Owner’s Representation & Permitting
Your Advocate for Stress-Free Projects
Navigating New Hampshire’s permitting, contractor coordination, and compliance requirements—especially for shoreline, ecological, or high-end landscape projects—can be complex. As your owner’s representative, we become your single point of accountability, ensuring your project meets regulations, stays on budget, and reflects your vision.
How We Protect Your Interests
Permit & Compliance Coordination
• Manage NHDES approvals (wetland, shoreland, septic), inspections, and documentation.
• Ensure designs and contractors adhere to state/local rules—critical for waterfront or ecologically sensitive properties.
Project Leadership
• Align architects, builders, and trades to avoid conflicts and delays.
• Serve as your clerk-of-the-works in NH, bridging gaps between plans and execution.
Budget & Schedule Oversight
• Proactively track timelines and costs, preventing overruns common in complex builds.
Why Partner with Garden Life?
Local Expertise – Decades of experience with Lake Sunapee Region permitting, ecology, and construction.
Seamless Integration – We combine owner’s rep services with our landscape design, shoreland permitting, and ecological compliance expertise for end-to-end solutions.
Cost Savings – Our oversight reduces risks, redundant work, and last-minute fixes.
Guidance for Shoreland Projects
Shoreland Accessory Structure Permitting & Design
Navigating New Hampshire’s Shoreland Water Quality Protection Act (SWQPA) can be challenging, but Garden Life NH’s Design Team is here to help. We specialize in designing, permitting, and implementing shoreland-compliant landscapes that enhance your property while meeting state regulations.
Seamless Design, Permitting & Implementation
From concept to completion, Garden Life NH streamlines the process of creating functional, beautiful, and compliant shoreland landscapes. Whether you’re planning a waterfront patio, a scenic pathway, or a shoreland restoration project, we have the expertise to bring your vision to life.
Get Started Today
Let us handle the details. Contact Garden Life NH to schedule a consultation and ensure your shoreland project meets all state requirements while enhancing your property’s natural beauty.
State Permits for Shoreland Accessory Structures
Shoreland Permit
A Shoreland Permit is required for any accessory structure built within 250 feet of the reference line, including:
Patios
Paths and walkways
Sheds and gazebos
Driveways and retaining walls
How We Help:
Our team assesses your site, develops a compliant plan, and handles the entire application process to ensure approval.
Wetlands Permit
A Wetlands Permit is necessary for projects that impact wetlands, tidal areas, or water access points, such as:
Docks and piers
Shoreline stabilization structures
Water access paths
How We Help:
We create designs that minimize wetland disturbance while ensuring compliance and securing approvals.
Alteration of Terrain (AoT) Permit
An AoT Permit is required for projects that disturb more than 50,000 square feet of land (or 10,000 square feet in a protected shoreland area). This permit ensures proper erosion control and stormwater management.
How We Help:
We develop site plans that prioritize sustainability while meeting state regulations, keeping your project on track.
New Hampshire State & Local Rules for Tree and Vegetation Management
Buffer Zones & Scope
Example Service Area Jurisdictions & Protected Areas
| Jurisdiction | Protected Area | Key Zones |
|---|---|---|
| NH DES (State) | 250' from reference line | 0–50': Waterfront Buffer (25'x50' grid segments) 50–150': Woodland Buffer (25% natural woodland required) |
| New London | 50' Waterfront Buffer | Follows state rules (25-point minimum per segment) |
| Newbury | 250' Shoreland Overlay | 0–50': Waterfront Buffer (25-point rule) 50–150': Woodland Buffer 150–250': Protected Area |
| Sunapee | 150' Natural Woodland Buffer + 250' Overlay | 0–50': Stump/root restrictions 50–150': General tree-cutting rules |
Tree Cutting & Scoring
Jurisdiction & Tree Removal Rules
| Jurisdiction | Tree Removal Rules | Scoring System | Dead/Diseased Trees |
|---|---|---|---|
| NH DES (State) | Allowed if the grid segment retains ≥25 points |
- 1–3" = 1 pt - >3–6" = 5 pts - >6–12" = 10 pts - >12" = 15 pts |
Exempt but must be replanted if points fall below 25 |
| New London | Follows state 25-point rule per segment | Identical to state | Must be replanted to restore points |
| Newbury | Trees valued at fewer points in the 50' buffer; Natural Woodland Buffer rules beyond | 1–6" = 1 pt 6–12" = 5 pts >12" = 10 pts |
Expedited approval; no scoring impact |
| Sunapee | Must follow state scoring and applies additional restrictions (e.g., >1,000 sq. ft. clearing) | State rules and focus on project scale | Exempt with arborist certification |
Key Takeaways
- Regulatory Differences: While all towns follow state scoring, Newbury and Sunapee apply additional restrictions in certain areas.
- New London: Closely follows state rules with the standard 25-point grid system.
- Newbury: Adjusts tree valuation in the 50' buffer and has specific Natural Woodland Buffer rules beyond.
- Sunapee: Adheres to state scoring but adds project-scale restrictions such as limits on clearing over 1,000 sq. ft.
- State Alignment:
- Newbury mirrors NH DES buffer tiers but adds the 250' Protected Area for assessing all tree removals.
- Notable Local Additions:
- Newbury's expedited dead-tree review.
- Sunapee's DES stump-removal rule.
Recommendation
Check state rules first (DES Fact Sheet SP-5), then local ordinances—towns often add stricter layers.
Or let us handle the complexities for you!
Contact Our Permitting Team