Granny flats and small homes in Bay of Plenty.
Bay of Plenty includes Western Bay of Plenty, Tauranga, Rotorua, Whakatāne, Kawerau and Ōpōtiki. A small home may be intended for family, rental use or horticultural and other staff accommodation. Coastal hazards, river flooding and geothermal conditions require local checks. Seventy supplies architectural plans adapted to your property. Construction is arranged with your chosen licensed builder, and consent exemption conditions must be confirmed for the proposal.
Building consent and resource consent requirements
Both national reforms apply in Bay of Plenty. Building consent and resource consent are separate requirements. Your project must meet all the relevant conditions to proceed without either.
Schedule 1A, under the Building Act 2004
Building consent, if all Schedule 1A conditions are met
A new, detached, single-storey home up to 70 m² may be built without a building consent if every exemption condition is met. Licensed professionals, Building Code compliance, a Project Information Memorandum and council notifications are still required.
NES-DMRU, under the Resource Management Act 1991
Resource consent, if all relevant requirements are met
The national planning standard can permit one detached minor dwelling without resource consent when its standards and other relevant requirements are met. Some district and regional rules remain, including those for hazards, infrastructure and earthworks.
Both took effect on 15 January 2026. They do not retrospectively approve existing dwellings.
National planning standards
The NES-DMRU sets these measurements for qualifying detached minor dwellings in Bay of Plenty. District plans can allow more generous measurements. Other relevant site restrictions still apply.
| Standard | Residential zone | Rural zone |
|---|---|---|
| Maximum internal floor areaMeasured to the internal face of the external walls. An attached or internally accessed garage counts inside it. | 70 m² | 70 m² |
| Maximum area of the site covered by buildingsThe 50% standard overrides any district plan coverage standard below 50% in a residential zone. | 50% | As required by the zone |
| Minimum distance from the main homeDistances are measured from the outside face of the wall cladding. | 2 m | 2 m |
| Minimum distance from the front boundary | 2 m | 10 m |
| Minimum distance from side and rear boundaries | 2 m | 5 m |
The permitted activity rule: One detached minor residential unit per site. It applies in residential, rural, mixed use and Māori purpose zones, as defined in the National Planning Standards, or the equivalent zones where a council has not implemented them yet.
- Special character, design guides and visual amenity
- Screening for rubbish and recycling storage
- Wall and roof colour, reflectivity and external finishes
- Minimum outdoor open space, privacy or sunlight access
- Minimum window area
- Parking
- Minimum site size
- A design that satisfies a local character guide
- A minimum private outdoor space around the unit
- A sunlight or privacy assessment for the neighbours
- An on-site car park
- A minimum site area under the district plan
- Neighbour notification for a permitted activity
Other requirements to check
Natural hazards, services, title restrictions and other site requirements can affect your project. Confirm which apply to your address.
Flooding, coastal hazards, fault lines and land stability can affect the building location, floor level and need for consent. Check the council information and obtain site advice where needed.
Check connection requirements and capacity. Relevant regional plan rules still apply, including requirements for an on-site wastewater system.
Buildings near electricity lines and other significant infrastructure must meet the relevant safe-distance and planning requirements.
Rules can apply near airports, ports, industry and farming operations, or on contaminated land. They may affect where a home can be built and what design measures are needed.
Earthworks may need resource consent even when the dwelling does not. Subdivision requirements are separate and remain in place.
Relevant protections for heritage, cultural sites and outstanding natural features still apply.
Check covenants and easements on your property title. The national planning standard does not override private covenants, and more stringent council bylaws can still apply.
Development and financial contributions may be payable. Ask your council to confirm which charges apply to your project.
A district plan may allow a larger home or a smaller boundary setback. That does not change the separate Schedule 1A requirements. For example, an 80 m² dwelling or a 1 m setback would not meet the 70 m² and 2 m conditions for this building consent exemption.
Check the main eligibility conditions
Check these conditions with your designer and council. They are a starting point; all relevant exemption requirements must be met.
The minor dwelling must be physically separate from the principal home. An attached extension is assessed under different requirements.
The NES-DMRU planning standard requires a minor dwelling to be secondary to a principal home on the same site and in the same ownership. If both are proposed together, confirm the construction order and requirements with the council.
The NES-DMRU allows one detached minor dwelling per site. For a cross-lease, the site includes all the land under the cross-lease. A district plan may allow more, subject to its requirements.
The building consent exemption applies to new dwellings. A building conversion may meet the planning standard, but it is not covered by this building consent exemption.
Ground conditions and foundations
Ash, pumice, reclaimed harbour land and coastal sand can have different foundation requirements. In Rotorua, geothermal exposure may affect metal fixings, hot-water systems and buried services. Site investigations and exposure information should inform the foundation, drainage and material specifications.
Coastal sites can require materials suited to wind and sea spray. Tauranga includes ash, pumice and reclaimed ground; Rotorua includes geothermal areas. Eastern Bay properties may have river-flat or dune soils. Drainage, corrosion exposure and ground conditions need to be assessed for each address.
Site restrictions in Bay of Plenty
Council maps help identify potential restrictions. Your designer and council can confirm how they affect the building location, floor level or need for additional reports.
Geothermal conditions in Rotorua can require corrosion-resistant fixings, equipment and services. Check the address and exposure.
Check coastal-hazard information around the harbour, Mount Maunganui, Pāpāmoa and the open coast.
Check current flood information for the Whakatāne, Rangitāiki and Waioeka catchments, including floor-level requirements.
Reclaimed land around Tauranga harbour may require investigation of liquefaction and foundation conditions.
Check the relevant volcanic-hazard information and district-plan requirements for the property.
Local requirements to check
Review these local considerations when planning a project in Bay of Plenty.
Check whether Rotorua geothermal conditions affect the address and the required specification.
Confirm water, wastewater and stormwater connection availability in Tauranga growth areas.
Ask Tauranga City Council for the applicable contribution charges before finalising the budget.
For qualifying rural proposals, the national boundary setbacks are 10 m at the front and 5 m at the sides and rear. Check wastewater and access too.
Uses for a small home in Bay of Plenty
Potential uses include family accommodation and rentals in Tauranga and Rotorua, and housing for kiwifruit workers in the eastern bay. The region also has tourism and forestry employment. Check the intended residential use, local requirements and expected demand before choosing a design for rental or staff accommodation.
The existing examples use about $680 a week for a two-bedroom home in Tauranga and $600 in Rotorua. Kōwhai 60 construction starts around $166,000 in the simple-site estimate. Ground conditions, geothermal requirements, service capacity and contributions can increase costs. Confirm the rent and obtain a local builder’s quote.
Steps to plan your project
Review the title, planning requirements and services before construction. Your designer, builder and council can confirm what the project requires.
Check covenants and easements that could restrict a second home, its size, location or access.
Review council maps and relevant district and regional rules for natural hazards, infrastructure and other restrictions.
Identify the water, wastewater and stormwater connections and confirm capacity. Check any requirements for an on-site wastewater system.
Apply for and receive a Project Information Memorandum before construction starts. It records the council information relevant to the property and proposed work.
Your designer confirms the design requirements for the property and prepares the required plans and documentation. The Schedule 1A exemption requires appropriately licensed professionals.
Notify the council before construction and provide the required completion documents afterwards. Your designer and builder must supply the records and certificates required for their work.
Bay of Plenty's 6 councils.
Find your council guide for local natural-hazard information, services, contributions and the Project Information Memorandum process.
Plans anywhere in Bay of Plenty.
These towns each have their own page with the local rent, ground notes and indicative construction time. Plan sets include a licence for one build with your chosen licensed builder, from $4,900. Seventy supplies the plans; construction is arranged separately.
Frequently asked questions
Does Seventy supply plans in Bay of Plenty?+
Seventy supplies architectural plans for properties in Bay of Plenty, including Tauranga, Rotorua, Whakatāne. The plans are adapted to your address and include a licence for one build. You appoint and pay your own licensed builder to quote for and carry out construction.
Will I need consent for a small home in Bay of Plenty?+
A home up to 70 m² may qualify for the building consent exemption if all Schedule 1A conditions are met. Resource consent is a separate question. In Bay of Plenty, check the national planning standards and relevant local requirements, including hazards, services and the property title.
What ground conditions should I check in Bay of Plenty?+
Ash, pumice, reclaimed harbour land and coastal sand can have different foundation requirements. In Rotorua, geothermal exposure may affect metal fixings, hot-water systems and buried services. Site investigations and exposure information should inform the foundation, drainage and material specifications. Discuss these requirements with your designer and chosen licensed builder before construction begins.
Which local requirements need checking in Bay of Plenty?+
Geothermal conditions in Rotorua can require corrosion-resistant fixings, equipment and services. Check the address and exposure. Check whether Rotorua geothermal conditions affect the address and the required specification. Your designer and council can confirm the requirements for the specific address and proposed use. A general regional guide cannot establish whether an individual property is suitable for the design.
How should I budget for a small home in Bay of Plenty?+
The existing examples use about $680 a week for a two-bedroom home in Tauranga and $600 in Rotorua. Kōwhai 60 construction starts around $166,000 in the simple-site estimate. Ground conditions, geothermal requirements, service capacity and contributions can increase costs. Confirm the rent and obtain a local builder’s quote.
How long could construction take in Bay of Plenty?+
The regional construction allowance is 10 to 12 weeks. This is indicative and does not include every project stage. Your chosen builder confirms the start date and programme after reviewing the plans, site work, services, access and delivery requirements. Include time for any required council processes.
Official guidance
The links below explain the national rules and exemption conditions. Confirm local requirements with your council.
- NES-DMRU: Frequently Asked QuestionsMinistry for Cities, Environment, Regions and Transport, September 2026 (INFO 1387)
- National Environmental Standards for Detached Minor Residential UnitsMinistry for the Environment
- Granny flats exemption guidance and resourcesBuilding Performance, MBIE
- Changes to allow granny flats to be built without a building consentBuilding Performance, MBIE
Checked against these sources in September 2026. Confirm the current requirements for your property before construction.