains, preferably with snow.” – Simone Williams

Cambridge Branch | Servicing Auckland, Waikato and Bay of Plenty Branches.

Senior Planner | BEMP, Int. NZPI.

M: 027 254 3779 T: 07 827 4945 | E: simone.williams@nicklince.co.nz

www.nicklince.co.nz

P: PO Box 754, Cambridge 3450

A: 6 Wilson Street, Cambridge, Waikato

Meet our Planner – Tom Christie, Planning Task Lead | BEP, Int. NZPI.

Posted on 7 September 2026 - 11:40 am by liz-rpc

Tom Christie is a Senior Planner and Planning Task Lead at RPC - Surveying Planning Engineering.

“As a Tauranga local with family based in the Bay of Plenty, I’ve always had a strong connection to the region and its communities. Watching the area grow and evolve over the years has given me a real appreciation for the balance between development, environmental values, and maintaining the qualities that make this region such a great place to live.

What I enjoy most about planning is the problem solving aspect. Every project presents its own challenges, and I find it rewarding working with clients, councils, and project teams to find practical solutions and help projects move forward. I also enjoy being part of a great team of like minded people who are passionate about what they do and committed to achieving positive outcomes.

Outside of work, you’ll usually find me making the most of the outdoors. I enjoy fishing, hunting, hiking, working in my vegetable garden, and following sport. When I’m not out exploring the region, I’m often working on renovation projects around my house. Living and working in the Bay of Plenty allows me to combine my professional interests with the lifestyle I enjoy, which is something I value greatly.” – Tom Christie

Mount Maunganui Branch | Servicing Auckland, Waikato and Bay of Plenty Branches.

Planning Task Lead | (BEP) Int.NZPI.

M: 027 230 1313 | T: 07 575 4911 | E: Tom.Christie@rpc.co.nz

www.rpc.co.nz

P: PO Box 5196, Mt Maunganui 3149

A: 321 Maunganui Road, Mount Maunganui, Bay of Plenty