Te Tai o Poutini Plan (TTPP) – New Framework
The previous planning framework on the West Coast has operated under three separate district plans across the Westland, Grey, and Buller District Councils. From the 10th October, this has now changed — with the three councils moving toward the single, region-wide Te Tai o Poutini Plan (TTPP) that will be implemented and enforced consistently across the entire West Coast.
As part of this transition, many objectives, policies, and rules have been revised to better align with the region’s current strategic direction. These changes will have varying effects across different zones:
- Increased density in some areas, particularly where land is being rezoned from rural to rural residential or residential.
- Reduced density in the rural zone, where larger minimum lot sizes will now apply.
- Easier development pathways in residential areas, especially with the introduction of the Medium Density Zone in Greymouth, which will allow significantly higher density development.
In addition, the plan introduces a range of chapters focused on natural character, natural hazards, and ecological values that will now apply region-wide.
A key shift in approach is the ability of the applicant to prove effects are less than minor with the support of suitably qualified experts (eg ecologists, landscape architects etc). Applicants will generally need to demonstrate that there are no significant effects or values affected by their proposed activity. As a result, many consent applications, especially in sensitive areas, are expected to become more report-heavy and will likely require early expert input to support in the provision of proof.
What this means for West Coast Developers or Landowners
If you’re purchasing or developing land on the West Coast, it’s essential to understand where your site sits within the planning framework. Whether your property is located within or contains a Significant Natural Area (SNA), a culturally significant area, or an ecologically sensitive area will have a direct impact on your consenting costs and timeframes.
Expert input will be required earlier on and likely throughout the project, this will need to be considered in advance to confirm support. Other factors will also have an impact on investment, for example:
- Because the West Coast is relatively isolated, many technical experts (such as ecologists, landscape architects, or archaeologists) are based outside the region—often in Christchurch.
- This means site visits are required, and travel costs can add up quickly.
In summary, you should assess the following before committing to a development site on the West Coast:
- Check the location and zoning of the land – Is it rural, rural residential, medium density, or otherwise?
- Review the plan chapters – Identify whether any overlays (environmental or cultural) now apply.
- Understand the implications early – These factors will influence not only your application costs but also the likelihood of consent approval.
- Engage a planner early – The plan doesn’t always state the requirements clearly. Instead of saying “you need an ecological report,” it might say something along the lines of “the applicant must demonstrate there are no significant ecological values present.” Your planner will help to determine what is required for the application.
Having a planner interpret the plan early in your due diligence process is critical. They can help you identify potential red flags, determine what specialist input you’ll need, and ensure you’re not blindsided by unexpected costs or delays later in the development process.
LG Consulting are West Coast planning specialists, with in-depth understanding of the updates to the District Plan. If you are looking to develop on the West Coast in the near future, get in touch to discuss how these changes may affect you.
