Sentinel Planning

25/02/2026

Come join us! We are looking for Intermediate and Senior Planners to join our amazing team

Experienced Planner role at Sentinel Planning, managing resource consents and collaborating on projects that shape future communities.

23/12/2025

This year we worked hard, it was busy, and rewarding. We welcomed a new baby to the team, we welcomed new teammates and new pets, we worried about being kicked out of the office due to the best singing you could ever hear, albeit a tiny bit too loud, all in all, we had heaps of fun, and we are ready for a well deserved break 🌞
We wish you all a very Merry Christmas and a happy New Year! May it be as amazing as 2025 was, full of joy, laughter and creating unforgettable memories 💫

16/12/2025

Exciting news for early 2026! Come join us 💫

20/11/2025

Thank you for organising this beautiful event at

30/09/2025

MDRS – urgent action before 9 October

From 9 October 2025, the MDRS will no longer have legal effect in Auckland. Any project relying on MDRS as a permitted activity will lose that status unless it is already built or protected by a Certificate of Compliance (COC).

A COC can preserve rights for five years, but applications must be lodged before 9 October.

Council has also advised that projects with existing resource consents may be affected if the dwellings themselves relied on MDRS and are not yet completed. In these cases, additional resource consents could be required.

If your project may be impacted, the best available option at this stage is to consider lodging a COC. We recommend reviewing your position now, as timeframes are tight.

04/08/2025

How to save over $8,000 per dwelling using this Watercare growth charge hack! 💡

Standard IGC (Metropolitan area): $21,267 + GST ($24,457.05)
Small dwelling discounted rate (less than 65m² net internal area): $14,178 ($16,304.70)

Dwelling size is measured on the internal floor area of the unit.

Net internal floor area (same as the AUP) is:
✔️ The floor space between the finished surfaces of internal walls between rooms
❌ Excludes:
Balconies or decks
Parking
Garages

Confirmation of finer details:

• In apartment buildings, shared spaces such as elevator shafts, stairwells, and utility closets are excluded.

• However, wardrobes within the units are included in the overall unit size (in all cases, whether standalone, townhouse, apartment, etc). Similarly, laundries within the unit are included in the internal floor area calculation, but if an apartment building has a separate laundry for residents, then we don’t consider it as another unit. If that same laundry was for the residents and for members of the public to use, then it would be treated as commercial.

• Stairs (internal) are counted as floor area on each level (eg twice)

📏 The rate that applies to residential units with an internal floor area of 65m2 or less is 2/3s of the full rate.

📊 Net internal area and gross floor area are quite different
We are finding that two-bedroom terraces with a gross floor area of up to 70m2 can also have a net internal floor area of less than 65m2.

A calculation will be required to be submitted to Watercare to support the 2/3 rate being applied.

💡 Pro tip:
We suggest excluding internal room skirting boards from the NIA calculation as it’s part of the wall.

The above has been agreed with Mr. Rohit Chand – Manager – Connections Developer Services of Watercare.

24/07/2025

🏗️ Development Contributions Reassessments
The Council's development contributions policy was heavily modified when approved on the 1st June as a result of our review work and lobbying in association with the SANZ group.
As predicted in an earlier media article where interviewed after the DC hearing, we are now finding that in some parts of the city, the DCs are actually lower than before. Flat Bush and Drury are current examples where we are observing this. There will be other areas also.
🔎 If the amount is significant—especially for larger projects—it may be worth seeking a reassessment.
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⚠️ Reassessment Conditions
Please note that a reassessment can only be triggered by lodging a new resource or building consent, due to the way the policy is worded. As such, there is a reasonable cost involved in going through the process.
❌ Variations to existing approvals do not qualify as reassessments.
✅ A completely new application must be lodged.
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💡 Opportunities and a Way Forward
As an example, we recently did this for a client on a 6-lot scheme. The development contribution discount was $60,000, while the cost of the new application was around $20,000 (mostly made up of Council fees).
📉 That’s a $40,000 net saving for the client.
📝 If you have a development contribution estimate under an earlier policy, it’s worth checking if the amount would be lower under the current policy.
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🔧 DC Estimator Tool
You can use the link below to estimate contributions under the 2025 policy.
If you're unsure how to use it, we can assist—just send us your earlier approved plans. Please also share any previous DC invoices, as we can only use this calculator for estimates under the current 2025 policy:
🌐 http://dcestimator.aucklandcouncil.govt.nz/
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🚫 Already Paid a DC?
Please note that if a DC has already been paid, a discount cannot be obtained unless the existing approval is surrendered.
⚠️ This can be problematic if you're already at the S224c stage.
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We’re happy to review your situation on a case-by-case basis and advise whether it’s worth reapplying via a new RC or BC to achieve a discount.
📊 As a general guide, if the potential saving is over $20,000, it may be worth considering.
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💬 As always, we're here to keep you informed and help you make the best decisions for your project.

Identify required land parcels using the search box or zoom function, then select them by left clicking once. To deselect click on the same parcel again.

25/03/2025

Looking for your next adventure in planning? This could be it!

At Sentinel Planning, we’re all about shaping communities, solving challenges, and working with great people. Right now, we have an exciting opportunity for a planner to join our team on a 12-month maternity cover—with a strong chance of becoming permanent!
Plus, our office perks are hard to beat—think gym, great coffee, endless snacks, and a location just steps from Takapuna Beach.
Curious? Check out the details here and get in touch https://lnkd.in/efuW7vtE

18/09/2023

What a fabulous way to start our day, at BEN Breakfast organised by , with , the owner and the editor of

We had to ask for a photo sesh with our patisserie masterchef

Thank you and !

28/07/2023

Hanging around