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Subdividing Land

Wāwāhi Whenua

A subdivision is the changing of land boundaries and/or the division of land into new lots. The District Plan contains the subdivision rules for Rural, Urban, Commercial, and Industrial zoned land. We strongly recommend that you take a look at the District Plan rules, and seek professional advice from a surveyor or your solicitor before proceeding with a purchase if you are wanting to subdivide.

To begin processing your application we need:

  • a completed and signed application
  • payment of the resource consent fee
  • a certificate of title (we can provide this for you at an additional cost)
  • a subdivision scheme plan from your surveyor including easements (new and existing) and lot sizes
  • an assessment of environmental effects.

It is recommended you apply for a subdivision (resource consent) using a qualified surveyor. However, you can apply by submitting a resource consent yourself. Before beginning, you may want to consult with council planning staff about the Wairarapa Combined District Plan rules that apply to your piece of land or property, or obtain independent planning advice from a planning consultant.

The next step is to engage a registered surveyor. The surveyor will draw up your scheme plan, which will form part of your application. Most firms can complete the resource consent application for you. If your application is complex you may wish to appoint a planning consultant to prepare and submit your application.

The works must be completed and a completion certificate (224) issued prior to your section 223 certificate lapsing. You have five years to obtain a S223 certificate and a further three years to obtain the S224 completion certificate and have it lodged with Land Information New Zealand (LINZ) for titles to be issued.

This is a certificate that the council issues when the subdivision has had its final survey and the survey plan conforms to what was approved in the resource consent. It is usually applied for by the surveyor and also includes easements and rights of way for other lots of parcels.

This is a certificate that the council issues when all conditions of a resource consent have been met. It is usually applied for by the surveyor and also includes easements and rights of way for other lots of parcels.

All accessways to rear lots need to be formed and sealed in accordance with NZS4404:2010.

There are a number of costs associated with land subdivision. The list below is indicative only.

  • survey costs
  • planning consultant costs
  • engineering costs
  • construction costs
  • reserves and roading contributions of five per cent of land value per new lot
  • legal fees
  • LINZ fees
  • costs of connection to water and sewer infrastructure. If only connecting this will cost $5,000 + GST in the residential area for a new connection. If this is not the case please check with the council for additional fees.
  • council fees, application fee, possible notification, applying for section 223 and 224 certificates and inspection of roads and servicing.

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