Project Management

Leaders in Subdivision Project Management

Subdivision projects are complex, involving multiple stakeholders, intricate processes, and strict regulatory requirements. Without expert oversight, these challenges can result in delays, budget overruns, and compliance issues. Kiwi Vision addresses these concerns with tailored project management services, uniquely designed for subdivision developments.

Kiwi Vision has over 300 years of combined expertise in surveying, engineering, and planning. As a trusted leader in the field, our journey began with the incorporation of Dimension Surveyors to address the rising complexity of subdivision development.

From navigating the intricacies of the Resource Management Act 1991 to complying with the Auckland Unitary Plan 2016 and the latest Medium Density Residential Standards (MDRS) 2023, our team ensures your project is managed efficiently, meeting every regulation with precision.

Our 15-Step Process

Managing the subdivision of a property can typically be broken up into a 15-step process to ensure compliance, efficiency, and successful outcomes. At Kiwi Vision, we take care of every detail, from topographical surveys to final legal documentation:

1. Topographical Survey

A surveyor conducts a detailed topographical survey to gather critical data for designing subdivision boundaries, drainage, services (power, water, and telecommunications), roads, driveways, and more.

A topographical survey will typically include:

• All site boundary dimensions
• Easements, covenants and encumbrances
• Levels on boundaries and across site
• Contours at 0.5m intervals
• Houses, buildings (including floor, roof, gutter and ridge levels)
• Driveway & other paved areas
• Retaining walls (position and heights)
• Significant trees with heights and driplines
• Public & private drainage

Learn more about Topographical Surveying.

2. Architectural Design

An architect will design a dwelling or dwelling(s) for a development. We will liaise with them as required, regarding planning rules and site constraints. In turn, the architect will usually work with the client to come up with a dwelling design that meets their requirements.

3. Engaging Specialists

Depending on the site’s needs, we involve experts such as geotechnical engineers, traffic consultants, arborists, and ecologists for specialised input. This is applicable when a development does not comply with some planning rules or if a site is in an area identified by the council as having special value – ie: Protected Bush or a Water Course.

4. Scheme Plan Development

The surveyor in conjunction with an architect will create a scheme plan of subdivision and/or development. Boundaries are determined to meet your requirements and the council’s rules.

5. Engineering and Services Design

Our engineers design access points, drainage, and utility services, ensuring compliance with council standards and providing usable building platforms and lot layouts.

5. Engineering and Services Design

Our engineers design access points, drainage, and utility services, ensuring compliance with council standards and providing usable building platforms and lot layouts.

6. Resource Consent Application

Our planner or the client’s planner prepares a comprehensive report and assessment of the effects, between 30 and 40 pages of information. This report, along with the scheme plan, architectural plans, and other consultant reports are lodged with the council by the surveyor or planner.

Learn more about Resource Consents.

7. Council Review

At Council

• Council will check and process the consent application
• Council planners & development engineers will be involved
• Processing time under RMA is supposed to be 20 working days, however…
• They can request further information (s92) – sometimes only minor but can involve design changes.

8. Engineering Application Submission

Almost all subdivision approvals will contain conditions that require an engineering application, usually for access (driveway) and/or public drainage extension. We prepare and submit engineering applications for necessary infrastructure, such as driveways and drainage systems.

9. Site Works

Civil contractors perform site works, overseen by our engineers to ensure quality and compliance.

10. Site Check

All the works are carefully managed and supervised by our civil engineer, or the client’s own engineer. This involves visiting the site multiple times to check on progress, provide advice where required, and liaise with the council if changes are required along the way.

11. Land Transfer Title Plan Preparation

The surveyor prepares the title plan and applies for a 223 certificate from the council.

12. Boundary Pegging

Surveyors mark new and existing boundaries with clearly visible pegs.

13. Cadastral Survey Dataset Submission

The surveyor can now complete the Cadastral Survey Dataset, Title Plan and Survey Plan, to be lodged with LINZ. At this stage your solicitor is also notified that they will soon be involved.

14. Council Sign-Off

At this point, the surveyor and engineer will work through obtaining sign off documents from contractors, consultants, and council. The surveyor will apply for a 224(c) certificate (completion certificate) as required under the Resource Management Act for subdivisions. This involves obtaining a variety of sign off documents to prove to council that all resource consent conditions have been satisfied.

15. Legal Documentation

Your solicitor prepares and submits the legal documents required for new titles to Land Information NZ.