To subdivide your … 281 Process, Costs & Timing Process, COSTS & TIMING 1) Subdivision Process The subdivision process is not for the faint-hearted. 278 Cadastral survey dataset is defined in the Cadastral Survey Act 2002. A new Record of Title is issued. However a consent authority must give consideration to refusing the grant of a subdivision consent, or impose conditions, if it considers that: 2017 – Winner Strategy and Planning Auckland Every project is different and whether the subdivision is simply adding one extra title or your subdivision plans involve multiple new lots, the process can be complex. Housing Accords and Special Housing Areas Act 2013, Lodgement with Land Information New Zealand, The locations and areas of new reserves to be created, including any esplanade reserves and esplanade strips, The locations and areas of any existing esplanade reserves, esplanade strips, and access strips, The locations and areas of land below mean high water springs of the sea, or of any part of the bed of a river or lake, to be vested in the Crown or local authority under section 237A of the Resource Management Act 1991, The locations and areas of land to be set aside as new roads, There is significant risk from natural hazards; or. The process of subdivision is categorised under three main types of land ownership. Land subdivision creates s… -  A consent notice has been issued, in respect of a condition which is to be complied with on a continuing basis by the subdividing owner and subsequent owners In almost all cases, an owner of land wishing to subdivide will need to obtain a resource consent and even if subdivision is a permitted activity an owner of land wishing to subdivide will need to obtain a certificate of compliance. Finally, the existing title is cancelled and new certificates of title are issued for each new parcel of land shown on the survey plan.  Activities associated with a subdivision, such as earthworks and vegetation clearance, may also require resource consent(s) from the district or regional council. Apply for survey plan approval (section 223 certification). The simplest of subdivisions can take three to four months to complete while the more complicated or larger subdivision can take a lot longer. There is a cost involved, but the bulk of the cost (around 75%) comes after the resource consent is granted, when you  (s108(2)(b)). A deposit (refer to the Signing and Sealing other plan or certificate category of the). 273, A subdivision consent application will generally be determined in the normal manner. As a very broad rule of thumb – for a 2 lot urban subdivision, cutting off your back section, we allow 9 – 12 months from instruction to obtaining title. by obtaining approval of a survey plan. “The biggest thing is setting your due diligence at a big enough timeframe to enable you to get these specific reports collated, get to the Council, and then sit down with a planner to actually understand what that means.” Access the deposit of survey plans for the subdivision of land guideline 2018 2. And for more information about subdivision site sizes in Auckland click here. Subdivision Guide THE SUBDIVISION PROCESS Land subdivision takes many forms, including fee simple, cross-lease, unit titles and boundary adjustments. The subdivision process can be a lengthy and often complicated process. The subdivision of one residential property into two lots can vary significantly in cost due to a range of factors, in particular infrastructure issues. Skip to main content COVID-19 Alert Level 3 Visit OurAuckland to learn about Auckland Council’s response to COVID-19. The territorial authority must approve or decline the survey plan within 10 working days of receiving it. In addition to the general requirement for a resource consent application to include an assessment of environmental effects, a subdivision consent application must include information defining: Posted at 11:55h in Helpful Information, Subdivision by [email protected] Download our Complete Guide to Subdivision and Land Development Fraser Thomas Ltd has over 40 years experience in the field of Subdivision and Land Development in the greater Auckland area. Subdivision process diagram [PDF, 44 KB] Because of the number of steps involved, it can take some time to complete the process. There are three main types of subdivision: Fee Simple (Freehold), Cross Lease and Unit Title. The information provided covers the various stages of the subdivision process from the time we collate all the information required to prepare and lodge a resource consent (subdivision) application with a territorial authority to lodgement of the final survey plans with Land Information NZ. Consent is granted by Council subject to conditions such as building consent and engineering plan approval. Section 224(c) Resource Management Act 1991, Section 108(2)(b) Resource Management Act 1991, Section 106(1A) Resource Management Act 1991, Last updated at 2:29PM on January 8, 2018, PO Box 91736 1. 275 earthworks and construction of driveways, drainage and utilities) and construction monitoring, supervision and certification. Because every subdivision needs to be approved by Council there may be various Council staff that need to be consulted and other technical parties that may need to be involved to ensure all the aspects of the development are covered. However, a new survey plan may be submitted to a council (provided the 5 year period has not passed) even if a survey plan has previously been submitted but a section 224(c) certificate was not obtained within the 3 year period. Deposit of survey plan with Land Information New Zealand. A personal, tailored approach. a territorial authority may grant a subdivision consent subject to the following conditions: 2016 – Winner Strategy and Planning West The time and costs to complete a subdivision and obtain new titles can vary greatly, depending on the complexities involved in obtaining resource consent and other matters like the amount of time it takes contractors to complete construction works on site. 274, In addition to the general power to impose resource consent conditions, The subdivision process can be time-consuming and complicated. The subdivision process can be completed in many different ways. THE SUBDIVISION PROCESS Below is a flow chart that outlines the subdivision process. It is complex and highly regulated, requiring specialist knowledge, resources and plenty of time. Free consultation to discuss your needs and the subdivision consent process Assess your site's feasibility and inform you of any council restrictions that will require resource consent Advise on the most effective consenting strategy and additional expertise required to obtained consent. Bank they are 283, -  A completion certificate has been issued, stating that the owner has entered into a bond binding the owner to carry out the work or make the financial contribution The Subdivision Process Check the Council District Plan And any legal restrictions as to whether property is capable of subdivision Lawyer prepares easements and covenants and obtains service provider approval. The subdivision consent process varies for more complex or notified subdivision consents. Auckland 1142 286 272 For information on indicative costs click here. 277 2016 – Finalist Employer of the Year Preliminary designs for client approval and undertake feasibility investigations. Our phone lines will be down for maintenance on 8th January 2020 between 8am - 12pm. Subdivision Process Subdivision involves dividing land or buildings into one or more parcels or changing the boundary location. Following approval of a survey plan, the consent holder must obtain a section 224(c) certificate within 3 years. It divides an existing property into two or Cadastral survey dataset is defined in the Cadastral Survey Act 2002. There is much more to surveying than a field trip with some specialised technology and equipment. 276, The subdivision consent must be ‘given effect to’ within 5 years of grant of consent, Subdivision Process Diagram (Note: This flow chart is for a “Non-Notified” process; if an application needs to be “Notified” then there may be other steps such as submissions and a hearing) Research and prepare draft application Early advice and planning You’ve got an idea for a development or subdivision but don’t know how to proceed or whether it’s even feasible. Please note that it involves both you as the applicant (or surveyor engaged on your behalf) and Council. Apply to Council for Section 224(c) approval and to Land Information New Zealand for issue of title. 282, Before a survey plan can be deposited, a certificate must be lodged with the Register-General of Land stating that the territorial authority has approved the survey plan and all of the conditions of the subdivision consent have been complied with to the satisfaction of the territorial authority or some conditions of the subdivision consent have been complied with to the satisfaction of the territorial authority and in respect of conditions that have not been complied with: The territorial authority must determine whether the survey plan conforms with the subdivision consent or certificate of compliance, including determining whether the conditions of consent have or will be satisfied. Subdivision is a very convenient time to address environmental impacts of intensification and change in land use, as it can be inefficient to impose controls through separate consents at a later stage. 2015 – Finalist Cultural Celebration Award (Diversity Works New Zealand), Quality civil engineering, resource consents and planning. These will generally have minor effects. Resource consent processing and approval by Council. If the survey plan is not compliant, the territorial authority must decline to approve the survey plan. Land Information New Zealand checks the documents meet the legal requirements, including whether the survey plan meets the required standards of accuracy to correctly fit into the national cadastral database (an electronic database called Landonline). How to apply for subdivision consent in Palmerston North. Typically involved in the resource consent stage includes: Stage 2 – Engineering Approvals / Building Consents (4 – 6 weeks), Stage 3 – Construction (6 – 12 weeks). The subdivision process, from Feasibility Study through LINZ issuing new titles, takes approximately 6 to 8 months. -  A bond has been entered into by the subdividing owner, where required by a consent condition to secure the ongoing performance of conditions relating to long-term effects where an esplanade strip is required, a condition specifying the provisions to be included in the instrument creating the esplanade strip; a condition requiring an esplanade reserve to be set aside; a condition requiring the vesting of ownership of land in the coastal marine area or the bed of a lake or river; a condition waiving the requirement for, or reducing the width of, an esplanade reserve or esplanade strip; a condition providing for the amalgamation of land or the holding of land in the same ownership to provide for legal access; a condition that any allotment be subject to a requirement as to the bulk, height, location, foundations, or height of floor levels of any structure on the allotments; a condition that provision be made for the protection of the land against erosion, subsidence, slippage, or inundation; a condition that filling and compaction of the land and earthworks be carried out to the satisfaction of the territorial authority; a condition requiring that any easements be duly granted or reserved; a condition requiring that any existing easements in respect of which the land is the dominant tenement and which the territorial authority considers to be redundant, be extinguished. New Zealand Under the RMA, s. means (i) a cadastral survey dataset of subdivision of land, or a building or part of a building, prepared in a form suitable for deposit under the Land Transfer Act 1952; and (ii) a cadastral survey dataset of a subdivision by or on behalf of a Minister of the Crown of land not subject to the Land Transfer Act 1952. . 287, Section 223(1)(b) Resource Management Act 1991, Form 9, Schedule 1, Resource Management (Forms, Fees and Procedure) Regulations 2003, Section 223(1)(a) Resource Management Act 1991, Section 224(h) Resource Management Act 1991, Ruck v Horowhenua District Council [2013] NZEnvC 175. Sufficient provision has not been made for legal and physical access to each allotment to be created; An assessment of the risk from natural hazards requires a combined assessment of (a) the likelihood of natural hazards occurring, (b) the material damage to the land that would result from natural hazards, and (c) any likely use of the land that would accelerate, worsen to result in that material damage. Find out if you can subdivide your property, the types of subdivision and how to check if you can subdivide your property. This article sets out the usual process and is not intended to cover every alternative. 284 If the survey plan is compliant, the territorial authority must approve the survey plan. This must be applied for within 5 years of subdivision consent being granted. The subdivision process involves the following stages: Subdivision consent Survey plan approval Section 224c certification Lodgement with Land Information New Zealand Certificate of title (1) Subdivision consent District plans. Email us, -  A completion certificate has been issued, stating that the owner has entered into a bond binding the owner to carry out the work or make the financial contribution, -  A consent notice has been issued, in respect of a condition which is to be complied with on a continuing basis by the subdividing owner and subsequent owners, -  A bond has been entered into by the subdividing owner, where required by a consent condition to secure the ongoing performance of conditions relating to long-term effects, A survey plan shows a property’s legal boundaries, areas and dimensions. Ty says to have a fully designed, prepped and completed subdivision, you’re looking at 9 to 12 months. This flowchart provides clients a general overview of the subdivision process. Since then, the Landmark team has mapped out a 13-step subdivision process from start to finish – but navigating it as an individual remains challenging. For subdivision in other zones, see Chapter 12 – Subdivision for the requirements and check the requirements for that zone. Building consent and engineering plan approval (EPA) processing and approval by Council. Although subdivision does not itself alter the way land is used, those who subdivide land will almost inevitably be doing so to alter the land use. Access a Subdivision checklist (attachment below) At Subdivide Simplified, we never take a cookie-cutter approach when subdividing your land. 280, An owner of land who holds a subdivision consent or a certificate of compliance may submit a survey plan For an estimate of the costs involved in subdividing your section, click here. Our team have experience working with the Auckland council, and ensure you tick all the right boxes. 2016 – Winner Supreme Business Excellence West Certificates of title must be issued within three years from the date of the s223 approval. Subdivision Process – an Indication The time and costs to complete a subdivision and obtain new titles can vary greatly, depending on the complexities involved in obtaining resource consent and other matters like the amount of time it takes contractors to complete construction works on site. Whether you are subdividing a large block of land or a smaller section, learn all about the site survey process … Your first Auckland subdivision should be an enjoyable process! Under the RMA, survey plan means (i) a cadastral survey dataset of subdivision of land, or a building or part of a building, prepared in a form suitable for deposit under the Land Transfer Act 1952; and (ii) a cadastral survey dataset of a subdivision by or on behalf of a Minister of the Crown of land not subject to the Land Transfer Act 1952. A s243e Easement Cancellation Request Form (if the easement cancellation is not part of a corresponding subdivision process for s223 224c). How long does the subdivision process take? Specialised subdivision This category includes changes in types of tenure or allotments for utility or reserve purposes. Boundary adjustments A boundary adjustment is a form of subdivision The subdivision process involves the following stages: District plans identify whether subdivision is a permitted, controlled, restricted discretionary, discretionary, non-complying or prohibited activity. Victoria Street West Subdivision process should be an easy and rewarding collaboration from start to finish. These timings are indicative and based on our experience, but can take longer, depending on … How do I subdivide? APPLICANT Section 223 & 224(c) Certification for Subdivision Applications Before certificates of title can be issued for the new allotments granted subdivision consent, applicants are required to submit a Survey Plan to the Council for certification under section 223 of the Resource Management Act 1991 (RMA) and also to apply for a certificate under section 224(c) of the RMA. A survey plan shows a property’s legal boundaries, areas and dimensions. Box has developed a process flow for subdivision projects which we can tweak for each individual case. Main types of property subdivision in New Zealand Fee simple – the most common form of subdivision. The subdivision process Your application will include all the requirements of a land use resource consent application, but will also require a scheme plan to be drawn up by a licensed cadastral surveyor. The answer this this question depends on how big the subdivision is, where it’s located and how much engineering work is required. Apply for Section 224 certification to confirm all conditions of your subdivision consent can be met. This info-graphic is designed to give a broad overview of the For an indicative subdivision process to complete a typical 2 lot subdivision (non-notified), and not including construction of any new dwellings see below…. to the relevant territorial authority for approval. Please call your contact's mobile or for general enquiries email [email protected]. The process of Auckland subdivision can be overwhelming. From planning, design to obtaining titles & building, we do it all. A subdivision is the process of dividing land usually into smaller parts. Next, legal title documents and the survey plan must be lodged with Land Information New Zealand for approval. Having done these for over 63 years, we have the expertise to make these easy for you. © Copyright 2020 Thomas Consultants Ltd. All rights reserved. Subdivision is essentially a process of dividing a parcel of land or a building into one or more further parcels, or changing an existing boundary location. LINZ has developed resources to help you with the registration requirements for subdivisions. So, while you could figure it out yourself, there are real efficiencies that You may choose to manage the process yourself but using professionals to lead larger subdivisions will mean a smoother process and is likely to lead to better results. Here is the general process: subdivision consent application is lodged with Council The above subdivision process is to be used as an estimate only, time frames will differ from project to project. Completion of site works (e.g. 285 To speak to somebody immediately about the subdivision process and get the ball rolling on your project please contact our expert Planning team. Subdivision Process Diagram Resource Consents Unit Page 1 of 1 Cont’d P-382 - Subdivision Process Diagram Pre-application meeting, if necessary Application received by Council and assessed against the rules Research and Restoration and Environmental Management Plans, Prepare a subdivision consent application.

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