Subdivision Application Decision 

Every decision on an application for a resource consent is made in writing and states:

• The reasons for the decision
• Any conditions of consent; and 
• In a case where a resource consent is granted for a shorter or longer duration than specified in the application, the reasons for that decision

Changes to the Resource Management Act 1991 mean that a subdivision consent is valid for five years.  If you would like a consent to be granted for a shorter or longer duration you must specify this in your application.  Consent is granted subject to certain conditions, which may include the following:

• Reserves Contribution
  All subdivisions involving the creation of a new lot will incur a Reserves Contribution. This is based on 6 percent (plus GST) of any new lot's value. You will be required to pay the cost of Council obtaining this valuation. On larger subdivisions the contribution could be land (of similar value) or money. Whilst the applicant can offer either, the final decision is at the Council's discretion.
• Esplanade Reserves
  The Council has an obligation under the Resource Management Act 1991 to require esplanade reserves or strips for public access along coastlines and rivers. If the property you wish to subdivide adjoins the coastline, or a river with a bed that has an average width of three metres or more (measured at the annual fullest flow), you will be required to set aside an area 20 metres wide from Mean High Water Springs, from the coast, or from the edge of the river, as an esplanade reserve. This will vest in Council and become part of its parks and reserves network. It cannot be included in the area of any new site, and the value of it cannot be used to reduce any reserve contribution required as part of the subdivision consent. 
• Other Financial Contributions
  The creation of new sites can impact on existing Council services in the area, which may then need upgrading to meet increased demand. Financial contributions for upgrading water supply, sewerage, storm water treatment and disposal, and roading may be required. The monetary value of upgrading most areas has already been assessed. To find out what applies contact Ecowater (Phone (09) 835 0290) prior to lodging your application. This will assist you to cost out your proposed subdivision.
• Engineering Conditions
  To service the site you will often need to provide new reticulated services and/or connections to existing services, for example, sanitary sewer, storm water, water, electricity, telephone, and also the construction of a shared driveway. The drains have to be constructed to Council standards, either as private or public drains. Some work, such as connections to existing public drains, must be done by the Council. 

Council standards for public works are detailed in a document titled "Code of Practice for City Infrastructure and Land Development" which is available for inspection at the Civic Centre or you can purchase a copy for $170, plus GST, and $85 per annum for updates. The subdivider is required to design for upstream development and either provide connections to the upstream boundary or easements (generally three metres wide) to allow for upstream installation.

Each subdivision consent issued now has a 224(C) conditions checklist. This is formatted to match consent conditions and stipulates that compliance certificates or letters of completion are required to be obtained from the relevant Council Units (by the applicant) prior to applying for a 224(C) certificate.

Please note that in some instances, the area to be set aside may be reduced or waived. Please ask Council planning staff about this.

Note that if there are additional fees to pay to the Council, you will receive a letter informing you that the application is ready to be picked up subject to the payment of the additional fees.

A subdivision consent is valid for five years.

A survey plan must be certified by Council within five (5) years of obtaining the subdivision consent, otherwise a new consent must be obtained.

Time extensions must be sought before the expiry of this five (5) year period.  Council must be satisfied that substantial progress has been made towards giving effect to the consent, and that you as the applicant have obtained the written approval from every person who may be affected by the granting of the extension.

Note: If you have a separate land use consent, that consent may require commencement within five (5) years, or within a time period specified within the consent. 

For more information on subdivisions visit the Auckland Council website.