Projects

6 Lot Urban Subdivision

Six unit residential building development

This Auckland urban project transformed a single dwelling into a six-lot multi-storey development, with precise surveying, consent management, and creation of individual freehold titles.

This development represents a site intensification from an older single storey dwelling on a larger urban site, to a comprehensive multi-storied compact development, typical of developments occurring in the Auckland suburbs.

Consent had previously been obtained for a Restricted Discretionary Activity for this housing development in New Lynn, Auckland. The proposed development exceeded the Permitted standards in a number of areas, but was approved on the basis that the development was appropriate for the site in the Mixed Housing Urban Zone and the effects could be controlled.

Birch were engaged to assist the development on a number of levels. Firstly, given the small tolerances, establishing survey control on the site to enable the accurate setting out of the building and services. Secondly providing as-built data for the completed services. Thirdly to prepare, submit and obtain 223 and 224c Certificate certifying the development had been completed in terms of the consent. And finally to complete the Land transfer survey to create 6 separate fee simple titles, enabling the sale of the individual units.

Frequently Asked Questions

What is an urban subdivision?

An urban subdivision divides a single property into multiple lots for residential, commercial, or mixed-use development. It enables higher-density housing while complying with local planning and infrastructure requirements.

What is a Restricted Discretionary Activity?

A Restricted Discretionary Activity is a type of resource consent where the council considers only specific matters outlined in the district or unitary plan, rather than reassessing every aspect of the proposed development.

Why is accurate survey control essential during construction?

Accurate survey control ensures buildings, services, and boundaries are positioned correctly according to approved plans, reducing the risk of construction errors, compliance issues, or costly adjustments.

What are Section 223 and Section 224(c) certificates?

Section 223 certifies that the approved subdivision plan has been completed correctly, while Section 224(c) confirms that all consent conditions have been met, allowing new property titles to be issued.

What is a fee simple title?

A fee simple title gives the owner full ownership of both the land and any buildings on it, subject to applicable laws and registered interests. It is the most common form of property ownership in New Zealand.

How do urban intensification projects support growing communities?

Urban intensification increases housing supply within existing suburbs by making more efficient use of land and infrastructure, helping accommodate population growth without expanding further into rural areas.