Horowhenua District Council — Property Due Diligence Guide
Horowhenua District Council serves a growing district on the Kapiti Coast's northern edge, with a population of approximately 36,000. The main town is Levin, with smaller settlements including Foxton, Foxton Beach, Shannon, and Tokomaru. The district has experienced significant population growth as a commuter belt for Wellington, accelerated by improvements to State Highway 1 and the rail corridor.
Quick Facts
Useful Links
How to Order a LIM Report
Contact Horowhenua District Council directly to order a LIM. Standard processing takes 10 working days.
Horowhenua LIMs cover building consents, resource consents, rates, zoning, and natural hazards. The district's growth means there are both older properties with potentially limited consent records and newer builds in well-documented subdivisions.
For coastal properties at Foxton Beach and Waikawa Beach, pay particular attention to coastal hazard zones. For Levin properties, check drainage and flooding information, as parts of the town have experienced stormwater issues.
District Plan Zones
Horowhenua's District Plan includes these key zones:
- Residential Zone: Levin, Foxton, and Shannon
- Commercial Zone: Levin town centre and local shops
- Greenbelt Residential Zone: Larger residential lots on the urban fringe
- Rural Zone: Farming, horticulture, and rural production
- Rural Lifestyle Zone: Smaller rural lots near townships
- Coastal Zone: Special provisions for beach settlements
The district plan is being updated to manage growth, with significant new residential capacity planned for Levin.
Natural Hazards
Horowhenua's natural hazard profile includes:
- Flooding: The Manawatu River, Lake Horowhenua, and local drainage systems create flood risk. Levin has historically experienced drainage issues during heavy rain.
- Coastal erosion and inundation: Foxton Beach and Waikawa Beach face coastal hazard risks, which are expected to increase with sea-level rise.
- Seismic activity: Moderate earthquake risk consistent with the lower North Island.
- Liquefaction: Parts of the district on alluvial and coastal soils may be susceptible.
- Land instability: Minimal on the flat plains, but the Tararua Range foothills have some slope risk.
Building Consent & Code Compliance
Building consent is processed by Horowhenua District Council with a standard 20 working day target.
The district's rapid growth has increased consent volumes. For new subdivisions, check that all infrastructure (roads, water, wastewater, stormwater) has been completed and vested with the council before purchasing.
Frequently Asked Questions
Is Levin a good commuter option for Wellington?
Levin is approximately 100km north of Wellington, with commuting via SH1 or the Kapiti rail line (with a bus connection from Levin station). Travel time is around 75-90 minutes by car. Property is significantly cheaper than Wellington and Kapiti, but the commute is long. Remote work has made Levin more attractive for those needing only occasional city trips.
What should I know about coastal property in Horowhenua?
Foxton Beach and Waikawa Beach properties should be checked carefully for coastal erosion and inundation hazards on the LIM. Sea-level rise projections may affect insurance availability and long-term values. Some coastal areas also have limitations on wastewater disposal. Check Horizons Regional Council coastal hazard mapping.
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