FREQUENTLY ASKED QUESTIONS
Q. What is a Feasibility Report?
We highly recommend you engage a professional to assess whether a proposed subdivision is possible under the unitary plan and feasible in terms of budget and profits. This is where a feasibility report can be produced which details the council requirements and budget costs to complete such development and see if it's viable. The budget will highlight consent applications fees, construction costs, drainage, consultants, and financial contributions.
Q. What is a Scheme Plan?
When you subdivide, a surveyor will need to identify key features on your property and show them along with ground levels, contours, buildings, trees, and other services to show the future result after you subdivide. The scheme plan will show lot sizes and accessways for your proposed subdivision and will be the main plan for consent applications. This will also be used by the architect for proposed new dwellings.
Q. What is a Resource Consent Application, and do I need one?
In order for a land development project such as a two-lot subdivision then yes you will need one. Most likely it will be a Subdivision Consent. This will contain information and the amount of information will be dependent on the complexity of your proposal. Information included will outline an assessment of environmental effects, engineering design, services, lot areas, scheme plans, geotechnical reports, water engineering for drainage and any mitigation for non-complying activities.
Q. Resource Consent Application Process?
Under the Resource Management Act: 1991, the council is supposed to complete the process within 20 days. Unfortunately, that is not always the case as more information is normally requested by the council. Publicly notified applications take longer and the length of time to obtain consent can be minimized by using professionals familiar with these processes who know how to avoid the pitfalls and traps.
Q. Affected person approval
Permission by affected persons or property may need to be obtained if they are adversely affected by the intended development or not a permitted activity i.e. a restricted discretionary activity. This involves approaching the landowners and seeking their approval and consent. If they object this can cause delays and significant problems for both you and the council. Please note that a right of entry approval is required from adjoining landowners if any work is to be done on their property such as connections to drainage lines.
Q. How long is my Consent valid?
Most consents are valid for 5 years from the day the consent is issued. However, it is recommended to check the conditions of the consent for any specific time frames. If you get a subdivision resource consent you have five years to get a 223c approval from the date of the decision and three years to get a section 224c approval from the date of the 223c approval. This is a total of eight years maximum for you to get your development finished. If you need more time an extension of time can be applied for approx $1500.
Q. How long does the whole process take?
Below is an approximate timeline for the subdivision process from start to finish based on two lot subdivision.
Disclaimer:
All information, estimates of costs, or section values contained are subject to change and opinions only. We cannot be held liable for any loss or damage whatsoever at any time due to any information contained in our reports. While we endeavour to provide accurate information, due to council processes changing, we can’t, therefore, guarantee the literature contained within the report. Timeframes are indicative based on the scale of the project, and no liability is accepted by Auckland Subdivisions or its consultants and contractors.
