The following section explains the processes and stages involved with a typical Subdivision development
1. INITIAL CONTACT
The first step in the beginning of a subdivision is discuss what you would like to achieve, timeframes associated with the subdivision process and any other potential points to consider. In many cases a face-to-face meeting is not required and this can all be done via email or phone. Once that conversation has taken place Geoworks can then provide a no-obligation concept plan.
2. FORMAL ENGAGEMENT
We will provide you with the initial concept plan and a formal letter of cost, detailing our anticipated fees and also those of the Council and Land Information New Zealand (LINZ). After approval of the fee proposal, a client engagement form is issued for signing.
3. TOPOGRAPHICAL SURVEY
A topographical survey is usually undertaken to establish accurate contours of the site to ensure all services can be accommodated and a suitable building platform identified.
4. SCHEME PLAN
Once the subdivision layout is confirmed a detailed subdivision scheme plan is prepared. The scheme plan is an essential part of a subdivision consent application, and depicts the proposed lot layout, access (roads, rights of way), proposed building site, and essential services.
5. SUBDIVISION CONSENT APPLICATION
Once the subdivision scheme plan is approved, our specialist Planners will prepare the subdivision consent application and submit to Council along with supporting information including the scheme plan, copies of Titles, and any specialist reports which may be required.
Once lodged, council will commence processing the application. This will take a minimum of 20 working days and during this time it is normal for some questions to be asked by council officers. They may ask for clarification of aspects of the application or can request that additional information be supplied. Geoworks acts as the agent and will answer queries on behalf of the client.
6. CONSENT DECISION
The approved Subdivision Consent will set a number of conditions that must be fulfilled before Council will sign off the final subdivision. These can include the completion of physical works such as (but not limited to) the provision of access (vehicle crossings, rights of ways) and services such as water, power, phone, sewage and stormwater drainage. Whilst these works are undertaken by contractors, the conditions of consent will often require that we design, monitor the construction, and certify the completed works.
To make your subdivision hassle free, we can also offer project management services where we secure estimates and oversee the contractors.
7. ENGINEERING DESIGN & CONSTRUCTION (if required)
If there is a right of way or road required, this needs to be designed and drafted by our engineering team to submit to council for approval before any physical work can proceed. Once approved and a contractor is engaged, the Geoworks engineering team need to monitor the construction and certify it to Council.
8. LAND TRANSFER SURVEY
A formal survey of the property must be undertaken to define the new boundaries and any easements. We can commence this survey whilst the physical conditions of the consent are being fulfilled. We will then prepare a Cadastral Survey Dataset (CSD) for later lodgement with Land Information New Zealand (LINZ).
9. COUNCIL CERTIFICATION
Once all of the subdivision consent conditions have been met, all of the associated documentation is collated and a written application is made to Council requesting their final certification, known as the “223” and “224” certificates.
10. LINZ LODGEMENT AND ISSUE OF TITLES
Once the 223 certificate has been received, one of our Licensed Cadastral Surveyors compiles all of the survey documentation and submits the CSD to Land Information New Zealand (LINZ).
Once the CSD is approved by LINZ, your lawyer can make the application for the new titles to be issued.
