subdivison

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.

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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: 

http://www.nzherald.co.nz/bay-of-plenty-times/news/article.cfm?c_id=1503343&objectid=11887474

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. 

http://www.nzherald.co.nz/rotorua-daily-post/business/news/article.cfm?c_id=1503434&objectid=11812976

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.