Housing Crisis in New Zealand

This document discusses the housing crisis in New Zealand, focusing on issues such as affordability, homelessness, and scarcity in housing. It explores the impact of the crisis on the population and the government's initiatives to address the problem. The document also provides insights into international comparisons and the increase in rent prices. It concludes with research questions and references.

HOUSING CRISIS IN
NEW ZEALAND
Snehil Bhikhalal Gorasia
Student Identification Number: 1446674
Literature Review
Department of Construction
June 2016

Table of Contents
List of abbreviations....................................................................................................ii
1 Introduction..........................................................................................................1
1.1 Statement Of Topic .........................................................................................1
1.2 Background .....................................................................................................1
1.3 Ratinale
2 Homeless and
Affordability..................................................................................3
2.1 International Comparison
2.2 Government In the Business Of Planning
3 Scarcity In Housing and Increase in
Rent .........................................................9
3.1 Access Husing Supply and need-driven demand in Australia
4 Poor, Unhealthy and Overcrowded Housing
4.1 Household Crowding
5 Building and Resource Consent
5.1 Resource Consent Requirement
5.2 Time Limits to Resource Consent
5.3 Issues with Resource Consent
5.3 Issues with Building Consent…………………………………………….
6 Conclusions
7 Research questions
7.1 Main Question
7.1.1 Sub Question
8 References

List of abbreviations
MDH- Medium Density Housing

1 INTRODUCTION
1.1 Statement of Topic
The objective of the report is to analyse the housing system that has become a major issue in
some of the parts of the country and there is an approximation that population of Auckland has
increased about a million over the years.
1.2 Background
New Zealand should focus on the housing system making sure about the appropriate housing that
should be provided in order to meet the requirements and needs of the people otherwise people
will be facing housing shortages, price rise in housing leading to reduction in ownership of the
house. As a result of which they not be able to afford the rent of the house leading to an
increment in the number of homeless people.
Improvements in housing system and affordability would be advantageous to New Zealand in
order to attract more workers and businesses required in the making of New Zealand’s largest
city more and more attractive, colourful and more effective in productivity for a large interval of
time. Taking housing system into consideration, Auckland will be facing a challenge to
counteract the problem regarding the housing supply as it will be able to bring economic reforms
as well if it is executed successfully. The execution needs to be done by applying different
strategies in order to meet the expectations. Building houses at a pace which is faster as well as
in a larger scale will be providing homes with a number of choices from homes that are old to
those having terraces or apartments. The maintenance is also a concern regarding the housing
system.
In order to answer challenges, Auckland Mayor Phil Goff got the identification regarding the
housing issue in Auckland:

 Identifying the barriers and obstacles in building more and more houses in Auckland with a
decent speed which will be meeting the demands that have been created by growth in
population.
 The solutions and strategies for facing the barriers should be identified.
1.3 Rationale
It has been observed that the country has been facing crucial challenges regarding the housing
crisis over the past ten years. The exponential growth in population is responsible in bringing
difficulties that are being faced by the government. The Christchurch earthquake that lead to a
huge disaster on medium density houses was also responsible for New Zealand to emphasize the
most on the issues regarding housing and to start a deep research and analysis.
According to the statistics, it has been observed that New Zealand is facing the housing crisis as
a result of exponential growth in population. The report will be discussing about the issues
regarding the homeless and issues regarding the affordability as well as poor health and houses
that are crowded. Consents will also be discussed.
More focus will be given to the consent as people have spent a lot of money that were spent on
none other than MDH building while lot of time were taken by the council. There will be
discussion on the consent as well the affordability and homeless issues.
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2 Homeless and Affordabilty
The major question that should be arisen is about identifying who the homeless are in New
Zealand.
There is a report according to which it has been estimated that almost 24% of the total population
of people that are homeless, are found to be children and it also estimated to be risen in the
future. According to the census held in 2013 almost 41,000 people of New Zealand were found
to be homeless. (NZ, 2013)
According to the 2009 Statistics homeless was defined for the first time by not only housing of
the New Zealand but also the Ministry of Social Development. Homelessness can be defined as
the living conditions and situations due to which people having not any option to obtain safe and
reliable housing and living without shelter. A homeless person can also be considered as anyone
not living in permanent or living in sharing lodging or may be living in squalid housing. (New
Zealand In Profile, 2009)
Those people who are living in cars, camping grounds, boarding houses and even living in
garages as well as lounges are also considered as homeless. (Savage, 2018)
A study from Yale University has researched and reported that in comparison with the other
wealthy nations that are part of the Economic Cooperation and Development, New Zealand has
the highest rate of homelessness. (Chamie, 2017)
New Zealand has been hit very hard by housing affordability, the cost of housing has been found
to be risen high within the span of 30 years. The price rise is a result of the amalgamation of
cultural as well as social changes. Most of the people are found to be in debt just because of the
price rise and the expensive housing in New Zealand. It is believed that ownership contributes a
lot to build a society with stability and make the communities safer.
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However, there has been a sudden increase in price of the house over the last 44 years. The
reasons have been discussed below:
People are attached to their properties resulting in debts that is a main cause to the issue
regarding the national indebtedness. This reason have made the country among one of the nation
privately most indebted in the world.
The workers of low salary are finding very difficult to own a house of their own.
2.1 International Comparison
The Houses in New Zealand are already found to be expensive as compared to income but is also
increasing exponentially. Similar problems have also been faced by other countries going
through the situation which is similar.
Below is the figure that shows the exponential growth in the market of Irish housing that was
initiated in 1997. United States had very few zoning restrictions without any mortgage crisis. US
is far better than Australia and New Zealand in the housing system regarding the huge increment
in the price of the house
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Figure 1: House price Index Source: BRANZ
Figure 2a shows the affects that have been caused due to price inflation in countries where
majority of the people speak English. Seeing figure 2b is capable of showing the extent with
which price has been increased in the last twenty years. Most important thing to notice is that not
only Germany but also Switzerland is able to maintain the price within the same period of time.
Figure 2b were actual prices as compared to inflation representing the actual as well as the value
that is growing throughout the time.
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Figure 2A: Prices of the houses between the year 1997 to 2009 Source:
OECD
5

Figure 2B: House prices in different countries across the world from 1970 to 2012
Source: Bank for International Settlement/ authors’ calculations
The Gush in house prices in New Zealand in the 2000s.
The sudden exponential growth in price in the country in the early period of 2000s has
influenced the demands of housing. Across the globe, very few nations supported a huge
increment in credit. Irrespective of the global development there are some factors causing an
increase in demand:
 Exponential growth in the population happened within the last ten years.
 It has been found that almost 10000 people are migrating every year with a maximum of
40000 people in 2003
 GDP per capita has witnessed a growth of 15% within the span of the time from
December 2000 to June 2007. People with decent income can afford quality housing.
Therefore, quality housing is limited due to income barrier
 Rate of interest were found to be very low from 2002 to 2003, countries in OCR had
almost 5%. The reduction in pressure caused by inflation is because of the fall in the
price goods that are imported at low prices from Asian manufacturers. (Bollard and
Smith, 2005)
 It was found to be very low till 2003 but grew slowly after that. An exchange rate which
is very low may be helpful in attracting more and more people that are overseas buyers.
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The price rise was thriving and was spreading more and more across the nation. Some exceptions
were found that were important. Houses existing in Queenstown, wellington and Auckland were
found to be more costly earlier in 2000.
2.2 Government in the business of planning
A planning regulation was held in the mid of 1950 regarding the housing in New Zealand.
Planning scheme offered by the district were emerging in the areas that were urban. They did the
imagination of the classification according to the best it can yield. Everyone needs to get the
permission from the local authority in order to get any departure. Construction of a house is still
an easy plan to execute. It must be kept in mind about the basic rules that should be followed:
restrictions in height, minimum levels of ceiling, and spacing of six feet from the boundary so as
to avoid inconvenience faced by the neighbors. Some hygienic requirements had also been
introduced. After a horrific plague spread in Auckland in the year of1900, first Minister of
Health (British Empire) send out the medical officers in order to check and examine the
conditions in every part of the area infected. A report showing the unsanitary conditions of the
place had become a region of concern, and some other problems were also discovered in the
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suburban area. This caused risks to cleanliness of the fresh water, and there was a contribution of
diarrhea for killing infants. (works, 2012) Governments introduces severer requirements for
health, most importantly in the case of influenza epidemic that occurred in 1918. In the later
period of 1940, a national survey related to housing revealed a total of 44,000 homes in New
Zealand that were lacking in significant facilities like power and supplied water (Better Local
Government, 2014). Before the period of 1950s, most of the rules and regulations were set by the
government at the Centre while local authority got some rules and regulation lesser as compared
to the rules governs by the central body of the government. The Housing Act of 1919 stated
calculations of money of the government that can be borrowed by the local authorities in order to
upright workers’ house. But there are some exceptions that the city councils that are in developed
cities like Auckland build houses for the purpose of selling it to the workers. (Govt responds to
housing affordability report, 2012). Some of the city mayors tested and examined housing to
make it affordable but the need of grants would be highly recommended. In the earlier years of
the twentieth century, councils were being pressurized in order to do the construction of
sewerage systems. Eventually, the central body of the government has extended grants for the
establishment of drainage by sewers. Statistics regarding the mortality of infants have been found
to be improved exponentially. Some of the questions have been arisen from the end of some
extremists.
In the earlier period of twentieth century, discussion on town planning and housing were taking
place in US and Europe, this was also started to take place in New Zealand. But there was not
any existence of acts related to town planning until 1926. That lawmaking required areas and
townships containing 1,000 or more people in appointing a director who would initiate the
planning of the town and start a scheme and wait for its approval by Public Works Department
before 1931. However, most of the councils were not able in recruiting the planners of the town
resulted in extensions that are repeated again and again for the registration of the schemes. Then
World War II began. By the year of 1953, there were only a total of 17 councils left out of 100
that were pertained to the planning system. Town planning was not definite at that time. The Act
of 1926 stated that a planning should be done in such a way that it takes care of certain aspects
like health, advancement, amenity in order to promote them.
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3 SCARCITY IN HOUSING AND INCREASE IN RENT
According to a research done by GRA, it is reported that investing of money for residential
properties mostly preferred in Auckland. That means it is the best region to reside but this is the
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same place to be concerned with the housing crisis. Prices are increasing exponentially because
of the rapid growth in population in order to meet the demand.
Demand can be met by building 10,000 extra homes every year in accordance with the growth
rate of population which was mentioned in an article in Interest.co.nz
Scarcity can be defined as the increase in value of the property and lose of capital gains.
However housing scarcities is also due to rise in price of rents hence investors get advantage
from rent that has been increased (Gilligan, 2012)
Some important steps have been announced by Bill English:
 Advised council for approval of development in six months.
 Building of low density to high density houses
 Improvements to be done to building to withstand the new architecture.
3.1 Assess Housing Supply and need-driven demand in Australia
Property prices have found risen and it has been predicted that a shortage of supply will resulted
in order to meet the demand. The only solution is by reducing the affordability of housing
problems. The knowledge related to economics is required when there is a rise in price as a result
of which the supply pulls back the demands. The imbalance created in the housing market is all
due to the supply and demand as discuss in the light of economics.
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Property prices witnessing a drastic change in the long term in Australia
The Residential Property Price Index (RPPI), attuned for rise in price and averaged it by
acquiring the records from capital cities, increased by almost 30% in between 2008-2018. Prices
of property located in Sydney as well as Melbourne where RPPI gushed by 54% and 43%, were
responsible in increasing the average.
But by introducing economics principles, there will only be a shortage of supply if the rents have
also been high.
It has been found that rents are relatively flat in most of the capital cities within the last 10 years.
The chart provided below determines the rent (weekly) of all the three-bedroom houses existing
in all the capital cities within the last ten years. The average has been shifted by a growth of 10%
that is from $389 to $429.
Housing crisis also affected the neighbouring country while Australia being economically
stronger than New Zealand. Australia has the ability to handle its own housing crisis far better
than New Zealand does just because of its stronger economy (Ross, Why rents, not property
prices, are best to assess housing supply and need-driven demand, 2018)
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4 Poor Unhealthy and Overcrowded Housing
Undoubtedly, Shelter is nothing but a human need that is fundamental, and housing plays an
important role in case of health. Housing that is appropriate, helps to protect one’s from dangers
and supports better and healthy life as well as wellbeing (Chapman, 1999)There are
susceptibilities of spreading of disease and even cause death if poor housing is provided. A
summary is given in which the results relating to the housing health and presentation of the new
data extracted from national surveys on overpopulation, rapid increase in population and health.
Health is affected by both isolation as well as household crowd. People who are living in homes
that are crowded, are facing a lot of difficulties and higher unemployment. Some of the major
diseases are caused that are infectious. The diseases are namely meningococcal disease,
rheumatic fever, tuberculosis, and respiratory infections. Some of them like Haemophilus
influenzae as well as Helicobacter pylori are found to be more predominant and very difficult to
stop spreading in households that are overcrowded. (Baker, 2007) Private life as well as
personal space that are required are not achieved in case of improper housing leading to affect
the education of the children resulting in negative impacts on the educational achievement, and
the mental health affected of both the children as well as the adults.
There are a number of models proposed to provide an explanation of the relation between
housing, health and costs. Most of the physical features results in an impact on the physical
fitness and health of the residents.
Economic factors that are important such as budget of the household and social factors such as
the number of families living in the house are also key factors in the relationship of housing to
health. Residential mobility deals with the moves that have been made in the last six months is
used as a common indicator having social economic status being very low, since each and every
move possibly disturbs the social networks and schooling of the children and schedules set for
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immunization (Ketchell, 2016). Some of the recent works showed that the household is being
parented by the female member of the home and neglecting the impact for stability in household
and employment, social support, access to transportation and educational ventures (Young
mothers in the New Zealand workforce 1994–20, 2015).
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Both of the adults as well as children are found to be helpless against the low temperatures due to
fact that their body mechanism related to the regulation of temperature are found to be less
efficient. It has been affected by the combined effect of both the indoor as well as the outdoor
conditions.
4.1 Household crowding
Crowding is also considered to be an important factor causing the housing crisis. Household
crowd is defined in Auckland in a very different way. These are the following conditions that
have been measured by the Stats NZ:
 A single bedroom is occupied by two people.
 Children of different genders should not share bedroom if their age lies between 5 to 15
years.
 Adults those are more than 18 years old should get room of their own.
These have been found by Goodyear and Fabian (2014) from the census of 2013:
 Crowded area were found to be 8 per cent of the Auckland households that was about
36,500 households.
 About 203,000 people of Auckland that is 15 per cent, live in the crowded area.
 It has been accounted that half of the crowd population of New Zealand were found to be
in Auckland.
 There are different rates to different ethnic groups: about 45 per cent of people who are
pacific live in crowded households while Māori were 25 per cent, Asians were 19 per
cent and Europeans were 5 per cent.
 The rates of crowded household that are highest to local board area:
o 42 per cent of Māngere-Ōtāhuhu population were found to be residents in
crowded household.
o 39 per cent of Ōtara-Papatoetoe population were residents living in crowded
household.
There a reduction in crowd between 1991 and 2013 but there were no changes observed in some
of the parts of Auckland. There was no any statistics after 2013. Costs have been increased after
that and the house crowd issue became worse. It should be kept in mind that this crowding of the
household should be minimized so as to lessen the difficulties the people face after witnessing
the official census report. Likewise, the statistics will not be going to reflect the cases of
crowding functionality where the members of the household reside, eat and spend time together
within a room for the purpose of reducing the expenses of heating.
Household crowding is also responsible for having an impact on the mental and emotional
health. Living in an enclosed room can cause claustrophobia to those who are not comfortable in
living in a confined place and suffer from irrational fear and mental illness due to this. As
housing crisis is a threat to the people and their life style, it should be taken into account that this
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problem needs a solution within a short period in order to keep things into order. Houses that are
affordable should be built and new strategies should be applied in ensuring the safety for the
tenure. Housing stock should make a huge difference regarding the crisis.
Stats NZ reports that one of every 10 people live the houses that are crowded in the year of 2013.
The rate have never changed since the early years of 2000s.
According to the senior analyst Dr. Rosemary crowding is related to poor health, hazards of
disease and infections and negative impact on the education for children.
People living in the overcrowded house are found to be unhappy with their lifestyle and are
almost insolvent and broke or unable to get a visit to a doctor. 398,287 people were found to be
living in overcrowded houses and about 129,125 were living in crowded houses according to the
2013 census. Half of them were in Auckland and the maximum was in South of Auckland.
Talking about the ethnic groups, most of the residents were of pacific ethnicity with 39.8 per cent
where as 20 percent were Maoris and Asians were18.5 per cent. European ethnic group
population were found to be one fourth of the population by the occupants of Asians as well as
Maori. People belonging to pacific ethnic group were 8 times more, almost half the population
live in a house and occupying more than about seven households in a house. The ethnicity that
took the highest occupancy of the crowded homes were the tongans occupying 48.7 per cent of
the the homes that were crowded.
According to the census of 2006 and 2013, Stats NZ provided graph showing percent of those
people who are living in home that are crowded selecting the ethnic groups (level 2).
According to the Stats NZ it has been reported that almost 24.2 per cent of the population
were not satisfied with their lifestyle as compared to the overall population. People living
in the overcrowded houses reportedly said that they had to postpone their visit to doctors
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because of the lack of money (comparison between 25.8 per cent and 10.9 per cent of the
overall population).
4.1 Resource Consent Requirements
Resource consents have been permitted and allowed to the individuals or the
organizations for using and taking land, water (subdivision included) or it can be coastal
resources as well. The discharge of wastes or water onto land or into water is also
allowed. Depending upon the situations, activities like extensions of existence of a
building or construction of a new building may require consent. In most of the cases,
consent is required in case of division of the land or building for ownership for the
subdivision.
As per the required resource consent and its type, it depends upon the type of undertaken
activity and its classification in local district and regional plan. Activities having
requirements of resource consent are being classified between different territorial plans
by the authority as controlled and being restricted in discretion or noncomplying. A
resource consent must be granted by the authority of the territory having some
exceptions. The council is able to refuse grant of a resource consent for a discretion
which is restricted and the decision can be appealed.
The Resource Management Act of 1991 provides the sense of the important
requirements. There is a variation between regional authority and local authority of a
territory. Councils that are regional, takes the responsibility for public transport as well as
the environment based on the Local Government Act of 2002. They play an important
role under the act of 1991 (RMA) charging themselves to integration of the management
of both physical as well as natural resources for a region provided (Environment Guide,
2014). Regional councils have been responsible for:
 Sustainable wellbeing in the region.
 Management regarding the use of water, air, land for the development of regional
statements of policies and consent issuing.
 Management of rivers mitigation of soil erosion and controlling the flood.
 Managing regional emergencies
 Proper planning of land transport of the region and contraction of passenger
service.
 Safety and navigation for harbours, spilling of oil and marine pollution
(Department of Internal Affairs, 2011).
4. 2 Time Limits to issue Consents
Time limits have been set in processing of the applications related to resource consent by the
RMA. Extensive information as well as the issuing of number of resource consent are contained
by the website of the ministry. Fees charged for resource consents are also included by different
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councils considering the number of consent that have been approved and those required for
meetings regarding the pre-application.
In the year of 2014/15, about 96% of each of the new resource consents had been administered
within the legal time limits (Ministry for the Environment, 2016b).
The duration of time that is taken from obtaining to completely developing a site that differs
considerably (arising the question regarding land banking). It strictly depends upon the nature
and size for the growth of housing property and thus the total number of planning resource
management steps needed. Grimes and Mitchell (2015) observed that important factors that
impacting on the length of the planning process include:
• scale and size regarding the development
• Proper initial design of planning of the land as well as the change in scale of using through a
change in plan, only if there is a requirement to change in plan
• Whether the proposal for the development imitates to the planning rules that are existing.
• Whether the proposed growth is a fundamental change comparative to the current land use, chic
and concentration of other progresses in the neighboring area
• The class of the info that the developer has offered to council
• Whether officers of the council do support or differ with the proposal
• The range of work done on earth requires development in order to build platforms
• The convenience of good infrastructure.
4.3 Issues with Resource Consent
4.3.1 Disputes Between Different Parts of the Council
It has been noted by the architects as well as developers that the council may face failure in
arbitrating demands within various parts of council and organizations controlled by council while
taking consideration of consents. It is often noted that the councilmen those are attending the
council are not the decision makers at all. They might have the different view regarding the issue
that may not match with the perceptions of other members in the council. These things result in
the dispute between the different parts of the council. It generally takes a long time to complete
the process of seeking the resolution and the difficulties are also faced to meet the agreements.
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4.3.2 Issues with Adequate Provision of Infrastructure
There have been many developers and architects who have noted major issues with passable
provision pertaining to the infrastructure in those area having MDH services. The zoning of
some of the regions in Auckland does not likely to be reinforced by satisfactory infrastructure, in
their perception. Few of the cases the zoning seemed to be the outcome of burden that have been
brought to the council in order to making more of the lands available.
4.4 Issues with Building Consent
Apart from other issues regarding the resource consent, there have been some other issues to
developers related to the issues regarding the uncertainty about the time duration as well as the
expenses involved in the decisions made by the council. MDH projects were not getting such
appreciation from the council as observed by the developer in context with the operations carried
out by MDH. A better plan is required to meet the requirement by producing the end product
within the given time and resources due to the scale of production of MDH projects while
comparing with a consent for a house of single detachment. This is because of the fact that some
considerations should be taken according to the financing level required as well as the contracts
involved in certain undertakings.
Developers who participated observed the following ineffectiveness and delays:
 There have been issues while obtaining section 224c consent witnessing the issues
council and council-controlled association happened in Auckland and various arms of the
council that were not communicating with each other. This resulted in lack of housing
and delay in getting household.
 Delays have been done while issuing building consent that can impact directly on the
design of the building since designs are not able to get finalized former to the consent that
is being issued.
 However, the chance was elevated that this might have become further leading to
consequences of councils that were having resources that are limited and being not able
to confront the huge number of assigned projects that they have been processing. Grimes
and Mitchell (2015) have supported the views of Productivity Commission by
investigating that those buildings consent processes are capable of making an impact on
the development expenses in different ways possible.
 Inspections of compliance add those postponements because of the fact that those
inspections needed to be reserved in advance as well as builders needed to get
anticipation of the timing related to the inspections. These inspections frequently needed
to be scolded due to the unexpected postponement. Weeks might be added to the process
of building as well as the increment in the overall expenses.
5 Building and resource consent
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There has been a discussion regarding the MDH due to becoming common in the country. The
main purpose of the report is regarding the housing crisis that consists of some problems like
building and resource consent. MDH has been defined as the multi-unit houses for not more than
6 storeys (Bryson & Allen, 2017).
There is no use of the term consistently while medium-density housing is the term that has highly
been used (Bryson & Allen, 2017). There can be other definitions depending upon the size of the
site, height, units used per site or the number of houses per hectare. Typology of the house can
also be used in defining it.
The definition provided by BRANZ covers all types of buildings considering MDH. The
definition also includes (not limited):
• Apartments are not more than 6 storeys(medium-rise apartments)
• Townhouses are to be flat and terraced
• They will be conversions commercially
• Residential homes being divided
The benefits that are to be provided by MDH regarding the social, environmental and economic
benefits are very well established and have got recognition.
Urban growth has been leading to a growth in urbanization and bring sustainable reforms
because of the pressure in order to improve the quality of living. MDH is capable of building
more houses in a place having less area resulting in its popularity in both national as well as local
level.
There is a need of the moment in some subparts of New Zealand to achieve better sustainable
forms of the development in urban area for the rapid urban growth. In this rode MDH plays a
vital role as a choice of solution for both local and national level as it enables the comfort to
build more houses in limited land. Many planners found out MDH as a positive hope to support
the issue of increasing affordability of housing area. This wasn’t happen only for the property of
MDH to increase housing supply but also as it support the economical scale by sharing areas
among many.
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6 Conclusions
The rapidly increasing price of houses in New Zealand leads into making a number of
citizen homeless, and thought to sleep in the garages and cars. The situation of high price
in New Zealand is caused by the high rate of interest than other regions. Continuous try
of different path is the source code to develop an efficient MDH market. Resource is
made of issues with a lack rating of celerity to the council disrection extent.
7 Research questions
Main question:
What are the processing problems of Consent Issue?
The RMA needs local councils for ensuring all the effects over the environment which is
managed sustainably. The main responsibility of the council is to decide the approval of
the consent which will result the activity or the project. There are many questions which
shall be considered in case applying of a consent.
 The way to find the need of resource consent?
 The procedure which will lead to apply a consent?
 Find the expectation of the council?
 What are the expectations for the process?
There are few consents that are complicate are approved and must be decided by the
Court of Environment but not the council. Council is required by the RMA for creating
plans which will help in managing the environment. Different type of rules and different
types of conditions are present in the plan for various activities which may effect on the
environment.
With various rules, plans state if any activity is being permitted, which will do anything
in the right way or else if it requires any resource content. In case of the resource consent
as the council considers for an application, it always follow all the process which is set
out in RMA.
Sub-Questions:
1. Various part of council and all the dispute?
The developers and the disputes argue and says, that council is not capable of meeting the
demands from various parts from the council and various organisations controlled by the
council in case of the consideration of the consents.
The developers and the architects have noted that frequently the staffs of the council
attends the meetings of the preapplication which is not the main decision makers.
Attendees should report towards the decision makers, the one who can have different
view from the ones who have expressed in the meeting of pre application. The result that
arises is any disputed issues and any unresolved issues that is present in the council lefts
towards the developer or to the agents of the developer for resolving or in case to
mediate. There cause a delay in the process for seeking the resolution beside of which the
agreement should be difficult in case of reaching.
2. Delays of Consent requirement and even the uncertainty?
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0In life of everyone, time is a very important factor thus the developers and all the
important clients are concerned on the timings which leads to increase the cost of the
operation for the whole project. This is important as this involves to provide the end
product in the time and the budget. Usually the MHD building is contract of lump sum
that affects all the main clients and the developers
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References
Baker, M. (2007). Household Crwoding an avoidable health risk. Wellington: University Of
Otago. Retrieved from https://www.buildmagazine.org.nz/assets/PDF/B98-36-
HouseholdCrowding.pdf
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