Buliding Thriving Communities

We collaborate using design and innovation

Subdivisions & land development comes in all sorts of shapes and sizes.

Subdivisions are a collaboration between our land surveying and planning teams, where we have the expertise to guide you through the process from start to finish.

Whether you are adjusting a boundary, creating a new section, or updating a cross-lease or unit plan, our planners have intimate working knowledge of District Plans and can steer your project down the path of least resistance to obtain Council approval.

Our surveyors are known for creating visually appealing environments while minimising environmental impacts and allowing you to maximise the development potential of your land.

Above all – it’s about the people. We enjoy working with our clients, Council staff and community takeholders to bring your objectives and visions to life.

Buliding Thriving Communities

The Subdivision Process Explained

1) Subdivision feasibility investigation

To assess the subdivision potential of your property we review title documents, Council database records, and evaluate your proposal against District Plan provisions and requirements. Other constraints such as flooding, access, site topography, and existing Council infrastructure are also analysed, along with whether neighbour’s approvals may be required to support the proposal. A site visit is often undertaken to assist our investigation. A broad estimate of development costs can then be prepared based on the anticipated physical works required, and the fees that will be imposed by Council.

2) Topographical survey and scheme design

Should you decide to proceed with the subdivision, our land surveyors will undertake a topographical (site) survey to gather accurate three dimensional positions of buildings, features and ground levels within the site. We then assess the site’s legal, topographical and engineering constraints and in consultation with you, prepare a scheme plan showing the proposed boundary layout. This plan will also demonstrate how new service connections (sewer, stormwater and reticulated water supply) and access can be provided to each lot.

3) Resource consent application

All subdivisions require resource consent and our experienced planners then prepare an application and Assessment of Environmental Effects specifically tailored to the proposal. Depending on the scale and nature of the proposal, we liaise with external consultants to arrange for the preparation of assessments to support the consent application. This could include geotechnical, contamination, traffic and transportation, archaeological, ecological, and mana whenua assessments. Pre-application consultation may also be undertaken with Council staff. The application, with the supporting scheme plans and reports, is then lodged with Council. Council may request further information before issuing their decision.

4) Detailed engineering design and approval

Following the issue of the Council decision and resource consent conditions, we prepare detailed engineering construction plans, at which point we review and update our estimate of construction costs. We also prepare Quality Assurance Plans and Earthworks Management Plans showing procedures to manage, remedy and mitigate any adverse environmental effects. Development work must comply with consent conditions and construction can only commence once Council engineering approval has been obtained.

5) Subdivision Construction

We will obtain tender prices from local contractors to undertake the civil works needed to implement the subdivision, such as the installation of new drainage and service connections, and the construction of new vehicle crossings, right of ways, and roads. We also liaise with utility providers (fibre, power, gas) for layout designs and then obtain compliance sign-offs that the new connections have been installed to their specifications. We will oversee construction and the implementation of all resource consent conditions to ensure that final sign-offs can be obtained from Council.

6) Land Transfer survey

Our land surveyors then undertake calculations to define the existing property boundaries and the position of the new boundaries. Field work is then undertaken to place new boundary pegs. The e-survey dataset is then prepared, comprising of the Land Transfer plans showing new boundaries, areas, dimensions and easements, plus supporting technical reports, calculations and diagrams. Our surveyors will liaise with your solicitor throughout the subdivision process and issue draft plans to assist in their preparation of the legal documentation required by LINZ.

7) Final Council certification

We then submit the Land Transfer plan to Council to demonstrate that the new boundaries and easements are in accordance with the consented scheme plan (s223 Resource Management Act 1991 certification). Following the completion of all physical works, we prepare an application for s224(c) RMA certification, outlining how each condition of consent has been complied with. This typically includes supporting reports to be referenced in consent notices, and as-built plans showing newly built infrastructure. Once satisfied that all conditions have been complied with, Council will advise when financial contributions and development levies are to be paid, and then issue s224(c) RMA certification.

8) Lodgement with Land Information New Zealand

Following receipt of all Council certifications, the Land Transfer e-survey dataset is lodged with LINZ by a Licensed Cadastral Surveyor. Your solicitor also lodges their legal documentation for LINZ approval, either separately, or in a simultaneous lodgement with the surveyor. To complete the subdivision process, LINZ deposit the survey plan as a legal document, cancel the existing title and issue new titles for each of the lots shown on the Land Transfer plan

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