By Anna Bensemann, Senior Planner, Baseline Group, Ph 0800 254 123 E: info@blg.nz | Sept 23, 2024
Can I subdivide my land? This is a common question asked of planners, closely followed by; how much will it cost? The answers to these questions are often complex and specific to each property. However, there are some fundamental basics which help to work out if it’s feasible to subdivide a property, or not.
Districts are divided into mapped zones to allow for different rules to apply in different areas. These usually consist of residential zones, business or commercial zones, and industrial zones. Additionally, there are typically rural zones and rural lifestyle or rural residential zones.
Each zone will have a different minimum allotment size requirement, this is the minimum area required for each new title but excludes shared driveway areas. In many urban zones, allotments are also required to include a shape requirement such as containing a square with specified dimensions, or able to contain a circle of a specific diameter.
Each property is required to have legal and physical access from a road. This may mean creating a right of way over a shared driveway to ensure each property has legal rights to access land. Physical access may mean installing a driveway that meeting council standards for more than one allotment. This could involve sealing the shared driveway to specified widths.
How a site is provided with infrastructure is also a key factor in determining the feasibility of a subdivision. Are council water supply, sewer, and stormwater systems available to the property, and do they have sufficient capacity to service additional houses? This often requires communication with council’s asset department to confirm. Some councils charge connection fees to allow for new property to connect to their infrastructure. In almost all cases, a new development will be required to install separate water connections for each title to the council network in the street, to ensure there is no contamination of water supply between properties.
One of the largest costs of a development can be the Development Cost Contributions charged by council. These contributions, which may include financial and reserves contributions, are a one-off payment to council for the right to add additional properties to the district. These contributions go towards capital investment in road infrastructure, community facilities, reserves, and reticulated infrastructure (water, sewer and stormwater) and are charged per additional allotment.
When considering the feasibility to subdivide, understanding minimum allotment size and shape, physical and legal access, connection to services and development contributions are the key basic factors. However, each site is unique and there may be many other factors that determine the costs and feasibility of a subdivision. For more detailed advice seek the guidance of a local, experienced planner.
Articles you might be interested in
- Housing Growth continues in Selwyn with Legislative Support
- Minimum car parking requirements to be chopped
- Confused by Environmental Legislation? You are Not Alone.
- Time matters – With Resource Consent
- With increasing density, good design matters
- How to navigate Rural Land Development Under the National Policy Statement on Highly Productive Soils
- What to do when you inherit land
- How might Development Contributions affect you?
- Planning Rules can Affect Property Value
- Why we have complicated septic tank disposal rules
- Land Development opportunities and times of change
- Who Shapes our Planning Rules?
- Councils are Increasing Residential Density, but why, who does it benefit?
- What does an activity status mean for your land development?
- Burning crop stubble on your property?
- The Role of Planning in the Climate Change - Discussion for Agriculture
- How lizards might affect your new development
- What does a professional planner do?
- Importance of Sediment Management in Land Development Projects: Simple Techniques for Effective Sediment Runoff Control
- Rivers, Lakes and Coastline, Public Space for All
- Our History - How We All Play a Part in its Protection
- Going for housing growth, to improve housing affordability
- Historic Heritage Challenges for Landowners
- Cross Lease Titles
- Change isn't coming, it's here!
- Crunch Time For New Freshwater Legislation
- The National Policy Statement for Natural Hazard Decision-Making and its effects on Resource Consents
- Game changers for housing under the RMA
- Indigenous Biodiversity: what does it mean for a farmer?
- The importance of knowing your boundaries
- Planning Permissions – Resource Consent or Plan Change?
- The dream of subdividing your land
- Time's up on the RMA
- Tiny Home Revolution May Not Save Costs
- District Plan in Selwyn – How will it Affect You?
- Have your say on Development Projects
- Negotiating with Neighbours Under the RMA
- Changes to Resource Management Planning Signalled in Proposed Legislation
- Who Pays for Infrastructure in Greenfield Land Development?
- Understanding Zoning and Density Rules in Selwyn
- Planning land use to be resilient to natural hazards
- Commercial Activity in a Rural Zone – What’s the Harm?
- Boundary disputes – What are they and how can you resolve them?
- Is the RMA really the problem?
- Is it a Wetland or Not?
- Risks to farmland in the planning framework
- Cross lease titles - an overview
- The costs of subdividing hitting Selwyn | development contributions
- Rural allotment sizes set to double in West Selwyn
- Proposed Selwyn District Plan Update
- Outstanding Natural Features and Landscapes - effect on farming
- But that’s the way we have always done it!
- New Indigenous Biodiversity Legislation Mandates Significant Natural Area Identification
- Build-to-Rent Development in New Zealand: A Rising Trend in Housing
- Good District Plan provisions save time and money
- What does The Selwyn District Plan (appeals version) mean for the planning process and consent?
- Rural Allotment Sizes set to Double
- A New Dawn for Granny Flats and Accessory Dwellings
- A recent Baseline Group project was recognised at the 2022 Canterbury Architecture Awards
- Ensuring Compliance with Resource Management Laws
- Back to Basics for the RMA Reforms
- Balancing Common Sense and Legal Process under the RMA: Protecting Communities and the Environment
- The impact of consent notices when purchasing land
- Buildings under exemptions may still need resource consent
- The Taking of Esplanades at the Time of Subdivision
- Proposed Selwyn District Plan - What next?
- Managing Cultural Heritage Sites
- Minimum Car Parking Requirements to be Chopped
- Fundamental Culture Shift in New Zealand Planning Legislation.
- Hazardous activities, land contamination and resource consent applications
- What does your zone mean for you and your property?
- State highways, noise and reverse sensitivity: what’s the buzz?
- Make Your Additional Land Profitable Under the Selwyn Proposed Plan
- How Tree Canopies Transform Neighbourhoods and Enhance Lives
- Flood Management | Changes in Selwyn
- Crime Prevention Through Environment Design (CPTED)
- A Practical Guide for District Plan Reviews
- RMA changes are coming, are you ready?
- Spotlight on District Plan Provisions
- The Role of Planning in Land and Property Development
- Highly Productive Soils – Big Picture Thinking vs Private Landowners Needs
- Selwyn District Council Changes Urban Allotment Sizes
- Flood Management – An Update
- Submissions to a Resource Consent by Affected Parties
- Your Rights as an Affected Neighbour: Navigating Development Under the RMA
- Housing Intensification – Not for Everyone Says CCC
- The Great Forestry Debate
- Wild Weather and Resource Consent Requirements
- Managing Wastewater in Rural Canterbury: A Guide for Property Owners
- Highly Productive Soils – Big Picture Thinking vs Private Landowners Needs
- Navigating New Opportunities: The Importance of Land Development Planning in 2024
- The rise or fall of rural lifestyle blocks in the Selwyn District?