Question 1

What is land development consultancy, and why is it important?

Accepted Answer

A land development consultant helps guide property owners, developers, and investors through every stage of the development process, from feasibility studies and planning consents to surveying, subdivision design, and council approvals. Buckton's coordinates the complex technical, legal, and regulatory aspects of land development. Our expertise helps you avoid costly delays, ensure compliance with local planning rules, and achieve the best outcome for your land.

Question 2

Can you help me weigh up the costs and benefits of a development project?

Accepted Answer

Yes. Before you commit to detailed design or consent fees, we can prepare an initial feasibility assessment outlining likely costs, benefits and constraints. This includes indicative consultant and council fees, servicing costs, potential lot yield, and expected land value uplift. We can also highlight non-financial benefits such as improved access, native revegetation, and long-term environmental enhancement. Having a clear cost–benefit picture early helps you decide whether to proceed, stage development, or refine the layout to achieve the best return.

Question 3

Can I subdivide my property?

Accepted Answer

Subdivision requires resource consent, and so is governed mostly by the Local Authority District Plan rules applicable to the zone in which your property lies. Depending on the zone rules, there may be a number of options available to subdivide.

A “non-complying” application may also be a possibility in some instances.

We are happy to review your property, in relation to the applicable zone rules, and provide feedback to you on the development potential that may exist for your site.

Question 4

What is involved in completing a subdivision?

Accepted Answer

Subdivision involves several main processes:

• Together with you, we prepare a scheme plan showing the proposed boundaries. Together with a site visit, sometimes there is enough information available online for this. If not, we will complete a topographical survey or fly the site with one of our UAV’s.
 • Prepare & lodge a subdivision application (and possibly a land use application) with Council. This will assess all effects, and normally requires input from our specialists whom we will liaise with. 
 • Council will process the application and possibly raise RFI’s, which we will respond to.
 • If consent is approved, any physical site works required by the conditions of consent need to be completed. 
 • We complete the boundary pegging survey (Land Transfer survey).
 • We apply to Council for final approvals (s223 & s224c certificates).
 • We lodge the survey dataset with LINZ.
 • Together with your lawyer, final arrangements are made for new titles to issue.

The complexity/time required for each process depends on what type of subdivision you are completing, its size/nature, and how many physical conditions are imposed by the Council as conditions of your consent. Some steps can be completed in parallel with others, while some need to happen before the next can occur.

Question 5

How much does it cost to subdivide land?

Accepted Answer

There are many factors that need to be considered, such as:

• The type of consent(s) required.
 • The complexity of application / level of compliance with district plan controls/rules.
 • Level of specialist input required to support the project (eg Civil, Geotechnical, Ecological, Landscape, Traffic, Archaeology, Legal).
 • Council’s development contributions.
 • The number of new sites being proposed.
 • The level of physical works required to service the development – eg earthworks, roads/accessways, power, telephone, water, sanitary sewer, stormwater, fencing, revegetation planting etc.
We are happy to discuss your proposal with you and provide some general figures to guide initial budgeting based on the answers to the above questions. A more accurate cost estimate can be prepared as the development/scope progresses.

Question 6

When completing a subdivision, how long will it take to get the title(s)?

Accepted Answer

This will depend on the type & nature of your proposal, as well as Council processing timeframes. A boundary adjustment may be completed and titles issued within 4-6 months, while a subdivision may take anywhere from 6-9 months to many years to complete. It depends on how much work is required, and what conditions of consent are imposed by Council that you must complete.

We are happy to discuss your proposal with you and give you a broad indication of likely project timeframes.

Question 7

What is a “Transferrable Title“?

Accepted Answer

A Transferrable Rural Site Subdivision, (TRSS), or “Transferrable Title” as they are commonly known, is a provision within Auckland Council Unitary Plan (AUP) whereby a Significant Ecological feature, quality native bush, revegetation and/or wetland is legally protected in perpetuity on a “Donor Site” located in a rural zone. The “right” to create a Rural Lifestyle site is then sold to an owner of a “Receiver Site” which must be located within the Countryside Living Zone. Under current AUP Rules, an application for the “Receiver Site” needs to be submitted to Council at the same time as the “Donor Site” application.

The legal protection of the feature(s) on the Donor Site will require fulfilment of matters such as (but not limited to): Stock proof fencing, weed and pest control, revegetation planting, ongoing monitoring and maintenance, and legal covenants. Once completed, the natural features cannot be used again in future to generate title rights.

Question 8

What surveys or reports might my project need?

Accepted Answer

Depending on the site, you may need a topographic survey, engineering design, geotechnical assessment, stormwater report, or ecological survey. We identify exactly what’s required during the feasibility stage and engage trusted local specialists where needed. Our coordinated approach ensures the right reports are delivered once and correctly.

Question 9

Can you manage the whole process for me?

Accepted Answer

Yes. Buckton is a one-stop-shop and offers a variety of services from site feasibility and concept design through to council approval, engineering, and new titles. Our planners, surveyors, engineers, and ecologists coordinate every stage, saving you from managing multiple consultants and ensuring consistency from start to finish.

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