PC27 Is Operative: A Practical Guide for Tauranga Property Owners and Developers

Following our previous article on stormwater and flood management, we wanted to provide an update now that Plan Change 27 (PC27) has officially become operative.

PC27 was introduced by Tauranga City Council to better manage flood risk from intense rainfall and future climate impacts. Now that the plan is live, it brings real-world implications for how land is developed, subdivided, and even renovated in Tauranga.

So, what’s changed? And what do you need to know?

Key Impacts of PC27 Being Operative:

• Flood mapping now matters more than ever. Properties identified as being within a flood-prone area (floodplains, overland flowpaths, or floodable zones) must now meet stricter development rules. These maps are public and based on advanced modelling including future climate change scenarios through to 2130.


• Resource consents may be required. If you’re planning to build, subdivide, or make major changes to a property within a mapped flood area, you may now need a resource consent – even for activities that previously wouldn’t have triggered one.


• Higher floor levels and design adaptations. New builds and some extensions will need to be designed with minimum floor levels that protect against flooding, adding both compliance requirements and construction costs.


• Potential for site-specific flood modelling to override maps. If your property is shown in a flood-prone area but you believe the risk has been overstated, you can commission site-specific modelling. This can refine or challenge Council’s assumptions and potentially reduce development constraints.

• Due diligence is essential. Before purchasing or planning a project, flood mapping should be one of the first things you check.
  
• Budget for compliance. New requirements may increase design, consent, or construction costs, but they can also reduce long-term risks.
  
• Seek expert support. At CKL, we’re already helping Tauranga clients respond to PC27 with tailored flood modelling, strategic site planning, and practical mitigation designs.