Can my existing residential property be subdivided?
- The property must be large enough to meet the density requirements of the zoning of the land in the relevant Operative District Plan for your proposal.
- The property must be stable and free from flooding.
- The proposed sites must be able to be connected to public gravity wastewater & stormwater systems.
- The proposed sites must able to be provided with complying access.
My property is large enough to subdivide but has no stormwater system?
As part of the subdivision the public stormwater system must be extended to the site. This may require extending the existing system along the road, or through neighbouring properties. If so, the consent of Auckland Transport for the road, or the owners of the affected properties will be required.
At times, if your property falls towards the road and with mitigation, Auckland Transport may allow stormwater discharge to the kerb & channel.
What is the process of subdivision?
Subdivision is generally a three stage process, Resource Consent, Land Transfer & Compliance.
The RESOURCE CONSENT application will show the complete proposal, and will demonstrate how the rules relating to your site, and the proposal can be met, how the proposed sites will be accessed and drained, and assess the anticipated effect of the proposal on the environment. At times this may require:
- the design of a dwelling for the proposed site to demonstrate that the rules can be met.
- Stormwater investigations of flooding issues and mitigation of increased impermeable areas
- Geotechnical investigation to demonstrate site stability
- Soil investigation on potentially contaminated sites
In many cases the RESOURCE CONSENT application will combine both Land Use and Subdivision matters.
The RESOURCE CONSENT, when granted, will include conditions that must be complied with before any new Certificates of Title can issue.
The LAND TRANSFER SURVEY will peg the new boundaries, prepare the necessary digital Land Transfer plans, and obtain required approvals. These plans will form the basis of the new Certificates of Title.
COMPLIANCE addresses all of the conditions of subdivision are met. This may include:
- Obtaining necessary approvals for the required infrastructure : Building Consents for any private drainage, Engineering Approvals for any public drainage extensions and shared driveways, Auckland Transport approvals for any new vehicle crossings, and contracts with power and telecommunication suppliers.
- The installation & subsequent certification of this infrastructure
- The payment of financial contributions to Council, and at times to Watercare Services Ltd
Once all of the conditions of the subdivision consent have been met to Council’s satisfaction, a Sec 224C Completion Certificate will be issued. At this point the subdivision is completed and your solicitor can arrange for the issue of the new Certificates of Title. This is done after, or in conjunction with, the lodgement of the LAND TRANSFER plans with Land Information New Zealand
Who can do all of this?
THORNLEY & ASSOCIATES LTD can lead you through this entire process. Most subdivision matters can be addressed in-house. Where specialised input is required we can direct you to the right professionals, coordinate their responses, and deal with Council on your behalf.
What will it all cost?
Indicative total subdivision costs in October 2014 for an infill subdivision, where one additional site is created are approx. $100,000 + GST. This cost includes: Council administration and processing fees, professional fees, the provision of the required infrastructure including a new shared driveway, and the payment of financial contributions. Sites where the provision of infrastructure and access is straightforward may be less. Sites with difficulties will be more. These costs do not all fall due at the same time, but are spread over the timeframe of the project.
How long will it take?
A realistic minimum timeframe for an infill subdivision, from initial consultation through to Sec 224C certification is 7 months. The Resource Consent, when issued, is generally valid for five years.