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The below workflow is an indication of the main steps TrueSouth may carry out in a typical subdivision project and is intended as a guide only. Every project is treated individually, and the workflow is tailored to suit.
A thorough search of the existing property records is carried out, including district plan rules and zoning information, survey and boundary information, existing services information and title interests e.g. easements, covenants and consent notices. Our surveyors calculate surrounding survey control and site boundaries, then undertake a topographical survey to establish existing ground levels and site features. Our team review consenting and infrastructure requirements and engage third party specialist consultants e.g. geotechnical engineers, traffic engineers and ecologists.
Our Involvement:
Once the initial site assessment is complete and all relevant property data has been collected, we prepare a scheme plan set and infrastructure report to accompany the subdivision consent application. A scheme plan set typically includes the proposed lot layout, lot sizes and dimensions, roading layout and access arrangements and proposed earthworks. The infrastructure report typically includes concept services layout plans and demonstrates how the proposed services connect into the existing services.
Our Involvement:
Once the scheme plans are in agreed form, our planners prepare the subdivision consent application and associated Assessment of Environmental Effects (AEE). The proposal is assessed against the district plan objectives and policies, zone and land use activity rules and hazard planning maps. Third party specialist reports (such as geotechnical, ecological, traffic or environmental reports) are received and included with the Resource Consent Application.
Our Involvement:
The Local Authority checks the application contains all required information, then formally accepts the application for processing. A council planner is assigned to the application as the main contact. A decision is made whether the application can be processed non-notified, or not. The council planner organises their internal team to process various aspects of the application and peer reviews of certain aspects, as required. A subdivision consent typically involves a set of conditions to be complied with to obtain final subdivision sign off by the council.
Our Involvement:
Subdivision consent conditions often require detailed engineering plans to be submitted for Engineering Acceptance, prior to commencement of physical works. Our engineers arrange and carry out the detailed engineering design for the required infrastructure elements including earthworks, roading, stormwater, wastewater, water supply, landscaping and utility services. An Engineering Acceptance Application (EA) is prepared and submitted to council.
Our Involvement:
The Local Authority receive the Engineering Application and assign a council engineer for processing. Depending on the complexity of the project, the council may require third party consultants to process or peer review certain aspects. After any requests for further information have been satisfied, the council will provide engineering approval, subject to a number of specific engineering conditions.
Our Involvement:
While council processes the Engineering Application, we prepare the contract documentation and civil infrastructure package for contractors. Our engineers work closely with several local contractors and commence the tender process for the physical works. Our engineers manage the tender process, evaluate the tender submissions and award the contract.
Our Involvement:
After a contractor has been selected, our engineers take on the role of ‘engineer to the contract’ under NZS 3910:2023, as both the contract administrator and the independent certifier. Our engineers oversee construction activities to ensure compliance with the approved plans and specifications and process the contractor’s payment claims. Our surveyors are onsite at regular intervals to carry out as-built and quantity verification surveys.
Our Involvement:
Once physical works and subdivision consent conditions are met, we prepare a subdivision sign off application (223/224c Certification), including a comprehensive checklist, detailing how each subdivision condition has been complied with. We compile all as-built information required, then liaise with the council’s subdivision team to obtain the 223/224c certifications. Our engineers arrange for the final inspection with the council, to review the completed works.
Our Involvement:
When construction is nearing completion, we carry out the cadastral Land Transfer Survey, including defining the existing boundaries, installing new survey control points and the new boundary pegs. The survey plans are drafted showing the new information and sent to our client's solicitor to begin legal documentation. We then submit the survey plans to Land Information New Zealand for approval. Once the plans are approved, our client's solicitor submits their legal dealing and requests the new titles for the subdivision.
Our Involvement:
