This is a question that we are commonly asked.
There are a number of variables in providing an answer. Here, at Stratum Consultants, we have a number of Planning and Surveying experts that can assist with navigating you through these variables to provide you with an answer that works.
The three main factors in determining whether you are able to subdivide your property are:
The size and shape of your property,
The zone that your property is in, and
The subdivision rules of the Council’s District Plan.
What is a Subdivision?
Subdivision is the process of dividing a single piece of land into multiple pieces of land. It can come in many forms; from a boundary adjustment where you sell, purchase or swap land with a neighbour; infill residential subdivision, multi-lot residential subdivision, rural subdivision, and commercial/industrial subdivision.
Subdivisions can also vary in complexity, from a simple boundary adjustment or 2-lot subdivision just requiring a Surveyor and your lawyer, through to more complex and/or large multi-lot subdivisions that can require input from a wide range of professionals including planners, engineers, contractors, urban designers, environmental scientists, landscape architects, lawyers, valuers and cultural experts. These factors will all have a bearing on the time taken and the cost to complete the subdivision process.
All subdivisions generally follow the same process.
This process can briefly be described as follows:
Feasibility to determine whether your property is able to be subdivided and an estimate of the costs/time-frame.
Decide on the subdivision design and servicing requirements.
Prepare and submit a subdivision application and scheme plan to Council.
Obtain formal Council subdivision approval.
Engage contractors to undertake physical works, if required (i.e. the installation of services, Right of Ways, roads, etc) and complete all conditions of consent.
Undertake the Land Transfer Surveys of the new boundaries and easements, including the placement of boundary pegs and the preparation of formal Land Transfer Plans.
Prepare and submit a Section 223 & 224 application to Council. This is the final Council sign off confirming that all of the conditions of consent have been met.
Complete any legal work required by the subdivision.
Lodgement of the Land Transfer Plan to Land Information New Zealand (LINZ) for their issuing of the legal titles.
Although the subdivision process can be complicated and seem daunting, we specialise in making this process as easy and stress free as possible for you.
To find out more on whether you are able to subdivide your property, please contact one of Stratum Consultants Planning or Surveying experts.