This is the first article in a 9 part series that seeks to outline the steps required to subdivide land and illuminate some of the more practical issues, from a surveyor’s perspective, that are relevant for subdividing land.
A subdivision needs a resource consent to subdivide the land. However, to complicate things, many subdivisions will also require the simultaneous development of the land – being the construction of the residential units that are ultimately intended. Those developments will also need resource consent for that specific land use.
For the purposes of this article (and subsequent articles in the series), I’ll be focussing on subdivision consents but will highlight some things that will be necessary for an accompanying land use consent.
In the following articles I’ll be exploring the following steps in the process:
Step 2: Collecting information about the site via land surveys
Step 3: Designing the subdivision
Step 4: Collecting other information necessary for the application for subdivision consent
Step 5: Preparing the application for subdivision consent
Step 6: Preparing the engineering design plans
Step 7A: Constructing the subdivision
Step 7B: Preparing the final survey plan (the Land Transfer Plan)
Step 8: Obtaining final certification from Council
Step 9: Obtaining new titles (completing the subdivision)
Step 1: Investigation
At Rad Surveying we help new and longstanding clients understand whether a subdivision of the subject site is possible, and what it might cost to subdivide. We typically do a “desktop assessment” including:
A high-level assessment of the site against the rules in the relevant District Plan.
Looking at the available Council infrastructure (using Council records) to service the site and considering the limitations of that infrastructure.
Identifying other relevant information, for example flood hazard overlays that affect the site, restrictions that are noted on the title for the property.
In this phase we might also submit specific questions to Council (or participate in a ‘pre-application meeting’ with Council). We will likely prepare a concept plan that shows theoretical, possible boundary positions and we can prepare a tentative estimate of the costs to complete the subdivision.
The desktop assessment can be done quickly because most of the information is in the public domain but can never be taken as absolute assurance of the certainty or cost of subdivision because:
- Council has ultimate say over whether a subdivision may proceed and how it will do so.
- Council records (of services) may be inaccurate.
- Ground conditions are unknown and may affect physical construction.
- Future, specific (and unknown) design will have an impact on costs.
- Other parties are in control of costs (eg utility companies installing power and telecommunications).
- Site topography is unknown, which coupled with ground conditions, will affect design, engineering, and construction.
These initial investigations help garner confidence that the site can be subdivided, what the subdivision might look like and a broad indication of costs before the client pushes on with the next steps.
Types of Subdivisions
Greenfield Subdivisions
Greenfield subdivisions are typically in areas recently zoned for residential development – like Peacocke at the south of Hamilton. Typically, greenfield development seeks to create bare lots for further development – a straight subdivision consent is required.
Unit Title Developments and Duplex Developments
Unit title developments and duplex developments in Hamilton city proceed on the basis that the residential units will be built. These developments need both subdivision and land use consent.
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