Project Management

Subdivision Project Management

Comprehensive Subdivision Project Management in Auckland

At Survplanz, we offer end-to-end Subdivision Project Management services across Auckland, guiding property owners, developers, and investors through every stage of the subdivision process — from feasibility assessment and council approvals to title issuance and final delivery.

Our experienced team coordinates with surveyors, planners, engineers, and legal professionals to ensure your subdivision runs smoothly, stays compliant with the Auckland Unitary Plan, and meets all regulatory milestones. By managing key phases such as resource consent, civil works, 223 and 224c certifications, and LINZ lodgement, we take the complexity off your shoulders.

Whether you're subdividing a residential section or undertaking a multi-lot development, Survplanz is your trusted partner for reliable, efficient, and cost-effective subdivision project management in Auckland.

Below, you’ll find the full subdivision process — and you can imagine how valuable it is to have one experienced person or team managing it all for you.

Fee Simple Subdvision Process

Existing Site Assessment

The first step in any subdivision is understanding the current condition and constraints of the site. This includes:

Topographical Survey – A detailed site survey that captures existing ground levels, structures, fences, vegetation, driveways, and services.
Boundary Check – Reviewing and confirming the location of the legal boundaries in relation to physical features on site.
Title Review – Examining the current Record of Title to identify any easements, covenants, or restrictions that may affect the subdivision.

This assessment forms the foundation for design and planning, helping to identify opportunities and potential challenges early in the process.

Preparation of Subdivision Plans

After assessing the site, a set of plans is prepared to support the Resource Consent application and meet council requirements. These may include:

Scheme Plan – Shows proposed lot boundaries, areas, access, and services.
Drainage Plan – Details stormwater and wastewater management.
Building Plans – Required if new dwellings are part of the consent.
Traffic Plan – Shows access, parking, and manoeuvring (if needed).
Landscape Plan – Often required in urban or sensitive areas.
Other Specialist Reports – May include geotechnical, arborist, or other inputs.

These plans ensure the subdivision complies with planning and engineering standards.

Resource Consent Application

With all required plans prepared, the next step is to apply for Resource Consent from Auckland Council, which is legally necessary before subdivision work can begin.

The application includes the scheme plan, technical reports, an Assessment of Environmental Effects (AEE), inputs from specialists, and any affected party approvals.

Council reviews the application for compliance with the Auckland Unitary Plan. Depending on complexity, the process may be non-notified (faster) or notified (with public consultation), impacting the timeline.

Once approved, the council issues consent with conditions that must be met before new titles are issued.

Engineering Approval

Once Resource Consent is granted, detailed engineering plans for services like roads, stormwater, wastewater, and water supply must be submitted to the council or relevant authority for approval. This ensures the subdivision’s infrastructure meets required standards.

Physical Works / Construction

Following engineering approval, construction of all necessary infrastructure—such as roads, stormwater systems, wastewater, water supply, and other services—must be completed. This work prepares the site for subdivision and must be finished before applying for the 224c Certification, which is required to progress toward final title registration.

Title Plan Preparation

The title plan is prepared for use by lawyers during the presale process and is also required by Chorus New Zealand to issue the telecommunication connection certificate. Once the plan is finalized, the Licensed Surveyor can proceed with applying for the 223 Certification.

Section 223 Certification

We assist in obtaining Section 223 certification from the local council, confirming the subdivision complies with the approved resource consent.

Section 224c Certification

Once all subdivision conditions have been met—including completion of physical works, obtaining service connection approvals (e.g., water, power, telecommunications), and meeting legal requirements—the Licensed Surveyor applies for Section 224c certification from the council.

This certification confirms that all Resource Consent conditions have been satisfied and is essential for lodging the title plan with Land Information New Zealand (LINZ) to create new property titles.

Marking the New Boundaries

Once the Resource Consent is granted and the subdivision layout confirmed, we carry out the cadastral field survey and physically mark the new legal boundaries on-site. Survey pegs are placed at all new boundary corners and key points, providing a clear reference to ensure any future construction or fencing aligns with the approved subdivision layout.

Survey Plan Preparation

After confirming boundary positions, the Licensed Cadastral Surveyor prepares the survey dataset, which includes the Title Plan, Survey Plan, Occupation Diagram, Survey Report, and other required documents. This dataset is lodged with Land Information New Zealand (LINZ) for approval.

Once approved by LINZ, the lawyer can proceed to obtain the new property titles.

Apply for New Titles

Once the survey dataset is approved by LINZ and Section 224c certification is issued, the final step involves working closely with your lawyer. The lawyer uses the approved documents to apply for and register the new property titles with the land registry.

Congratulations on Your New Titles!

What is a subdivision?

Subdivision is the process of dividing one property into two or more separate lots, each with its own title.
Why do I need Resource Consent?

Resource Consent from the council is required to ensure your subdivision complies with local planning rules and environmental standards.
How long does the subdivision process take?

The timeframe varies depending on site complexity and council processing times but typically takes several months to over a year.
Who handles the subdivision process?

A Licensed Cadastral Surveyor coordinates the survey, plan preparation, and council applications, working alongside planners, engineers, and lawyers.
What is Section 223 and Section 224c certification?

Section 223 certifies the proposed subdivision layout before physical works. Section 224c confirms all conditions are met and allows for new titles to be issued.
How much does a subdivision cost?

Costs vary widely based on project size, site conditions, and council fees. We provide detailed quotes after initial assessment.
How do I start a subdivision?

Contact a Licensed Cadastral Surveyor to assess your property and guide you through the steps from planning to title registration.