‘Execution matters’: Cautious optimism from developers on sweeping RMA reform
Tuesday, 9 December 2025
Developers have welcomed sweeping planning reform, with minister in charge Chris Bishop promising property owners much more autonomy when it comes to their own land, and council less ability to say “no”.
But, they are cautious.
“The intent is strong. The execution now matters,” Canterbury-based construction expert Mike Blackburn told The Post, “because if executed poorly, it risks simply shifting uncertainty from consenting to regulation writing.”
The reforms will see the RMA scrapped in favour of two new laws - The Planning Bill and The Natural Environment Bill. The former allows for planning and regulating land use while the latter establishes a framework for protection, management and use of the natural environment.
Councils will no longer be able to stop new housing or developments for aesthetic reasons, because they hampered private views, or because of pressure on neighbouring businesses, and other “insane requirements”, according to RMA Minister Chris Bishop who described house colours and doorways as requirements that were hampering development.
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Blackburn said the reforms were a decisive shift away from a system designed to manage scarcity, and toward a system intended to enable supply.
“And it’s about bloody time.”
For residential construction, the reform directly attacked the market’s three biggest structural barriers - artificial land scarcity, excessive consenting drag, and fragmented council rule-making, he said.
“If the system works as intended, the industry will finally be able to focus more on building houses, and less on fighting process.”
Potential benefits such as fast land release and subdivision approvals and lower development compliance costs supported higher build volumes, improved affordability, and more predictable pipelines, he said.
“It will also stop councils meddling in planning design, one of the biggest complaints I hear from developers and builders. Councils should not be able to tell you where to put a bathroom or the front door in a house, and now they won’t be able to.”
But there were risks to watch, and council capability during the transition would be critical as there was real risk of short-term confusion, he said.
Like Blackburn, Auckland developer David Whitburn said the reforms would not lead to a significant boost in housing anytime soon, but they would enable a bit more supply to come through.
There were still challenges around such things as natural hazards and infrastructure, but the reforms were a step in the right direction, he said.
“Reducing the number of planning zones down to 17 is really helpful, and the changes around consents make what is required more clear.
“There are more permitted, low impact activities which consents are not needed for, and that will reduce minor jobs - like putting up a car port - that clog council systems.”
It should all lead to reduced consenting costs, and a consent process that was faster and more efficient, Whitburn said.
“And the reforms won’t just benefit developers, they will also make it easier for people wanting to make alterations or additions to their own homes.”
But the reforms did not slash red tape, rather they trimmed it, and they did not address issues such as development contributions, he added.
“They won’t be a Holy Grail for housing.”
Property Council chief executive Leonie Freeman said the direction of travel was “very positive” for development, investment, and economic productivity, and reduction in planning zones was hugely significant, she said.
“The changes reflect a strong commitment to creating a planning system that is consistent, predictable and focused on enabling development.
“The new system has the potential to unlock significant development capacity and drive better outcomes for both the industry and our communities.”
But ongoing checks would be required to ensure the system delivers as intended, she said.
“We have some reservations about the stability of national policy direction over time. Future Ministerial changes could have major impacts on planning approvals, so durability and cross-party alignment will be important.”
“Ultimately, it will be the detail and how it is implemented that matters.”
Palmer and Cook managing director Mark Cook said the RMA definitely needed reworking.
Developers would need to act responsibly, he said.
“If it’s made easier it's on developers to act with responsibility using it,” he said.
Palmer and Cook has built several multi-unit residential developments in Lower Hutt and Waikanae Beach - some of which have faced criticism and opposition for things like no fitting the area they are being built in. New rules would mean housing or developments could not be stopped for reasons such as the “visual amenity,” “private views,” pressure on neighbouring businesses, or internal matters like the existence of a balcony.
Cook said New Zealand was behind the rest of the world for the speed consents were processed and this would help get some developments working.
“It's a positive thing for the country.”