Subdivisions
What is subdividing?
When it comes to subdividing or dividing land and buildings into separate parts it can make it much easier to be sold and have separate ownership. This can be very profitable if done
so correctly. The most common type of resource consent used for this, is called a “subdivision consent” and this can be applied for from your local council.
The council will check the unitary plan and the resource management act 1991 in order to ensure adverse effects are controlled and adhered to. When deciding to subdivide your land, one should realize the time taken and the application process can be lengthy and complicated. That’s why it is recommended to use a professional to help guide you through the process to eliminate unnecessary costs and save time and money.
In order for you to subdivide your land, it is important you meet the council’s Unitary Plan. This will include planning controls and standards such as minimum lots sizes, height of the building in relation to the boundary, zoning, services, vehicle parking and maneuvering, outdoor space, building area, stormwater and wastewater provisions, telephone and power, water and gas so that each lot can be adequately provided for prior to construction.
The Auckland Unitary Plan has made it much easier for existing brownfield land areas to be developed and thereby created great opportunities for additional housing an infill within the Auckland region and can be a very lucrative money maker. There is a number of
residential zones which allow for infill development which include:
- Single House Zone
- Mixed Housing Suburban Zone
- Mixed Housing Urban Zone
- Terraced Housing and Apartment Building Zones
If for example your property is one of these categories described above, then there is a good chance you can go ahead with a subdivision or at minimum one additional dwelling depending on the zoning and controls set out by council and the Resource Management Act: 1991.
To check if your property is suitable for such a development it would be best to undertake a feasibility study. Auckland subdivisions offer very affordable Feasibility reports which can be processed in just a few days.
Fee Simple
The ownership of the land and the buildings on it is held solely by those persons listed on the certificate of title. Freehold is the most common form of subdivision.
Unit Title
Unit title owners own a defined part of a building, such as an apartment, and share common areas such as lifts, lobbies or driveways with other owners. Residential unit title properties are typically apartment blocks and townhouses.
Cross-lease
Leasehold is when someone else owns the land. In a cross lease, you own a share of the freehold title in common with the other cross leaseholders and a leasehold interest in the particular area and building that you occupy.
More information about these are here
UNITARY PLAN FOR AUCKLAND
The Auckland Unitary Plan has made it much easier for existing brownfield land areas to be developed and thereby created great opportunities for additional housing an infill within the Auckland region and can be a very lucrative money maker.
There is a number of residential zones which allow for infill development which include:
- Terraced Housing and Apartment Building Zones
- Mixed Housing Urban Zone
- Mixed Housing Suburban Zone
- Single House Zone
- Large Lot Zone
For example, if your property is one of these categories described above, then there is a good chance you can go ahead with a subdivision or at minimum one additional dwelling depending on the zoning and controls set out by council and the Resource Management Act: 1991. To check if your property is suitable for such a development it would be best to undertake a feasibility study. Auckland Subdivisions offer very affordable Feasibility reports which can be processed in just a few days. Preliminary Investigations Which May be required.
- Over land flow paths assessment, and reports
- Land assessments to see if any land has been contaminated or had hazardous activities undertaken in the past including asbestos.
- Infrastructure assessments
- Geotechnical stability and seismic analysis.
What is a Consent?
Consents are required before work can begin. In the land development and subdivision sector the following consents are usually required to be issued by council.
SUBDIVISION PROCESS
- Feasibility Study
- Surveying and Scheme plan produced
- Resource Consent Application and Approval
- Land Development Begins with Site Construction of Accessways, drainage, utilities.
- House Built
- Approval from Council and Section 224c issued
- Lodge for Survey Approval with Land Information New Zealand
- Preparation of Titles, Plans and submission of Section 223c
- New Titles issued and ready to sell.
FREQUENTLY ASKED QUESTIONS
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