Friday 5th August 2022
Page 7
THE DREAM OF SUBDIVIDING Anna Bensemann, Senior Planner, Baseline Group. Subdivision is often depicted as being an effective way to maximise the value of your land. While there is little doubt your land is worth more held in two titles rather than one, what most first-time developers don't realise is the costs or number of professionals and Council departments involved. A simple subdivision will include planning, surveying, engineering and legal professionals, along with construction experts, plumbers and electricians. In addition, a subdivision of land involves the Council's Planning team, Assets and Services team, and Roading team. Finally, Land Information New Zealand (LINZ) are involved to issue the new titles. At each stage of development, these various parties have to provide each other with information to allow the whole development to progress. If one party is delayed for any reason, it can have a knock-on effect for the rest of the development. Creating delays and frustrations, particularly when Covid and isolation periods are prevalent. There are some key stages for subdivision, the first of which
is determining what section sizes you can achieve and where you can obtain services for water, sewer, stormwater, telecommunications and power, as well as where access from the road network will be. Surveyors, planners, Council staff, and power and telecommunication providers all have input into this stage. Then an application for a resource consent can be prepared and lodged by your planning team and processed by Council staff. Once approved there will be several conditions that have to be completed to the Council’s satisfaction, such as installing services and access and completing the legal survey of the new section, including putting in the pegs on your property. In order to meet these conditions, an engineer is often required to provide design details for the installation of services to make sure everything flows in the correct direction. A building consent approval from Council is often required to install services into their network or for the effluent to a septic tank system. Once services are installed, appropriate evidence of the
Read the Malvern & Rolleston News’ online at www.malvernnews.co.nz
installed services (as-built plans) needs to be provided to Council and approved, before the legal professional and the surveyor submit everything to LINZ for the issuing of titles. It is the title to the land which is sold and purchased, meaning you cannot complete the sale of a section until these titles have been issued. Given time delays in recent years and the need to coordinate between so many professionals and tradespeople, a full resource consent process can take twelve months or more. So, while the dream of subdividing your land and having additional wealth is appealing for the current market, it is important to realise the process that your surveying and planning professionals undertake to achieve your titles takes time and coordination.
DARFIELD - Premium Opportunity Awaits 48 Graeme Foote Street New brick home on large 1,711m2 section, 3 bedrooms, office, 2 bathrooms, modern kitchen, dining, lounge, north facing to capture the sun. Enquiries Over $850,000. Open Home Sun 1.30-2.00pm
DARFIELD - Wanted I have a buyer looking for a two bedroom home in the Darfield area. If you are thinking of selling please give me a call.
www.pggwre.co.nz
Licenced under the REAA 2008
Min Cookson 027 249 5417 min.cookson@pggwrightson.co.nz
See advertisement in this issue for contact details.
LESS IS MORE!!! • NO upfront costs • NO marketing costs (excludes auction) Call today to find out how you can save when you list exclusively with Whittle Knight!
Megan Ellis 027 206 1066 03 348 4149 www.whittleknight.co.nz Licensed Real Estate Agents REAA 2008
SELWYN • RESIDENTIAL • LIFESTYLE
