7. Design

How can the whānau turn the agreed proposal into a buildable, affordable design?

What the whānau needs to know

• Design needs to reflect the whānau’s needs, cultural values, budget and the physical conditions of the whenua.
• The design must work with the site layout, access, infrastructure and relevant planning requirements.
• Building consent is a separate process from resource consent under the NES-P.

Decisions and options

• House design: choose suitable layouts, sizes and construction methods based on whānau needs and available funding.
• Professional involvement: engage an architect or building designer, and engineers or other specialists where required.
• Staging design: design the first stage so future development can be considered without unnecessarily duplicating infrastructure.
• Cost estimation: obtain a quantity surveyor’s estimate or suitable construction pricing before committing to a final design.

NES-P and approval checks

• The Regulation 14 building-coverage and setback standards.
• Relevant district-plan requirements for building height, access, earthworks, electricity networks, flood-control infrastructure, natural hazards, stormwater, wastewater and water supply under Regulation 15.
• Relevant regional-plan requirements under Regulation 16.
• Whether a resource consent is needed for the proposal and whether any required consent conditions affect the design.
• These checks are important where infrastructure or natural hazards may affect feasibility.

Relevant NES-P rules and HDC rules

Barriers, time and money

Barriers

• Design changes late in the process can increase professional fees and construction costs.
• Site-specific engineering may reveal expensive foundations, drainage or service requirements.
• A design that meets planning standards may still exceed the whānau’s available budget.

Time and money

• Detailed design and technical investigations can incur substantial costs. Ask for staged professional fees and a cost estimate before authorising the next design stage.

Who can help

• Architects, building designers, engineers, quantity surveyors, planners and HDC building-consent staff.

Move on when

The design has been checked against site constraints, planning requirements and an affordable construction estimate, and the information needed for building consent is ready.

8. Contracts

Who will build the papakāinga, under what terms, and how will the whānau control costs?

What the whānau needs to know

• A contractor’s quoted construction price may not cover every project cost. The whānau needs to understand what is included, what remains uncertain and how variations will be managed.

Decisions and options

• Select a procurement approach: compare fixed-price, negotiated and other suitable contract arrangements with professional advice.
• Seek comparable quotes: provide potential contractors with consistent plans, specifications and project information.
• Check contractors: review relevant experience, references, insurance and ability to complete the work.
• Appoint a contract manager: identify who will monitor progress, costs, quality, variations and payments.
• Agree on financial controls: establish a payment schedule, an approval process for changes and a contingency reserve.

Barriers

• Quotes may be difficult to compare if they exclude different items.
• Unexpected ground conditions, material prices, delays or infrastructure work can increase costs.
• Limited contractor availability or specialist requirements may affect the schedule.
• A contract does not remove the risk of cost overruns.

Options and support

• Manage the project internally: may reduce some management fees, but requires appropriate time and expertise.
• Engage a professional contract or project manager: adds a fee but can help manage documentation, coordination and cost control.
• Stage construction: may reduce the amount of money needed immediately, but must be coordinated with infrastructure and future stages.

Move on when

The whānau understands the contract price and exclusions, has funding arrangements in place, and has agreed who can approve changes and payments.

9. Building

How will the whānau manage construction and ensure the completed homes can be legally occupied?

What the whānau needs to know

• Construction should only begin once the required approvals are in place, funding is available, and the construction contract is ready to proceed.

Decisions and responsibilities

• Confirm that the required building consent and any resource consent or other approvals are in place.
• Coordinate communication among the contractor, suppliers, professionals, and whānau.
• Monitor progress against plans, specifications, budget and schedule.
• Record variations and obtain approval before committing to additional costs.
• Arrange required inspections and address any identified issues.
• Apply for the Code Compliance Certificate (CCC) when the building work is complete and the requirements have been met.

Barriers

• Unexpected site or construction conditions may require additional work.
• Delays can increase holding costs, contractor costs or the cost of temporary accommodation.
• Failed inspections or incomplete documentation can delay the CCC.
• Infrastructure or maintenance costs may continue after the homes are completed.

Options and support

• Regular project reviews: check cost, schedule, quality and risks at agreed intervals.
• Contingency reserve: keep funds available for unexpected but necessary costs.
• Professional project management: consider it when the project is complex, or the whānau lacks construction management experience.

Who can help

• The building contractor, contract manager, architect or designer, engineers and HDC building-consent team.

Completion point

Construction is finished, required inspections and documentation are complete, and the CCC has been issued where required.

Barrier summary

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