Subdivisions

Multi-Lot Subdivision in West Auckland
Multi-Lot Subdivision in West Auckland


Construction Set Out-Subdivision
Construction Set Out-Subdivision


Land Development Survey
Land Development Survey


Land Transfer Survey
Land Transfer Survey


Subdivision Service Connections
Subdivision Service Connections


Subdivision Access Construction
Subdivision Access Construction

The process of increasing the number of land parcels from existing certificates of title is known as Land Subdivision. Some major boundary adjustments can also be considered as Land Subdivision. Whether one is subdividing a 1000m² section or 100 hectare block of land, the basic process is the same. Sample Plans: Scheme1, Scheme 2, Land Transfer, Title.

One should become familiar at the outset with the following stages of subdivision.

 

Due Diligence Phase

Firstly, depending on your particular subdivision, meet with either all or some of the following: Surveyor, Solicitor, Engineer, Council Planner, Architect, and Accountant. Usually your Surveyor and Solicitor can tell you who will need to be consulted. The head title and District Plan will be analysed to assess whether subdivision is possible and, if so, what conditions /restrictions might apply. At this point, decision will be made as to whether it is feasible to continue with the subdivision on the basis of your original subdivision plan.

Scheme Plan Preparation and Resource Consent Application

The Surveyor will carry out Site Survey following which Scheme Plan and report will be prepared for the proposed subdivision and lodged with the Council. The Scheme Plan will show all boundaries on the head title and the layout and size of the new lots. In most cases it will also show the location of the buildings, roads, significant natural areas, rivers or streams, reserves, easements, schedules and any other information required to assess the effect upon the environment (as required by the Resource Management Act 1991). Once completed, the Surveyor will submit the resource consent application to the Council.

Grant of Resource Consent

Before granting a Resource Consent, a site inspection is carried out by the Council Planner checking that the subdivision complies with the Policies, Objectives and Rules set out in the District Plan. The Planner will in most cases carry out consultation with the Regional Council, Council Engineers and Building Inspectors to check that the subdivision meets their requirements. All going well, the Council gives its approval and will grant Resource Consent. Most subdivisions that comply with the plan will be processed on a non-notified basis and a decision should be made within 20 working days but in most cases it takes much longer depending on the level of submitted application.

Implementation of Conditions

Almost always the Council will impose conditions such as provision of water and sewer connections to new residential lots, formation of Right's of Way and vehicle crossings. These conditions and any others imposed will need to be met by the applicant before new certificates of title are issued.

Council Approval

When the appropriate conditions have been met and the development levies paid (where required), the Surveyor requests Section 223 and 224(c) (Resource Management Act 1991) certificates . These certificates are issued when the Council is satisfied that the plan and the implementation of conditions conforms to the subdivision consent. The Council may issue Consent Notice if conditions have not been complied with.

Issue of Title

Finally the Surveyor will complete the Land Transfer field work and Survey Plan preparation in terms of the required Survey Act and Survey Regulations, and respecting the Council requirements. The Survey Plan and Land Transfer documents are lodged with Land Information New Zealand (LINZ) for Approval as to Survey and the final deposit. At this stage the Solicitor lodges the necessary documents for the registration of new titles including where required: easements to grant Rights of Way, drainage easements, Land Covenants and any other appropriate legal instruments. The Solicitor can simultaneously lodge with LINZ these documents together with Section 223 and 224(c) certificates and Consent Notices. The titles are usually issued 10-15 working days thereafter.

Finally

Make a point of getting to know the above steps specially if you wish to manage the project. You will then be able to take more control of the process while relying on the relevant experts to guide you through the finer points of that process. Alternatively a suitable Project Manager may be engaged to see through the succesful completion of the proposed development.

 

 

Call Us for more information or to book your survey.