Residential intensification

Medium-density residential intensification is expected in this zone.

It allows three- or four-storey buildings, including semi-detached and terraced housing, low-rise apartments, and comprehensively designed, larger residential developments.

Existing sites can be redeveloped individually or combined for larger developments.

What’s allowed in this zone

• Three houses per site. 
• Building height of 11m, plus 1m for the roof. 
• 1m building setback from side and back boundaries, including balconies and upper-floor windows facing adjoining properties. Some garages and other accessory buildings can be built right next to the boundary.  
• 1.5m setback from road boundaries. 
• 50% building coverage of the site (the area of land covered by buildings). 
• Daylight recession planes starting from a height of 4m on the boundary, then at a 60° angle. 
• 30m building length. 
• Outdoor living space of 20m2 for ground-floor units or 8m2 for above-ground units, with reduced sizes for studio units and communal options possible. 
• No minimum required land area for existing or proposed units, or 400m2 when subdividing off a new vacant site. 

When resource consent is needed 

• Any development of four or more houses requires a resource consent focused on urban design outcomes, known as Residential Design Principles.  
• Consent is also needed if any other rules aren’t met. 
• Rules in the District Plan set the triggers for when a consent is required. They are a starting point for assessment rather than a hard-and-fast limit on what is possible to construct – if a proposal goes beyond what the rule states, an application is still able to be approved if the development generally fits with the purpose of the zone and the rule(s) breached.   
• The type of consent is usually classified as a ‘Restricted Discretionary Activity’. This means that the matters a development must address are specified in the District Plan, and the Council can only take into account those matters when considering the effects of the development and whether neighbours are affected. 

When neighbours might be affected 

• When assessing effects on neighbours, the Council must consider the purpose of the zone and the level of development allowed by the rules.   
• Most applications for resource consent are not notified to neighbouring properties, meaning written approval from neighbours isn't required.  
• The number of houses or units in itself doesn’t trigger the need for neighbour approval – it’s the effects of any other rules breached, and how these compare to the effects of a complying building. These rules include height, daylight recession planes, setback of buildings from boundaries, and building length.   
• If a rule is breached but the effects aren’t noticeably different to a building that doesn’t breach the rule, the Council is not allowed to consider the neighbour affected. For example, a building that partly exceeds the 11m height limit, but a shading diagram shows that its shading will be no different to what could be built as of right, and the extra height doesn’t result in any greater effects on privacy or visual dominance for a neighbour.     
• If neighbours are considered to be affected, their written approval will be needed, otherwise, the application must go through a notified application process. The other option is to amend the plans so the neighbours are no longer affected.    

More information about public involvement in the resource consent process.

Unique overlays 

The Local Centre Intensification Precinct (LCIP) applies over Medium Density Residential-zoned areas surrounding the following Local Centre zones: 

• Barrington 
• Bishopdale 
• Halswell 
• Richmond  
• Prestons 
• North West Belfast 
• Wigram 
• Sydenham South

See the planning maps(external link) for where the LCIP is located in these zones. 

The LCIP rules encourage ‘Perimeter Block’ development, also known as terraced housing, where buildings have shared walls along a road frontage, and outdoor living areas at the back.   

Within the LCIP, there is no daylight recession plane along the first part of the property boundary from a road (20m or 60% of the boundary length, whichever is less) for any development of three units or more.  

High-density residential intensification is expected in this zone, which allows apartment buildings of up to four or five storeys (14m).

Combining existing properties is encouraged to enable greater intensification. Building height for this zone is further increased within the Central City (four avenues).   

How this zone differs to Medium Density Residential 

• Outside the Central City, buildings up to 14m in height are permitted.  
• Developments of three or more units must be at least 7m high.  
• More flexible recession plane rules (i.e. height in relation to boundary) across the zone, as follows:  
  • No recession plane applies along the first part of a property’s boundary from the road (20m or 60% of the boundary length, whichever is less) for developments of three or more units. This is the same as the Local Centre Intensification Precinct but with a greater permitted building height of 14m.  
  • No recession plane applies for parts of buildings 12m or taller if they’re set back 6 to 8m from the side and rear boundaries, depending on site orientation.   
• Buildings above 12m tall on the same site must be separated by at least 10m.  
• Greater building coverage is permitted up to 60% if all of the following apply:  
  • The total development site is at least 25m wide. 
  • No onsite parking is provided (except loading and accessible parking, as required). 
  • Additional landscaping is provided.   
• The 20% landscaping requirement can be provided as the total area across the site if landscaped areas are at least 0.6m wide.  
• No minimum site area for existing or proposed units, or 300m2 for vacant sites. 

When resource consent is needed 

• Any development of four or more houses requires a resource consent focused on urban design outcomes, known as Residential Design Principles.  
• Consent is also needed if any other rules aren’t met. 
• Rules in the District Plan set the triggers for when a consent is required. They are a starting point for assessment rather than a hard-and-fast limit for what can be constructed – if a proposal goes beyond what the rule states, an application is still able to be approved if the development generally fits with the purpose of the zone and the rule(s) breached.  
• The type of consent is usually classified as a ‘Restricted Discretionary Activity’. This means that matters a development must address are specified in the District Plan, and the Council can only take into account those matters when considering the effects of the development and whether neighbours are affected. 

When neighbours might be affected 

• When assessing effects on neighbours, the Council must consider the purpose of the zone and the level of development allowed by the rules.   
• Most applications for resource consent are not notified to neighbouring properties, meaning written approval from neighbours isn't required.  
• The number of houses or units in itself doesn’t trigger the need for neighbour approval – it’s the effects of any other rules breached, and how these compare to the effects of a complying building. These rules include height, daylight recession planesand setback of buildings from boundaries.   
• If a rule is breached but the effects aren’t noticeably different to a building that doesn’t breach the rule, the Council is not allowed to consider the neighbour affected. For example, a building that partly exceeds the 14m height limit, but a shading diagram shows that its shading will be no different to what could be built as of right, and the extra height doesn’t result in any greater effects on privacy or visual dominance for a neighbour.     
• If neighbours are considered to be affected, their written approval is needed, otherwise, the application must go through a notified application process. The other option is to amend the plans so the neighbours are no longer affected.    

More information about public involvement in the resource consent process.

The High Density Residential Zone within the Central City (four avenues) provides for a substantially higher building form when compared to the High Density Residential Zone located around suburban commercial centres.

Large-scale development of six to 12 storeys is expected, with a greater concentration of height around the commercial centre of the Central City.  

Heights permitted 

• Either 22m or 39m building heights are permitted, depending on the location.  
• The Central City Residential Precinct, located around the commercial core of the Central City (City Centre Zone), permits 39m residential development (about 12 storeys).  
• Other parts of the High Density Residential zone not within the precinct allow 22m residential development (about six storeys). 

How this zone differs from Medium Density Residential 

• Additional building height is provided, as above; however, a minimum of two storeys (7m) applies to any comprehensive residential development (i.e. three or more units).  
• More flexible recession plane rules (i.e. height in relation to boundary) across the zone, as follows:  
  • No recession plane applies along the first 20m of a parcel boundary from the road (20m or 60% of the boundary length, whichever is less) for developments of three or more units. 
  • No recession plane applies for parts of building 12m or taller if they’re set back 6 to 8m from the side and rear boundaries, depending on site orientation.   
• Buildings above 12m tall on the same site must be separated by at least 10m.  
• Greater building coverage is permitted at up to 60% if all of the following apply: 
  • The total development site is at least 25m wide 
  • No onsite parking is provided (except loading and accessible parking, as required) 
  • Additional landscaping is provided.   
• The 20% landscaping requirement can be provided as a total area across the site if landscaped areas are at least 0.6m wide.   

When resource consent is needed 

• Any development of four or more houses requires consent focused on urban design outcomes, known as Residential Design Principles.  
• Consent is also needed if any other rules aren’t met. 
• Rules in the District Plan set the triggers for when a consent is required. They are a starting point for assessment rather than a hard-and-fast limit for what can be constructed – if a proposal goes beyond what the rule states, an application is still able to be approved if the development generally fits with the purpose of the zone and the rule(s) breached.  
• The type of consent is usually classified as a ‘Restricted Discretionary Activity’. This means that the matters a development must address are specified in the District Plan, and the Council can only consider those matters when considering the effects of the development and whether neighbours are affected. 

Notifying neighbours 

• When assessing effects on neighbours, the Council must consider the purpose of the zone and the level of development allowed by the rules.   
• Most applications for resource consent are not notified to neighbouring properties, meaning written approval from neighbours isn't required.  
• The number of houses or units in itself doesn’t trigger the need for neighbour approval – it’s the effects of any other rules breached, and how these compare to the effects of a complying building. These rules include height, daylight recession planes and setback of buildings from boundaries.   
• If a rule is breached but the effects aren’t noticeably different to a building that doesn’t breach the rule, the Council is not legally allowed to consider the neighbour affected. For example, a building that partly exceeds the height limit, but a shading diagram shows that its shading will be no different to what could be built as of right, and the extra height doesn’t result in any greater effects on privacy or visual dominance for a neighbour.     
• If neighbours are considered to be affected, their written approval is needed, otherwise, the application must go through a notified application process. The other option is to amend the plans so the neighbours are no longer affected.    

More information about  public involvement in the resource consent process.

In the Residential Suburban, Residential Suburban Density Transition and Residential Hills zones, a family flat that was existing on 6 December 2013 can be converted into a separate residential unit that can be occupied by anyone, if the following requirements are met:

• The new residential unit converted from the family flat has a gross floor area of at least 35m² (excluding terraces, garages, decks and verandahs)
• In the Residential Suburban and Suburban Density Transition zones, a total outdoor living space area of least 90m² with a minimum dimension of 6m must be provided, and each residential unit must have a separate outdoor living space of 30m² which is readily accessible from its living area
• The converted unit must have a parking space and the original dwelling must also comply with the parking requirements of the Transport chapter (which vary depending on the size of the original dwelling)
• There is no minimum net site area requirement for either the converted flat or the original dwelling, but the converted flat must comply with all of the other Christchurch District Plan rules for residential units in that zone (recession planes, setbacks from boundaries, maximum height, etc).

No resource consent is needed if all these criteria are met, but a building consent for fire rating will be required if the converted family flat is attached to the original house or located within 2 metres of it. 

The encumbrance on the record of title which restricts the occupancy of the flat can be removed using a  P-014b Request for discharge of encumbrance [PDF, 157 KB] - Family flat conversion form.

Please note that the fee for discharging an encumbrance does not include your own solicitor's fees. The preparation of the discharge document is done in consultation with your solicitor, as it is a legal document.

An older person's housing unit, previously called an elderly person's housing unit, is an accommodation unit that is intended only for use by older people (as defined in the District Plan). A legal encumbrance is placed on the title to limit who can occupy it.

In the Medium Density Residential zone (MRZ) and the Residential Medium Density zone (RMD), an older person's housing unit or an elderly person's housing unit can be converted into a residential unit that can be occupied by anyone, if certain requirements are met.

You can use the District Plan property search(external link) to check the zoning of your property. 

Please note that the fee for discharging an encumbrance does not include your own solicitor's fees. The preparation of the discharge document is done in consultation with your solicitor, as it is a legal document.

Rules 14.4.1.1 P11 and P12 enable two dwellings to be built on vacant single sites in the Residential Suburban and Residential Suburban Density Transition zones. This provides intensification opportunities on sites in these zones that were vacant prior to the earthquakes, or sites where an earthquake-damaged home has been or is required to be demolished.

In these two zones, two residential units may be built on a site if all the following requirements are met:

• Prior to the commencement of the Canterbury earthquakes the site was either:
• vacant; or
• occupied by one residential unit, which has been or will be, required to be demolished because the insurer(s) of that unit have determined that it was uneconomic to repair because of earthquake damage. (It will be necessary to provide documentation from the insurer stating this).

• The site is not located in any of the following areas:
• the tsunami inundation area identified by Environment Canterbury (Appendix 14.16.5)
• the Riccarton Wastewater Interceptor Overlay, prior to completion of infrastructure work to enable capacity in the identified lower catchment
• any Flood Management Area.
•  A total outdoor living space area of least 90m² with a minimum dimension of 6m is provided, and each unit must have a separate outdoor living space of 30m² which is readily accessible from its living area
• There is no net site area requirement for the new units, but they must comply with the other District Plan built form standards for residential units in that zone (recession plane, setbacks from boundaries, maximum height, etc).

No resource consent is need if all above criteria are met, but a building consent will be required for the new units and a Development Contribution will be payable for the additional unit.

The units may be subdivided after they have been constructed.

Rules 14.4.1.1 P10 and 14.7.1.1 P6 allow the modification of larger houses to increase the number of residential units on the site.

In the Residential Suburban and Residential Suburban Density Transition  zones, a residential unit may be converted into two independent residential units (including by extension to the house) if the following requirements are met:

• The existing residential unit is not located in any of the following areas:
  • the tsunami inundation area identified by Environment Canterbury (Appendix 14.16.5)
  • the Riccarton Wastewater Interceptor Overlay area, prior to completion of infrastructure work to enable capacity in the identified lower catchment
  • any Flood Management Area.
• Each new unit has a minimum gross floor area of 35m² (excluding terraces, garages, decks and verandahs);
• A total outdoor living space area of least 90m² with a minimum dimension of 6m must be provided, and each unit must have a separate outdoor living space of 30m² which is readily accessible from its living area.
• Both units must provide complying parking spaces in accordance with the Transport rules
• There is no minimum net site area requirement for either of the new units, but they must comply with all of the other District Plan rules for residential units in that zone (recession plane, setbacks from boundaries, maximum height, etc).

In the Residential Hills zone, the following requirements must be met:

• Each new unit has a minimum gross floor area of 35m² (excluding terraces, garages, decks and verandahs);
• Both units must provide complying parking spaces in accordance with the Transport Chapter 7 provisions;
• There is no minimum net site area requirement for either of the new units, but they must comply with all of the other District Plan rules for residential units in that zone (recession plane, setbacks from boundaries, maximum height, etc).

No resource consent is needed if all these criteria are met, but a building consent will be required for the conversion work. A Development Contribution for the additional unit will be payable when a building consent is obtained.

Special provision is made for medium density housing developments in the Residential Suburban Density Transition, Residential Medium Density, Residential Banks Peninsula and Specific Purpose (Schools) zones.

The Enhanced Development Mechanism (EDM) is an optional package of rules that may be used within these zones on sites that meet certain criteria. These are explained in the information sheet below. Resource consent applicants can choose to apply under either the EDM rules or the standard rules for residential units in the zone. 

The EDM provisions include rules controlling the density of developments, but the standard zone rules do not specify a minimum or maximum density for multi-unit residential developments.

Enhanced Development Mechanism [PDF, 324 KB]: Medium density housing in the Residential Suburban and Residential Suburban Density Transition, Residential Medium Density, Residential Banks Peninsula and Specific Purpose (School) zones.

Community houses are rental social housing units supplied by Christchurch City Council, Housing New Zealand Corporation, a not-for-profit housing organisation, or a Registered Community Housing provider.

What is the Community Housing Redevelopment Mechanism?

The Community Housing Redevelopment Mechanism (CHRM) is a set of rules in the District Plan that apply to specific areas of Christchurch that contain clusters of social or community housing. The rules enable medium density redevelopment to provide for better use of land and a wider range of housing types to suit different kinds of households (e.g. town houses and terrace houses).

Comprehensive development of large sites provides the flexibility to design medium density housing in a way that fits in with the surrounding area. The CHRM includes controls on the size and location of buildings, and requirements for outdoor space, landscaping and parking, to provide appropriately for residents and maintain the amenity of adjoining neighbourhoods.

Developments using this mechanism can either be all community housing, or a mix of community housing and privately owned dwellings.

Where can it be used?

The CHRM can be used on sites of between 1,500m² and 1 hectare in the areas listed as CHRM on the District Plan maps 18, 23-26, 29-33, 37 and 45 (under "Other notations"). Sites of the required size may be created by amalgamating existing sections.

What can be built on qualifying sites?

Rule 14.14 sets out the standards which must be met by developments using the CHRM.

The main built form standards are summarised as:

• Maximum height of 11m (three storeys), except within 15m of a Residential Suburban or Residential Suburban Density Transition zone boundary where the height is limited to 8m (2 storeys)
• 4.5m road setback unless otherwise stated
• Building setbacks and recession planes from neighbouring property boundaries
• Minimum unit sizes of between 35m² (studio) and 90m² (3+ bedrooms)
• Outdoor living space based on the size of the unit
• 1 car park per unit, and in some cases 1 cycle space per unit
• Maximum 40% site coverage by buildings
• Outdoor service space, indoor storage space, waste management and landscaping requirements
• Acoustic insulation near some types of road, and a 4m minimum setback from rail corridors.

Developments must achieve a minimum density of 30 households per hectare (1 unit per 330m²) and a maximum density of 65 households per hectare (1 unit per 150m²).

At least a third of the units built must be community housing units or, if the site already contained community housing on 6 December 2013, the development must include at least the same number of units, whichever is the greater number.

Resource consent requirements

All developments using this mechanism require a resource consent so the Council can assess the design of the development and its effects on the amenity of the surrounding area.  The application will be a restricted discretionary activity in the identified locations if all relevant rules are met.

Developments are assessed against the Residential Design Principles in Rule 14.15.1, and developers must provide a ‘design statement’ to show the Council how the proposal will provide a high quality development which maintains the amenity of its surroundings.

Related measures

Christchurch City Council, Housing New Zealand Corporation, Te Runanga o Ngāi Tahu and other housing providers will develop ‘exemplar’ projects demonstrating attractive and cost-effective medium density and affordable housing.

The Council will also be working with lead developers such as Housing New Zealand Corporation to develop master plans for the redevelopment of some areas.