The Subdivision Process – How to add value to a subdivision


Ready to develop your land bank? Want to know how to subdivide your property? Read on below for a simple step guide to subdividing your property.

Queen City Law are experts in property development. Green fields or Brown let Queen City Law smooth the process. Find out more about our law team here.
Step 1: Choose a Project Manager or Permit specialist to guide you through the process. The most important step in subdividing your land is to get the right professionals to work with you. These are some of the things to consider when choosing your Project Manager.
The Queen City Law Property team can help you find those key project people and set down schedules, contracts and development timetables for all size property development, subdivision or commercial property.
  1. Reputation: What sort of reputation and values does the company have? Do they have a proven history? Do they consistently get great results for their clients?
  2. Price: When it comes to working with professionals, the cheapest is not always the best. Does the price represent value?
  3. Experience: What percentage of the jobs are completed successfully? In what time frame?
  4. Guarantee: What written guarantees do they have in place? Do they guarantee not to go over budget? Will they carry the cost if they do?
  5. Network: How do they relate to the people you’re dealing with? What relationships do they have with other professionals in your area, with your local council and other authorities?
Once you have chosen a Project Manager you need to discuss with them your project in detail. Make sure they understand what you want to accomplish and why you want to subdivide. They may have a few ideas on how to do things differently to achieve a better result. They may even recommend that you don’t subdivide.
Step 2: Apply for Consent Your lawyer and/or project manager will now prepare your application for consent to subdivide. This involves the following steps:
  1. Check the Plan Register
  2. Check the zoning and any designations
  3. Obtain Survey Plans v Check the Titles
  4. Site inspection
  5. Measure up
  6. Order aerial photographs (if required)
  7. Preparation of Subdivision Resource Consent Plan
  8. Report and submission to the District Council
Keep all stakeholders in the project involved with every step as there are many steps involved, consider regular meetings or communication to keep your project on track. The surveyor preparing your subdivision should give you a time frame of when they will have your application ready for submission. The Queen City Law Property Team are consistently delivering great results by making sure each step is completed successfully.
Step 3: Council Approval with Consent Conditions The council should respond to the application within 4-6 weeks. Your Project Manager should have provided it was presented properly and all the steps were covered. This response will include Consent Conditions from the Council that they require to be met.
These conditions may include:
  1. Constructing entrances to council standards
  2. Payment of financial contributions or fees for permits
  3. Completing sanitary systems and storm water systems to council requirements
  4. Fencing bush lots Your surveyor will evaluate these conditions from the Council, inform you in writing and explain what it all means. You can then, with the help of your surveyor, organise things needed to meet the requirements. Your surveyor will work with you to:
  5. Create the best possible conditions by negotiating with the council. Then, possibly assist to organise contractors to build driveways, roads, install gates, etc
  6. Let your lawyers and project manager negotiate the best possible deal for you, they are the experts and have existing relationships that can help your project advance.
  7. It will be up to you to check payments are correct prior to any money being paid to the council, although you can instruct your Project Manager or Lawyer to do this on your behalf.
  8. Remember its very important to ensure all council requirements are in your favour and, all work is carried out to meet those requirements. Your Project Manager will know if the requirements have been met.
Step 4: Engineering Design and Construction Requirements should be finalised. Sometimes these services are offered by your surveyor or project manager. Be sure to inform your lawyer about any construction or engineering that needs to be carried out.  Your project manager knows how much this sort of work should cost and will make sure you don’t get taken for a ride. The Queen City Law Property Team can offer contacts with our our project managers and regular contractors or can supervise the ones you provide.
Step 5: Surveying Subdivision Property  During this stage your property will be surveyed. This should include:
  1. Carrying out actual measuring up work and putting in pegs
  2. Surveying drafting data
  3. Preparation of Land Transfer Survey Plans.
  4. Obtaining next stage of Council consents (Section 223 Certifi cate)
  5. Lodgment of completed plans with Land Information New Zealand.
Step 6: To ensure all council consent conditions have been met and obtain permits At this stage your Project Manager will tick off each consent condition, the last one instructing you to pay the financial contributions to the Council. Once all conditions have been met your project manager or lawyer will request a Section 224(c) Completion Certificate from the Council.
Step 7: The Completion Certificate is forwarded to your Lawyer with all other relevant documentation. Your lawyer will then deposit the plan and obtain the new titles.
Your property is subdivided and ready for sale or development. Contact the Queen City Law Property Team to find out more about your subdivision project requirements. To find out more about our property development services click here.