Upper Hutt City Council — Property Due Diligence Guide
Upper Hutt City Council governs the upper (northern) end of the Hutt Valley, with a population of approximately 45,000. The city sits along the Hutt River and is surrounded by the Rimutaka (Remutaka) Range to the east and the Akatarawa Range to the north, providing excellent access to outdoor recreation.
Quick Facts
Useful Links
How to Order a LIM Report
You can order an Upper Hutt City Council LIM online through their website. Standard processing takes 10 working days, with an urgent option available for faster turnaround.
Upper Hutt LIMs cover building consents, resource consents, rates, zoning, and natural hazards. The Hutt River flood plain is a significant consideration for many properties, and the LIM will identify any flood hazard zones.
For properties in the Hutt Valley floor, check floor levels relative to flood levels. For hillside properties, check land stability information. The Wellington Fault runs along the western side of the Hutt Valley.
District Plan Zones
Upper Hutt's District Plan includes these key zones:
- Residential Zone: General suburban residential
- Residential (Conservation) Zone: Lower-density areas with environmental values
- Business Commercial Zone: Shopping and commercial centres
- Rural Zone: Akatarawa, Mangaroa, and Whiteman's valleys
- Rural Lifestyle Zone: Semi-rural properties on the urban fringe
The district plan enables some intensification near the railway stations and town centre.
Natural Hazards
Upper Hutt's natural hazard profile includes:
- Seismic activity: The Wellington Fault runs along the western edge of the Hutt Valley. Upper Hutt has significant earthquake risk.
- Flooding: The Hutt River and its tributaries (Mangaroa River, Pinehaven Stream) create flood risk. The Pinehaven area has experienced significant flooding events.
- Land instability: Hillside suburbs and valley slopes can be prone to slipping.
- Fault rupture: Properties near the Wellington Fault line face surface fault rupture risk in a major earthquake.
Building Consent & Code Compliance
Building consent is processed by Upper Hutt City Council with a standard 20 working day target.
Properties near the Wellington Fault or in flood-prone areas may face additional building requirements. New builds in the Pinehaven area are subject to specific stormwater management rules following historical flooding.
Frequently Asked Questions
How does the Wellington Fault affect Upper Hutt property?
The Wellington Fault runs along the western side of the Hutt Valley through Upper Hutt. Properties near the fault face surface rupture risk in a major earthquake. The LIM will note any fault hazard overlays. Properties directly on the fault trace may face building restrictions and insurance implications.
What happened with Pinehaven flooding?
Pinehaven experienced significant flooding in 2015 when the Pinehaven Stream overflowed. This led to new flood management rules and infrastructure improvements. Properties in the Pinehaven area should be checked carefully for flood hazard zones on the LIM. The council has implemented specific stormwater rules for the area.
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