Land Development Consulting
For over six decades, we’ve been helping clients bring their ideas to life, guiding projects from the earliest concepts right through to completion.
At Buckton Surveyors and Planners, land development isn’t just something we do. It’s our specialty. With an experienced team by your side, the often complex process of subdivision design, council approvals, and project delivery becomes clear, manageable, and efficient.
Our strength lies in the depth of our expertise and the breadth of our network. The Buckton team includes skilled surveyors, planners, engineers, and ecologists, all working closely together to ensure a collaborative and comprehensive approach to every project. Beyond this, we work with trusted local consultants and agencies, meaning we can take on developments of any scale or complexity with confidence. From feasibility analysis to planning approvals, we’re here to support informed decisions and smooth progress at every stage.
No two projects are the same, and that’s exactly why we take the time to sit down with you and understand your goals, your site, and the unique challenges you may face. By combining our decades of experience, and by keeping abreast of continually evolving rules and regulations, we develop solutions that maximise the potential of your land. Our focus is always on delivering results that align with your vision while ensuring a practical and compliant outcome.
Solutions we offer:
Site analysis: After meeting with you to discuss your project vision and goals, we look at your site's opportunities and constraints through detailed desktop evaluations. We review zoning, access, and ecological factors to help you understand what's achievable before you progress with your project.
Development potential and planning advice: Our planners will evaluate your site's development potential, outlining relevant district plan rules and resource consent requirements. We will identify ways to maximise yield, whilst ensuring compliance with local planning regulations.
Project cost estimates and timeframes: We provide accurate cost estimates and realistic timeframes for your project. This allows you to budget effectively and plan your project with more confidence.
Property ownership and rights assessment: Before development begins, we assess property ownership, boundaries, easements, and covenants to identify potential risks. Our reporting will provide you with solid legal and technical footing.
Project management and coordination: Our team manages all aspects of the land development process, coordinating our surveyors, planners, engineers, and ecologists at every step, and keeping your project on track and moving efficiently.
Land Development FAQ
What is land development consultancy, and why is it important for my project? 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.
What is involved in completing a subdivision? 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.
How much does it cost to subdivide land? 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.
What surveys or reports might my project need? 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.
What is a 'Transferable Title'? 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.
When completing a subdivision, how long will it take to get the title(s)? 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.