In our recent article, we discussed the subdivision Auckland property, what the process involves, and how you can start with it. The process can be complex depending on the size of your property, the zoning in which your land falls into, and compliance with the District Plan.
Now, how do you know that you can subdivide your property? What are the rules, and what type of subdivision is right for you? This guide will walk you through the rules of subdivision Auckland.
When managed correctly, you can capitalise your land and make it into a money-making machine. If you own a large piece of land, you may want to consider splitting it so you can build on it or sell it. But of course, that involves a lot of things, and the process can be lengthy and complicated. The good news is that by knowing the rules, you can make your subdivision Auckland project painless.
When Is Subdivision Auckland Allowed?
It’s common knowledge: when you own something, you can do whatever you want with it. However, when it comes to land development, that isn’t always the case. The local government and some agencies set rules and regulations to protect the environment, the neighbourhood, and the community.
This is especially true when land development projects could impact the environment; i.e., when certain construction projects would cause greater risks to flood or other environmental damages in the neighbouring properties.
With that being said, there are several factors that must be considered when subdividing a property. These are some of the factors that influences whether subdivision is allowed or not:
- Different zones have different minimum land areas for new subdivided lots.
- Vehicular access, parking, and manoeuvering.
- The size of your land.
- The stability of ground or its proneness to hazards i.e., erosion, flooding, or contamination.
As mentioned, you need to know in which zone your property is located. Know your zone by checking the Auckland Unitary Plan. Remember, each zone has its own subdivision rules:
- Single House Zone – Each split property/land must be a minimum of 600 square metres. Typically, this would allow you to build one house per land.
- Mixed Housing Urban Zone – In areas with high density of houses, your land is required to be a minimum of 300 square metres. House structures in this zone can be up to three-storey high.
- Mixed Housing Suburban Zone – Your site must be a minimum of 400 square metres. This zone generally covers most of Auckland’s residential areas.
- Terrace Housing and Apartment Buildings Zone – In this zone, each site must be a minimum of 1,200 square metres and can be five storeys high. This zone is for high intensity residential development.
Take note, this is just the general guideline. There are many other factors that influence whether or not your subdivision project will be approved or not. Just because you meet the minimum land size does not mean your subdivision is approved. Always check in with the Council to ensure subdivision is permitted in your area.
We best recommend speaking with your lawyers, engineers, and surveyors and get expert advice on what you could do to your land.
Subdividing in a Single House Zone
The single house zone aims to maintain and enhance the amenity values (a.ka. The qualities of an area that enhances the way of living of its residents) of established residential neighbourhoods. Generally speaking, the objective is to maintain specific character in the residential zone.
Single House Zone Subdivision Guidelines:
- When subdividing a lot, each lot needs to be a minimum of 600 square metres.
- Only one house is allowed to be constructed in each lot.
- Minor dwellings (or secondary dwellings such as a cabin) are provided for.
- Each site area must meet the 600-sq metre requirement secondary dwelling separated from the main house
Check any zone-related restrictions in your property and assess site-specific constraints, such as natural hazards.
Subdividing in a Mixed Housing Urban Zone
In urban areas, you can create a new lot only if it meets the minimum 300-square metre requirement. You are allowed to build a house that’s up to three-storey high if your property falls into this zone.
Mixed Housing Urban Zone subdividing Guidelines:
In property development in an urban zone, you are expected to acquire a comprehensive land use consent that determines the specific details of the development before subdivision would be approved.
Subdividing in a Mixed Housing Suburban Zone
In Auckland, mixed housing is the most widespread residential zone. It covers some greenfield areas, as well as many established suburbs. When your property is in this zone, you can build a standalone residential or a house with one or two storeys. The structure must be set back from the site boundaries and with landscaped gardens.
Mixed Housing Suburban Zone subdivision Guidelines:
Under the Auckland Unitary Plan, if you plan to create a new lot, each site must be a minimum of 400 square metres. There are, however, some specific exceptions (i.e. shape factor, etc.)
You are also required to acquire a comprehensive land use consent detailing the specifics of the project before you would be approved for subdivision Auckland.
Subdividing in a Terrace Housing and Apartment Buildings Zone
Such residential properties are considered high-intensity and therefore within the high-intensity zone. This zone provides for residential living in the form of a terrace housing or apartment that can be five to seven storeys high.
This zone is generally in the metropolitan area—where local markets, public transport, and other town centres—to support the high level intensification of the area.
Terrace Housing and Apartment Buildings Zone Guidelines:
The Auckland Unitary Plan dictates that new lots within this zone need to be at least 1,200 square metres. A comprehensive land use consent is also required to determine the specific details of the development project before any reduced area subdivision could be approved.
Video of LANDEV Consulting Subdivision Properties Projects in Auckland
Subdividing Auckland Property Overall Cost
Aside from getting a subdivision Auckland resource consent, there are extra steps you must consider should you want to create new lots from your piece of land.
Calculate the Overall subdivision Cost
The cost of subdivision varies depending on the scale of the development, aside from other infrastructure issues. A standard two-lot division can go about $120,000 to $150,000. This cost includes an approved consent, professional fees, a new Record of Title, and other requirements.
There are also extra fees that you must prepare, such as:
- Development contribution fees
- Consent processing costs
- Utilities (power, water, communications)
- Construction of driveways and access
- Land Information New Zealand fees
Professional fees (lawyer, licensed surveyor, engineers, etc.)
Why You Need a Licensed Surveyor for Land Development
A licensed surveyor could help you get an idea of the overall costs. They can also walk you through the entire process, and will help you understand the things involved in this land and residential development.
A surveyor can help you with:
- Understanding and complying with the Auckland Unitary Plan rules
- Site-specific zoning
- Identifying infrastructure connections
- Assessing vehicle accessibility
- Drafting a subdivision plan for your property
- Providing a breakdown of the overall development cost from the design, consent, to the issuing of new titles
LANDEV Consulting Office Location in Auckland
Auckland Subdivision Land | Conclusion
Before you can begin with the construction of your property, you may have to apply for engineering approvals. Hence it’s critical that you calculate all the costs, from planning to post-development, before you embark on this type of project.
Subdividing Property in Auckland FAQ
How Do You Use Your Subdivided Property
Or maybe you want to build an additional house for personal use or as an investment property. Depending on your objectives, you may need additional land use resource consents and building consents so you can start your development project, aside from the subdivision Auckland consent, which you are also required to obtain from the local government.
You Have Subdivided Your Property—What Now?
As for the driveways and vehicle crossings and access, the Auckland Council has set standards that you are required to follow.
For example, because vehicle crossings start where the driveway leaves the legal boundary of your property and continues until the road, you are required to obtain a written approval from Auckland Transport before you start the work, should you want to build or modify a vehicle crossing.
When it comes to vehicle access, the total width and dimensions must comply with the standards.
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