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Some helpful hints
Subdividing your property can be an expensive and time consuming process, so it pays to get it right. Please read this page carefully. If you have any questions feel free to contact the customer services staff, the contact number is on the home page.
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Applying for a subdivision Consent.
This page sets out information on the subdivision process and provides answers to some of the frequently asked questions. Please feel free to call us if you have other questions.
Minimum Area
The Otorohanga District Plan does not require minimum lot areas for the purpose of managing the amenity of a locality, as is often the case in other district plans. However there are a number of performance standards relating to such matters as vehicle access, land stabilty, proximity to waterways and coastline, provision of services, that must be evaluated when considering an application for subdivision.
In the rural environment and urban limited services environment (Kawhia and Aotea) there is a minimum lot area requirement of 2500m2 as a standard for on-site waste water disposal (septic tank). Smaller lots may be considered if enhanced systems can be used.
Things to Consider
If you are thinking about subdividing your property talk to professionals before making final plans. Discuss your needs with a surveyor and you may wish to explore market trends in terms of the type of property (size and locality) that are selling well. Try to create boundaries along natural features such as ridgelines or along existing fence lines. Think carefully about the safest locations for new entranceways and try to combine entranceways where possible.
Commonly asked Questions
1. Can I subdivide my property?
Most rural properties in the district can be subdivided. You should contact a surveyor. The subdivision of urban properties is more complex and you should phone and talk to a planner at the Council or talk to a surveyor.
2. How much will a subdivision cost?
You should discuss with your surveyor what the survey and legal costs will be. Council's charges are shown below. These are deposits and a final account will be sent at the end of the process. Provided the application is straight forward and processed as a non-notified application, the subdivision should be processed within the $500 deposit.
3. Can you recommend a surveyor?
No. It is not appropriate for us to recommend an individual surveyor. Check the yellow pages of your phone book.
Fees
Non-notified subdivision consent application Deposit fee $500.00 inc. GST.
Notified Subdivision consent application Deposit fee $1000.00 inc. GST.
Reserve contribution $350.00 plus GST for each additional title created.
What is the Subdivision Process?
1. Your surveyor will prepare a plan of subdivision showing the proposed lot layout, size of proposed lots, location of new boundaries, and any features of the land. This plan will accompany an application for resource consent to subdivide. The application must deal with all the performance standards listed in the District Plan and if the proposed subdivision does not meet any of the performance standards, then the subdivision will be treated as discretionary activity and the application must contain an assessment of environmental effects.
2. The Council has 20 working days to process most types of application. In many cases the subdivision application will be processed in less than 10 working days. Council staff will visit the site and prepare a report and consent decision. The consent decision will set out any conditions on the consent that you must comply with e.g. construction of new entranceways, payment of reserve contribution, availability of power and telephone services.
3. In most situations your subdivision consent will be approved by Council staff under delegation from the Council. If you do not agree with the conditions imposed by staff on a subdivision consent you may ask for your consent to be reviewed by the full Council. If your subdivision is declined, or if the full Council has considered your subdivision consent and you do not agree with the decision, you may lodge an appeal with the Environment Court.
4. If you are happy with your subdivision consent and the conditions imposed, your surveyor will undertake the formal survey of the site and will prepare a survey plan based on this information. This plan must be certified by the Council within 2 years of the date of the Council's consent decision.
5. From the date the survey plan is certified you have three years to comply with the conditions of your subdivision consent. Once you have complied with the conditions the Council will sign a completion certificate and your surveyor or lawyer will be able to obtain new titles for the property.
How to Minimise Costs.
Make sure you provide as much information as possible to your surveyor and the Council - especially on the relevant questions on the subdivision checklist (available from the Council office).
Only ask for inspections by Council engineers when you are sure you have completed the work required to comply with the conditions of your consent.
Find out what type of properties people are looking to buy, or target market your property before you subdivide it. You can enter into a sale and purchase agreement with a prospective purchaser which is conditional upon Council approving the subdivision consent.