• Preliminary Assessment
• Topographical Survey
• Site Analysis
• Scheme Plan
• Consultants Reports
• Consultation
• Subdivision Consent Application
• Subdivision Consent Processing
• Land Transfer Survey
• 224c Certificate (Completion)
• New Titles

Preliminary Assessment

Before proceeding with the project a preliminary assessment is carried out to identify whether the site is suitable for subdivision. This can include an assessment against the District and Regional Plans, topographical data (contour), archaeological data, and more. It is advisable to obtain legal and accounting advice at this stage.

Topographical Survey

This survey is useful for identifying site features and contour on a plan. Typically, contour levels and the location of buildings, fences and services are useful. This data is utilised by a land surveyor in the design stage, by Council when processing the subdivision consent application and by other consultants such as engineers, landscape architects and architects.

Site Analysis

Where the potential building areas are not so obvious a plan overlay of features can be utilised. This methodical approach can reveal suitable building areas when features such as slopes, gullies, ridges, waterways and vegetation are identified on a plan. Our 12 Model software contains powerful analysis tools such as slope range colour shading, flow arrows, ridge and gully identification, and aspect identification. An aerial photo background can be utilised for 2D or perspective views.

Scheme Plan

The scheme plan illustrates the layout of the subdivision including proposed boundary positions and proposed lot areas. This plan is used by Council to assess the proposal and referred to by Consultants in their reports. Topographical information can also be shown.

Consultants Reports

Engineering – required when matters such as access, building sites, drainage, effluent disposal and stability need to be commented on further.

Landscape – to provide an assessment of the site with regard to landscape context and character, and recommend mitigation measures to offset the potential visual and landscape effects of the subdivision.

Ecological – recommendations can be made with regard to flora and fauna protection and enhancement.

Archaeological – archaeological sites may need to be identified or reported on prior to development of the site. The purpose of this report is to determine to what extent sites on the property are potentially affected by the proposal.

Consultation

Consultation is undertaken with parties who may be considered affected by the proposal to subdivide. They can include neighbours, D.O.C., Iwi, utility companies, and NZ Transport Agency.

Subdivision Consent Application

A Subdivision Consent (Resource Consent) is required from a local authority (Council) for approval to subdivide a property. An application is made taking into account all relevant statutory and district plan requirements. The application includes an assessment of environmental effects and other reports such as Engineering, Landscape, Ecological and Landscape may be referred to.

Subdivision Consent Processing

Council can process the application under delegated authority (in-house) or as a notified application (hearings committee). A notified application generally involves a longer timeframe and additional costs. Council usually attach conditions of approval to the Subdivision Consent. The subdivision consent conditions can be wide-ranging but typically include requirements for power, telephone, access, and other utility services.

Development Contributions – A separate invoice from Council will be issued with regard to Development Contributions to be paid.

Land Transfer Survey (Subdivision Survey)

Once Subdivision Consent has been granted by Council a survey is carried out that includes the pegging of the new boundaries. The title plan and documents are submitted to Council for signing (223 certificate) and checking against the approved scheme plan. The complete survey dataset (esurvey) is then submitted to Land Information N.Z. (L.I.N.Z) via the internet for survey approval. Copies of the approved title plan and documents are sent to you and your solicitor.

L.I.N.Z. Plan Lodgement – Land Information N.Z. are responsible for auditing and approving the dataset submitted by the Surveyor. Once the esurvey has been approved it is integrated into a national database known as Landonline.

224c Certificate (Completion)

At this stage the survey plan (223) has been signed by Council and all subdivision consent conditions have been completed or bonded for. The next step is to apply for the 224(c) certificate (completion) and other relevant certificates (e.g. 221 consent notice) from Council. The 224c is effectively the last signoff from Council for your subdivision and is forwarded by us to your solicitor.

New Titles

Your Solicitor prepares documents and forms to be submitted to L.I.N.Z. for the issue of new Certificates of Title. These documents include details of any easements or covenants. Any mortgage issues are dealt with between your solicitor and financer.