SUBDIVISIONS
Tripp Andrews has been helping landowners leverage their land through subdividing since 1921. We know the Auckland and Waikato subdivision process like the back of our hand, and with a team of surveyors, planners and engineers on your side, the entire project is mapped and rolled out seamlessly.
What’s involved in subdividing?
There is a range of subdivision options available, and we can work with you to find the best solution for your needs and take you through the process step-by-step, including:
Land Transfer (Freehold Title)
Unit or Strata Title
Cross Lease
Transferable Development Right Subdivision
Rural and Countryside Living Subdivision
Feasibility Study
Land Transfer (Freehold Title)
Land Transfer Surveys (Freehold Surveys)
The process of subdividing is a mighty one, but with Tripp Andrews, you have the weight of an experienced team behind you. Our surveyors, planners and engineers have developed unrivalled trust with councils through meticulous planning and design. Our team will navigate you through the subdivision process step-by-step – making a complicated process seamless.
To subdivide and create separate fee-simple allotments or shift a boundary on your existing title, a resource consent (subdivision consent) will need to be obtained from local council.
The resource consent will require a detailed planning report that assesses the subdivision proposal against the relevant district plan rules for subdivision. All applications will need a subdivision scheme plan and can require specialist reports depending on the proposal’s scale.
Tripp Andrews has planning expertise backed by in-depth knowledge of Auckland urban design and the intricacies of local council requirements, plus long standing relationships with council officers.
An approved subdivision consent from council is valid for five years. It includes several conditions that need to be addressed before new titles are issued by Land Information New Zealand (LINZ).
These conditions include:
- Pegging of new boundaries and the preparation of the new Land Transfer Plan.
- The creation of any new easements or covenants.
- Engineering design plans for any new infrastructure.
- Supervision and completion certification of any physical works eg., vehicle access, water supply, drainage and earthworks.
- New utility connections for each new allotment (telephone and power).
- Preparation of legal consent notices.
- Payment of Development Contributions (if applicable).
Unit or Strata Title
Unit Title or Strata Title Survey
Are you thinking about developing an office or apartment block? Here’s what you need to know.
A Unit Title Development is usually an office or apartment block consisting of different areas defined as:
- Principal units (the residence or business)
- Accessory units (gardens, garages, pools)
- Common property (lawns, driveways, lifts, laundries)
Cross Lease
Cross Lease Surveys
Cross Leases were popular for a long time to bypass council subdivision rules. However, they are now redundant and cause more problems than they previously solved.
Converting cross lease titles into a freehold title gives the property owner exclusive rights of use and enjoyment of their land without the hassle of consulting with neighbouring parties. Usually, conversion can be pretty straightforward and can increase the value of your property by 7-18% according to the Property Institute of New Zealand, and it can also mean you can build an additional, independent residence. In some cases, engineering works are required to upgrade, separate or provide new services (e.g., stormwater and wastewater drainage, and water supply).
Tripp Andrews has completed numerous updates and conversions to freehold titles with our surveying, planning and engineering expertise. Following approval from the council and the completion of any required engineering works, the survey can be lodged with LINZ for approval and new titles issued. Converting a cross lease title to freehold is subject to council approval and requires other owners to agree to a change in title. You also need to speak to your legal representative before converting a cross lease title.
Contact us about converting your cross lease to a freehold title.
Transferable Development Right Subdivision
Transferable Development Right Subdivision
Transferable Rural Lot Rights is a popular subdivision mechanism where existing development rights attributed to a rural property are transferred to another property to allow a subdivision to occur, usually in an area where development would not normally be permitted.
Tripp Andrews is Auckland’s leading facilitator of this type of subdivision and can assist with the entire transfer process for both the ‘donor’ lot party and the ‘receiving’ lot party. We have facilitated hundreds of successful transfers, allowing our clients to free up capital or complete a subdivision where they previously couldn’t. If your property is located in the Auckland countryside ‘living zone’ or the former Franklin District ‘rural zone’ within the Waikato jurisdiction, then a Transferable Development Right (TDR) subdivision could be an option for you. Contact us for expert advice on this form of subdivision.Rural and Countryside Living Subdivision
Rural and Countryside Living Subdivision
The Auckland and Waikato District Plans allow for different ways to subdivide Rural and Countryside Living zoned properties and there are more options than you think.
Tripp Andrews can talk you through the options available to cut off a section or relocate a boundary with a neighbour and our planners can help work out the best option for you. For example,- If subdivision isn’t an option for you, a minor dwelling or workers’ accommodation could be the right fit.
- If you have existing native bush or a natural wetland on your property that is worth protecting, or you are thinking of establishing more bush on your property, you could be eligible for further subdivision development rights.
- Transferable Development Rights (TDR) is also a popular subdivision mechanism where existing development rights attributed to a rural property are transferred to another property to allow a subdivision to occur, usually in the Countryside Living Zone.
Feasibility Study
Feasibility Studies
Have complete faith in your subdivision project with a feasibility study.
A feasibility study researches the viability of your proposed subdivision, including the site conditions, existing services, local authority requirements, the existing certificate of title and any easements or other restrictions.
Every project is unique, with its own combination of constraints and a feasibility study is the best way to make informed decisions on the viability of your planned subdivision.
Contact us to complete a feasibility study.
