Step 1: Viability Phase
Before you start – Feasibility and Financial Analysis
There is a lot to think about when embarking on a subdivision and we can give you some initial advice and ballpark figures to help you assess the risks and rewards of your development.
To be able to subdivide your land, big or small, you need to meet the requirements of the Council’s District Plan. Under the Resource Management Act 1991 all subdivisions require resource consent and this is the first step in the subdivision process.
Just because you don’t meet all the rules and requirements in the District Plan doesn’t automatically mean you can’t subdivide, but there will be more hoops to jump through.
Before you start – Costs
Financial preparation is essential before deciding whether subdivision is an option for you. Every job is unique and costs depend on subdivision size, the location of your property and Council and engineering requirements. You will need to pay for resource consent planning, engineering design and construction, legal survey and Council compliance. There are also Council fees, Land Information New Zealand fees and solicitor fees.
Call us now to discuss indicative costs and realistic timeframes to help you with your preparation and cash flow management.
Step 2: Consent Phase
After reviewing your new project, we work with consulting planners to help you transform your land into a network of roads, drains and cables that form the basis of any subdivision. Planners interpret the laws and rules relating to land development to obtain the necessary consents.
Where required we engage engineering firms to help you assess your land and work with the natural contours to create an appealing subdivision with an effective system of roads and services. We can also enlist the expertise of ecologists and other specialists to assist with areas of special significance as well as design for wetland restoration and bush lot subdivisions.
We communicate regularly with council staff, keep abreast of rule and policy changes and understand the procedures required to get your subdivision consent lodged in a timely fashion.
Preparation for the consent application usually involves the following:
- Research the property title and District Plan rules.
- Guide you through resource management planning and urban design processes as required.
- Prepare a subdivision scheme plan showing the development or proposed land use.
- Research and prepare technical reports. These can include ecology, geotech, civil engineering and cultural heritage reports, as required by the District Plan.
- Prepare a Planning Report which includes an Assessment of Environmental Effects (AEE) of the proposal and how is it proposed to avoid, remedy or mitigate these effects.
- Complete an Application Form.
- Supply a copy of the certificate of title for the proposed site(s).
- Preparation of supporting documents, reports and photographs.
- Obtain neighbours approvals if required
- Arrange payment of the Council Deposit.
- Lodge consent and work through the process with Council
Step 3: Survey Phase
Land Transfer survey involves several key steps to prepare and gain approval for your new title plan:
- Search survey data.
- Survey field work to place boundary pegs in the correct position for the new sections.
- Process field data to prepare land transfer plans.
- Attain local authority Section 223 RMA certifications
- Complete survey dataset and lodge E-survey with LINZ.
- Attain LINZ approval of survey plan (‘as to survey’).
Step 4: Engineering Phase
We generally work through the following process to attain engineering consent:
- Assist engineers with data for engineering design plans.
- Set out the subdivision.
- Assist with engaging contractors to installing new services and access. This can include the provision of roading, water supply, earthworks and drainage, as per the conditions of the Consent.
- Assist with physical works, including measuring quantities of materials.
- Attain “As-Built” certification.
- Apply to local authority for Section 224 RMA certification
Step 5: Legal Phase
Signing off your paperwork signals the end of the process, and is vital to gaining your new Certificate of Title.
We make sure all the paperwork is completed and lodged:
- Receive sign-off from Council
- Liaise with your solicitor to prepare E-dealings and submit to Land Information New Zealand (LINZ)
- LINZ deposits survey plans and issues new Certificate of Titles