Update: As of 1 May 2024, we are changing the information requirements for a Flood Assessment Certificate application.

We will be requiring all applications for a Flood Assessment Certificate for a residential unit on a single urban site to include a site plan that includes existing site ground levels in relation to a datum reference for the top of the kerb in the road immediately adjacent to the site. The plan must be certified by a Licensed Cadastral Surveyor to a datum mark which is permanent for use during the build.  The datum reference shall be in New Zealand Vertical Datum NZVD2016 format. Finished floor levels will then be set at a level above this datum reference.

Why are we making this change?

In reviewing many building consent applications for purpose of issuing a FAC we have observed that in some cases the datums referenced on the plans are not consistent with the datum references of flood information we hold. We have also observed that in some cases the site levels on the plans are not very accurate in relation to the actual site or road levels. Having a reliable NZVD 2016 datum will overcome these issues. It will also provide a benchmark for all other aspects of the proposed building that can be utilised by the designer and the builder. It is better the survey is carried out earlier rather than later in the project.

Setting finished floor levels in relation to a confirmed datum reference is simpler to comply with, reduces the potential for errors and gives certainty to the Council and homeowners that residential units and principal buildings are being constructed to the appropriate finished floor level.  Using a known datum reference also better accommodates development on lots that are not completely flat.

What if I already have a FAC but would prefer the finished floor level to set in relation to a known datum reference?

If you would like us to set the floor level in relation to a known datum reference, you will need to resubmit a new FAC application in full.  We will process this at no charge if you have had a FAC issued prior to 01 May 2024, and it has not expired. Please note that this applies to any previous FAC’s that were issued and did not have any Datum reference on the certificate.

Note: Where more than one FAC has been issued for a specific site, the latest FAC must be followed and all other previously issued FAC's will be deemed as superseded.

Please contact floodassessmentcertificates@selwyn.govt.nz for further information.

The Partially Operative District Plan contains rules and processes to ensure that subdivisions, residential units and principal buildings are constructed so that they are unlikely to be affected by inundation in a 200-year Annual Return Interval Flood event.

There is a requirement for a Flood Assessment Certificate that will affect all:

  • new subdivisions
  • new residential units
  • new principal buildings
  • new commercial buildings
  • additions of 25m² or more floor area to existing residential units or principal buildings

The rules apply to the Natural Hazard Overlays which includes, but not limited to the Plains Flood Management Overlay.

The Partially Operative District Plan requires that each new residential unit, principal building and additions to an existing residential unit or principal building have a finished floor height of at least 300mm above the 200-year Annual Return Interval (ARI) flood event.

The Flood Assessment Certificate issued by Selwyn District Council will certify the information provided by the applicant that confirms:

  • That the site/s or activity are or are not located on land that is within a High Hazard Area; and
  • Whether or not the site/s or activity are likely to be subject to inundation in a 200-year Average Recurrence Interval (ARI) flood event; and
  • If the site/s or activity are likely to be subject to inundation in a 200-year ARI flood event, the minimum finished floor level for the building that is at least 300mm above the 200-year ARI flood event.

For new subdivisions, one Flood Assessment Certificate will be issued which covers each new lot created through the subdivision consent process. If the subdivision is staged, then each stage shall be issued one Flood Assessment Certificate.

For existing lots, the Flood Assessment Certificate will be issued at either at land use consent stage or at building consent stage (whichever comes first).

An application for a Flood Assessment Certificate will need to include some detailed property information and a proposed finished floor level that is 300mm above the 200-year ARI flood event.

Flood Assessment Certificates are valid for 2 years from the date of issue.

What is a Flood Assessment Certificate?

A Flood Assessment Certificate is a certificate issued by the Selwyn District Council that certifies whether the site or activity is likely to be subject to inundation and if it is, the appropriate minimum finished floor level to mitigate flooding risk.

How do I know if I need to apply for a Flood Assessment Certificate?

Flood Assessment Certificates are required for all residential units or principal buildings, or additions to residential units or principal buildings of more than 25m² in floor area, where the site is located within the Natural Hazard Overlays under the Partially Operative District Plan.  To check if your site is within the Natural Hazard Overlays, you can search for your property and select 'Hazards and Risks' down the right-hand side of the page.  The overlay covers most of the plains, so unless your property is on a hill, you are likely to need a Flood Assessment Certificate.

How do I apply for a Flood Assessment Certificate?

Please complete the application form and submit with supporting documents to fac@selwyn.govt.nz or floodassessmentcertificates@selwyn.govt.nz

What information is required to be submitted with an application for a Flooding Assessment Certificate?

The following information will be required to be submitted with your application:

All applications

  • Current Record of Title for the property, issued within the last 6 months.
  • Copies of any consent notices registered on the Record of Title
  • Any site specific Flood Hazard Assessment prepared by a suitably qualified and experienced engineer (if available).

Applications for a residential unit on a single urban site

  • Indicative site plan that includes existing site ground levels in relation to a datum reference for top of the kerb in the road immediately adjacent to the site

Applications for a residential unit or principal building on a rural site

  • Indicative site plan
  • Site specific Flood Hazard Assessment from Environment Canterbury, issued within the last 6 months (Including the LiDAR Map that should be attached with the report)
    Note: If assessment is older than 6 months, confirmation in writing from ECAN that there is no new flood modelling information available and that the issued Flood Hazard Assessment is still current.

Applications for a commercial or principal building on a single urban site

  • Indicative site plan which states the proposed Finished Floor Level and Datum reference.

Applications covering a subdivision or subdivision stage/s

  • A copy of the LT plan OR;
  • Proposed subdivision plan (if processing through Resource Consent)
  • Assessment from a suitably qualified and experienced professional confirming whether or not each lot in the subdivision is likely to be subject to inundation in a 200-year ARI flood event and if it is, a schedule detailing the proposed minimum finished floor level that is 300mm above the 200-year ARI flood event level, for each lot.
  • If the Flood Assessment Certificate requires an assessment in relation to the current SDC flood model, all information needs to be presented in reference to LVD 1937 until such time as SDC’s flood model is updated (Expected mid 2025) OR:
  • If your information is in reference to the NZVD 2016, it will need to include a certificate or statement verifying the information from a suitably qualified and experienced professional

Note: Any record of title or copies of consent notices can be obtained from Land Information New Zealand. Please note that we do not accept GRIP titles or Historical search titles.
Land Record Search (linz.govt.nz)

What information is available to help determine the appropriate finished floor level?

  • Flood Model Results (canterburymaps.govt.nz)
  • Flood model results undertaken as part of a recent subdivision but not yet incorporated into the flood model held on Canterbury Maps.
  • As built earthworks plans prepared by the subdivision developer as part of the subdivision process.

Why can't we rely solely on the flood model results on Canterbury Maps?

The flood model is based on lidar data from 2017 and does not account for subdivision development that has occurred since then.  Selwyn District Council is in the process of updating the model and will then continuously update it as new subdivision development occurs.

How much will a Flood Assessment Certificate cost?

Due to the Long Term Plan being adopted from 1st of July 2024, new fees will apply for the following applications:

  • New applications for existing lots within an urban zone
  • New applications for subdivisions or subdivision stage/s

No charge for the following applications:

  • Rural zoned properties (where accompanied by a Flood Hazard Assessment prepared by Environment Canterbury, or other site-specific Flood Hazard Assessment prepared by a suitably qualified and experienced person)
  • Urban zones where an ECAN assessment is required due to consent notice.
  • Resubmitted FAC applications to set the floor level in relation to a known datum reference.  (Only if you have had a FAC issued prior to 01 May 2024, and it has not expired otherwise the fee will apply.)

How long will it take to issue a Flood Assessment Certificate?

We aim to issue most site-specific Flood Assessment Certificates within 10 working days from date of application. There may be some applications such as Subdivision applications that are processing through Resource Consent or other Subdivision applications as part of Section 224 which may take longer to process.

How did this process come into effect?

This new process came about as a result of submissions on the Proposed Selwyn District Plan.  It was not part of the notified version of the Proposed Selwyn District Plan.  The decisions were released on Saturday 19th August 2023.  (The date of decision is the date of coming into effect).

What happens if my site or activity is within an area of High Hazard?

Dwellings or principal buildings on land within a high hazard area require a resource consent for a non-complying activity.  Please contact the duty planner for more information.

Why do Flood Assessment Certificates lapse after 2 years?

Where building work does not proceed within the 2-year life of the certificate, it will lapse.  This is because the Council’s flood model will be continually updated with new information as new subdivisions are developed or other new information becomes available.  The 2 year period gives applicants the certainty to proceed with building design with a known minimum finished floor level, but ensures that up to date information is used to determine the appropriate finished floor level.

Information for Developers and how will Flood Assessment Certificates for new subdivisions will be managed.

As of 19th August 2023, all developers applying for a section 224(c) subdivision completion certificate (or who have already applied for a section 224(c) subdivision completion certificate and have not obtained an FAC during the Resource Consent processing) will now be required to apply for a Flood Assessment Certificate. No application for section 224(c) will be approved without an application for a Flood Assessment Certificate that is supported by the appropriate information which demonstrates compliance with Council's finished floor level requirements.

Moving forward, finished floor levels and flooding may be assessed as part of the resource consent application process or at S223/S224 stage. This will ensure that the final flood assessment is made with the most up to date information available to the Council and their developer/agent. Where Engineering Approval is required, a design report and certificate produced by a Suitably Qualified and experienced professional shall be supplied with the application for the Flood Assessment Certificate that demonstrates the finished ground levels of each site created by the resource consent will achieve 300mm freeboard above the 200-year ARI flood event levels when using a foundation height that complies with the Building Codes Acceptable Solutions guidance. If the consent holder is not required to apply for Engineering Approval (typically small urban subdivisions or rural subdivisions), the matter of finished floor levels will need to be resolved prior to the issuing of resource consent. All the information necessary to assess that the finished floor levels of the proposed development will comply with the District Plan requirements will need to be included in the application for resource consent application for assessment.

Links to District Plan rules

Rules:

NH-R1 15 – Existing buildings and structures within the Plains Flood Management Overlay

NH-R2 3 – New buildings and structures within the Plains Flood Management Overlay

Schedule:

NH-SCHED1 – Flood Assessment Certificate

Definitions: