Project Management

The Resource Management Act (RMA) statutory time limit for a non-notified (without a hearing) resource consent is 20 working days. 

If the Council requests further information under s92 of the RMA, the consent is placed on hold until the response is submitted back to Council.  This period is excluded from the 20 working days.

If the consent is complex, Council may double the processing timeframes under s37 of the RMA.

Generally we would suggest allowing 2-3 months for approval depending on the complexity of the application.

If the application is notified due to potential effects on neighbours, the processing timeframes are likely to be between 6-12 months.

A ball park average cost is $130k per subdivided lot.  This of course varies based on complexity of requirements.

The earthworks season starts 1 October and ends 30 April each year.  This is the driest period of weather where moving and compacting earth is most efficient and risk of sediment generation on site is lowest.

Early starts and extensions of time to work over winter can be applied for and are assessed and approved by Councils on a case by case basis.

Development Contributions are levies on new developments. They are collected under the Local Government Act 2002 and are there to ensure that the extra demand on council infrastructure from new developments being built is paid for by the new user and is not imposed on the existing community.

Development Contributions are assessed on the extent at which the new development generates additional demand on roading, transport, stormwater, and parks and reserves.

Click here for more information.

Once subdivision consent is issued an applicant has 5 years to lodge a Survey Plan with Council. This plan is an official land transfer plan prepared by a licensed cadastral surveyor.

If the plan is in accordance with what was approved by Council as part of the subdivision consent then a Section 223 certificate approval will be signed. Once this has been signed by Council the plan may then be lodged with Land Information New Zealand (LINZ) for approval.

A formal application for 224(c) certification needs to be made to Council by an applicant once all works required as part of the subdivision have been completed. This application needs to comment on how compliance with each condition of resource consent has been achieved.

Once Council is satisfied that all conditions of subdivision consent have been complied with, the 224(c) certificate will be signed. A certificate must be lodged with Land Information New Zealand (LINZ) to allow separate titles for the newly created lots to be issued. This is a service we provide and can help you with.

This depends on the land you have and what you need to do with it.  However as a general guide the following steps feature in most subdivisions.  We can help you with every step – all in house.

1. Purchase Land
2. Scheme Planning and Urban Design Inputs
3. Survey Inputs
4. Engineering Design
5. Resource Consent Application
6. Engineering Plan Approval
7. Civil Construction
8. Council Compliance and Sign Off 
9. 223 Application and LT Survey
10. 224(c) Application
11. Titles release