The truth is, there are several key stages where projects commonly lose time. The good news? With the right preparation, many of these delays can be reduced or even avoided.
Below, we’ve broken down the major culprits in the order they usually appear on a project.
Resource Consent
Why it takes longer than expected
Almost every project owner underestimates this stage. Resource consents vary massively in complexity. A minor district plan breach (like building height or car park quantities) may be straightforward. But a land-use change (say, industrial use on rural land) can involve multiple council departments, each with their own requirements.
What can hold things up:
- Stormwater: Often needs a full civil design and, if waterways are nearby, regional council approval.
- Firefighting water supply: No hydrant nearby? You may need large onsite storage.
- Road access: Involves council roading teams and/or NZTA/Waka Kotahi.
- Neighbours: Notified consents invite objections.
- Wastewater systems: Can trigger additional regional approvals.
Some consents wrap up quickly. Others can drag on for 12–24 months.
We’ve seen a project where proposed resource consent conditions set by council are cost prohibitive to implement and the time to get additional consultants and negotiate with council has added over 12 months to the project.
Our rule of thumb: allow more time than you think and develop your concept design early, so surprises (like stormwater or firefighting water) can be integrated into practical solutions.
Building Design & Consent
Simple projects (basic industrial buildings) may only need:
- Structural design
- Basic architectural documents
- A fire report under C/AS2
- A straightforward geotech test
Complex projects (large warehouses, workshops, or office-heavy buildings) can require:
- Structural peer reviews
- Specialised slab and racking design
- Full mechanical (HVAC) design
- Thermal modelling for H1 compliance
- Detailed fire engineering
- Civil engineering for stormwater and earthworks
- Accessibility and interior design reports
- Curtain wall glazing documentation
- Electrical/emergency lighting design
On top of that, add specialist features like gantry cranes, service pits, heated floors, or hangar doors, and complexity multiplies. (link to consultants required article)
The ripple effect of changes
One project we worked on had the office layout tweaked late in the game. Moving a few windows sounded minor, but it cascaded into structural recalculations, new fire egress paths, and drainage redesign. That ‘quick change’ added three weeks.
Lesson: Invest extra time upfront. A solid design reduces changes later, which saves weeks overall.
Council Building Consent
For simple builds, timing often depends on how busy the council is. Complex projects take longer because there’s more detail to review.
Common council requests that add weeks:
- Structural peer reviews (PS2): Sometime this can be pre-empted, other times councils seem to request on an ad hoc basis which can add 4–6 weeks.
- Geotechnical queries: Especially with hazards like flooding.
- Natural hazards or site-specific risks requiring further reports.
Pro tip: Schedule a pre-lodgement meeting with council to flag requirements early and avoid nasty surprises.
Onsite Construction
This is the exciting stage, groundbreaking, steel going up—but delays can still creep in.
- Weather: Largely outside your control, though aiming for a fast “lock-up” helps.
- Contractor availability: High demand can stretch subcontractors thin. Advance planning and clear communication are the best mitigations here.
The Bottom Line
Most project blowouts don’t happen on site, they happen before the first spade hits the ground, in resource consent and design.
The best ways to protect your timeline:
- Plan thoroughly from the start
- Keep communication open across all consultants
- Minimise design changes once underway
At Attika, we bring architectural and structural design together in-house, so you get a coordinated package, with one consultant and one designer as your main points of contact. And with our extended network of engineers and specialists, we can navigate consent and council requirements efficiently, keeping your project moving.
Our team of experts are here to help so please get in touch if you would like to discuss your next project.
