Surveying & Subdivisions

Drone Surveying Capabilities

Here at Stratum Consultants Ltd we are always looking for ways to use the latest in technological advances to improve the deliverables to our clients and contractors.

The latest surveying tool we are using is drone technology. The drone is an accurate and fast way to obtain data. In some cases, this can be faster and provide more detail than traditional survey methods.

Drone Set-Up

Drone Set-Up

The drone provides us with:

  • High resolution, up to date aerial photography

  • High resolution oblique images

  • High resolution video flyover

  • Digital terrain model (DTM)

  • Colourised point clouds

  • Surface contours

The main parts of our business that we use the drone for are:

  • Topographic surveys (down to centimetre accuracy, as required)

  • Volumes and/or earthworks

  • Site progression

  • Site photography

The drone is accurate, and can provide:

  • Centimetre accuracy

  • 1 point for every 3 centimetres

  • 10 million points in around 30 minutes

  • Overall, it can cover 100 hectares in around 30 minutes

We have also found there are many other positive features for undertaking a drone survey. 

This includes being:

  • Great for hard to access locations (e.g. buildings, roofs, swamp, water, cliffs/slips).

  • Safer in dangerous areas (e.g. machinery working, hazardous sites - electricity, chemicals).

  • Good for orthomosaic photos (e.g. relative, accurate, and measurable full site photos).

  • Great for capturing all required data in one survey.

3DPoint Cloud with Raw Photos Positions Over-layed

3DPoint Cloud with Raw Photos Positions Over-layed

We have been using the drone on many of our larger projects recently and will continue to use it more often moving forward.  The drone provides a more efficient use, and in many cases a safer working environment, for our staff, while also providing cost and time efficiencies for our valued clients.

For more detail on the use of drone survey technology for your project, then please contact one of our experienced Surveyors.

A brief Colourised Point Cloud video captured by our drone can be viewed below:

Pacific Lakes Village development, Papamoa

The Tauranga office of Stratum Consultants Ltd are proud to have been involved in many significant projects in Papamoa over the years.  We can now add another exciting project to that list!

Our staff have been involved with and provided professional services to the Pacific Lakes Village at 242 Grenada Street, Papamoa.  This retirement village development is a sister village to the highly acclaimed Pacific Coast Village, on Maranui Street, Papamoa.

We obtained resource consent to develop a retirement village containing 346 townhouses and 40 serviced apartments.  This included input from our highly capable and experienced Resource Management Planners, Civil Engineers, and Land Surveyors.  Ongoing works include civil engineering design and construction supervision and structural design and supervision for the new buildings. 

Stratum Consultants Ltd looks forward to continuing to work on this project and congratulate Pacific Lakes Village on this exciting high quality and socially, culturally and environmentally responsible development.

For more detail on this project please see the following the NZ Herald article link:


Can I Subdivide my Property?

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:

  1. The size and shape of your property,

  2. The zone that your property is in, and

  3. 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:

  1. Feasibility to determine whether your property is able to be subdivided and an estimate of the costs/time-frame.

  2. Decide on the subdivision design and servicing requirements.

  3. Prepare and submit a subdivision application and scheme plan to Council.

  4. Obtain formal Council subdivision approval.

  5. 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.

  6. 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.

  7. 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.

  8. Complete any legal work required by the subdivision.

  9. 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.

sub picture.png

Stratum's Newest Associates

Andrew, Colin, John, Bart and Stephen are pleased to announce three new Associates to Stratum Consultants Ltd. 

Elles Pearse-Danker from our Tauranga office, Matt Powdrell from our Te Puke office, and Craig Pollard from our Rotorua Office are all outstanding in their respective geotechnical engineering, surveying, and civil engineering fields. 

Their promotion reflects our determination to continue to provide great support to our clients and their projects across the wider Bay of Plenty region.

Well done and very well deserved!

SC3210 Associate Advert 90x254mm2.jpg
SC3210 Associate Advert 90x254mm.jpg

Nga Potiki Residential Development: Papamoa

Stratum Consultants Ltd is proud to assist the Nga Potiki a Tamapahore Trust (an entity of Nga Potiki hapu) to develop their land in Papamoa. 

Stratum Consultants Ltd applied for and obtained subdivision and land use consent approvals for Nga Potiki under the Special Housing Accord legislation.  This included input from our highly capable and experienced resource management planners, civil engineers, geotechnical engineers and land surveyors.

From the outset it was important to Nga Potiki that, in addition to meeting commercial objectives, any development of the site is undertaken in a way that is socially, culturally and environmentally responsible.

The master planning undertaken for the proposed development realised an affordable residential housing development of 200+ lots that will be available to the public but will also provide for specific outcomes for Nga Potiki.  A portion of the developed sites will be retained by the Trust and made available to members of the iwi with a range of social housing and tenure types, including Kaumatua housing for 20 units, rental housing, and licences to occupy.  Significant land will also be set aside for conservation and cultural purposes.  In addition an area is intended to be developed as a Retirement Village.  Some non-residential facilities are envisaged to support the neighbourhood scale development, including some limited scale retail opportunities.

Stratum Consultants Ltd looks forward to continuing to work on this project and congratulate Nga Potiki on this exciting high quality and socially, culturally and environmentally responsible development.

You can read more about this development in a recent news article in the following link:

Realising your Property's Potential

Stratum Consultants Ltd is proud to assist Keith Hay Homes with a number of their client's subdivisions, planning consents for additional dwellings, and associated civil engineering requirements.

Below is a recent article from the “Ultimate Property Magazine” on one such urban infill subdivision that Stratum Consultants Ltd assisted Keith Hay Homes with. 

We provided initial planning feasibility advice, obtained subdivision consent, provided civil engineering design and supervision, and undertook land transfer surveys to obtain new titles for this property. 

This all equated to the successful collaboration between Stratum Consultants Ltd, Keith Hay Homes and the Relocatable House Company to realise the full development potential of this specific residential property.

If you would like to explore the full potential of your property, like this example, then please contact us to find out more.

Rotorua Residential Development

The signs continue to be positive for residential development and subdivision within Rotorua.

Stratum's team of planners, geotech engineers, civil engineers and surveyors have been busy recently obtaining subdivision consent to develop our clients land.

As you will see near the bottom of the following 'Rotorua Daily Post' article, we are proud to have been involved in 4 of the 5 subdivisions mentioned that have been approved by Council since August 2016.  These subdivisions will soon release over 100 new residential lots to the Rotorua market.

Kiwifruit Industry Development

The kiwifruit industry is one of the largest employment and business sectors of the western Bay of Plenty and accounts for around 20% of the GDP in the region. 

It has recently been through a tough period with the arrival of PSA, however has now bounced back in a spectacular way.  This has resulted the industry as a whole now in a growth phase.

Stratum is heavily involved in kiwifruit industry related development at present where we are providing planning, engineering and survey services to our clients led from our Tauranga and Te Puke offices.

Post-Harvest Facilities

With the pending release of several hundred hectares of new kiwifruit varieties and the large volume of the new gold kiwifruit crop coming on stream, many of our existing clients in the Kiwifruit Post-Harvest sector have been expanding existing facilities and developing new post-harvest facilities to cater for the increased production and crop.

From a resource management planning perspective, Stratum is currently involved in the master planning of greenfield development sites, and the development of existing post-harvest sites.  This involves planning site layouts, obtaining consents for increased throughput of existing facilities, land use consents for new facilities from local authorities and earthworks and discharge consents from Regional Council.

Our engineers are currently undertaking geotechnical investigations and assessments, our civil engineers designing roading, wastewater, water supply and stormwater, while our structural engineering team involvement includes packhouse and coolstore design. 

Stratum's surveying teams are assisting with topographical surveys, as-builts and building set out.

Production Land Conversion

Many existing and new clients are also undertaking greenfield development by converting pastoral land into kiwifruit orchard.  Stratums involvement has included obtaining earthworks consents for the recontouring of land, orchard layout and set out, and the subdivision of properties into productive horticultural allotments. 

Stratum is considered one of the leading professional consultancy firms in the development of kiwifruit associated land and facilities with many years of experience in the industry.  We are at the forefront of understanding the industries specific needs and our solution based and pragmatic approach is well received by the kiwifruit industry sector.

For more information on developments we have been involved within the kiwifruit industry, please view the Projects page of our website.

How to Identify your Property Boundary

One of the more common queries our survey team are asked is where is my boundary, or where are my boundary pegs?  We call this a boundary redefinition survey.

This is very important especially if you need to build a fence or a wall, or position a new building in relation to your property boundaries.  If you build over your boundary, or locate a building within the Council required yard setbacks, then this can be an expensive mistake to rectify.

If you need to locate your boundary, you need to know what you are looking for.  It is almost certain your boundary has had boundary marks placed by a surveyor at some stage.

These are the 3 most common boundary markers:

So if you are proposing to build a fence or structure on or near a boundary you should confirm the peg positions to make sure you are building where you think you are.

And remember, boundary pegs are protected by law and are not allowed to be moved or removed. 

If you are unable to locate or are unsure about your property boundaries and need advice, please contact our surveyors located in our local offices who will be able to assist.

Stratum Consultants Appointed as a Land Use Advisor to the BOP Regional Council

Stratum Consultants Ltd has recently been appointed as a Land Use Nutrient Advice and Support Services advisor to the Bay of Plenty Regional Council.

The Bay of Plenty Regional Council (BOPRC) has embarked on an initiative to reduce the nutrient levels in Lake Rotorua.  This includes nitrogen and phosphorous. 

This initiative requires the support of suitably qualified Land Use Advisors to work with landowners and farm operators in the Lake Rotorua Catchment Area to assess the current nutrient discharge levels of properties and develop Farm Nutrient Plans to support the resource consent process.  The BOPRC has contracted Stratum Consultants Ltd as an independent Land Use Advisor.   

As a Land Use Advisor we will provide business planning support.  This business planning advice would be required where more significant options need to be explored to support the development of a Farm Nutrient Plans, and may include subdivision or resource consent where a land use change is proposed.

Funding is also available to provide a level of business planning support in circumstances where the nitrogen discharge allowance is difficult to achieve.

Please contact Bart Yetsenga, Brett Farquhar or Karla Putt from our Rotorua office if you consider this is relevant to you.