Land Developments and Subdivisions

Subdividing land needs various considerations, including:

• The ability to provide services to the site (such as power, water, wastewater (sewerage), etc.)
• Whether safe access to the site and appropriate car parking can be achieved
• Topographical constraints
• The size of the site
• The ability for each lot to comply with the relevant provisions contained in the district plan/s
• Natural hazards
• Whether there are any consent notices on your Record of Title or other registered interests (such as easements or covenants) that may restrict the nature or extent of any further development on the lot

The Code of Practice is divided into sections including:

• General requirements and procedures
• Earthwork and land stability
• Roading
• Water supply
• Wastewater
• Storm water and land drainage
• Landscaping

For more details see our Code of Practice pages.

If you have an approved resource consent that allows you to subdivide your section, the information below takes you through the necessary steps to apply for new titles.

Before you being: Engineering Plan Approval

Engineering plans must be approved before starting work on site (and work must be completed before applying for s224c certification). 

Prepare s223: Survey plan approval

Once subdivision consent is issued, an applicant has five years to lodge a survey plan with Council. This plan is prepared by a registered surveyor showing the boundaries, areas, and if relevant any easements, amalgamations and covenants that need to be prepared.

If the plan is in accordance with what was approved by Council as part of the subdivision consent, then a s223 certificate approval will be signed. Once this has been signed by Council the plan may then be lodged with LINZ for approval. This lodgement is the responsibility of the applicant. 

Please complete our s223/224c application form and submit with the survey plan. 

Prepare s224c: Council completion certificate

An applicant then has a further three years from the signed date of s223 certification to obtain s224(c) certification. A s224(c) certificate is final approval from TCDC that all conditions of the subdivision consent have been complied with.

The time to apply for s224c certification is once engineering approval has been obtained and after all works required as part of the subdivision has been completed (consent conditions complied with). 

Processing an application for s224(c) certification includes site inspection(s), a review of the supporting documentation supplied with the application (including as built plans showing new services), confirmation that the relevant development contributions have been paid and checking each condition of resource consent to confirm that they have been complied with to our satisfaction.

Once we are satisfied that all conditions of subdivision consent have been complied with, then the s224(c) certificate will be signed. An applicant must then lodge this certificate with LINZ to allow separate titles for the newly created lots to be issued. Please note that TCDC is not responsible for the application for new titles – the subdivision consent holder or their agent must make this application.

Send application(s) and documentation to TCDC

Please submit for approval your 223 and 224c application form(s) alongside all other information as required by the conditions of your consent. 

Consent notices

A consent notice is an instrument which specifies conditions which are to be complied with on an on-going basis. Consent notices will be registered on the titles for new sections.

An applicant’s subdivision consent decision will set out if a consent notice is required and the conditions which are to be included in that notice.

A consent notice is issued under s221 of the Resource Management Act and can be supplied by the applicant as part of application for 224(c) certification.

Engineering Plan Approval (our EPA process) - engineering plans must be approved before starting work on site, and work must be completed before applying for s224(c) certification. You will have relevant conditions of consent.

Once subdivision consent is issued, an applicant has five years to lodge a survey plan with Council. This plan is prepared by a registered surveyor showing the boundaries, areas, and if relevant any easements, amalgamations and covenants that need to be prepared.

If the plan is in accordance with what was approved by Council as part of the subdivision consent, then a s223 certificate approval will be signed. Once this has been signed by Council, the plan may then be lodged with LINZ for approval. This lodgement is the responsibility of the applicant. 

Please fill out the s223/224c Application Form and submit it with the survey plan.

Once a s223 certificate has been signed by TCDC, an applicant then has a further three years from the date of signing to obtain a s224(c) certificate. A s224(c) certificate is a final approval from TCDC that all conditions of the subdivision consent have been complied with.

Once engineering approval has been obtained and all the conditions of consent have been completed, you need to make a formal application for 224(c) certification once all works required as part of the subdivision have been completed.

The processing of a s224(c) certificate requires TCDC officers and engineers to undertake a site inspection, a review of the supporting documentation supplied with the application (including as built plans showing new services), confirmation that the relevant development contributions have been paid and undertake a check of each condition of resource consent to confirm that they have been complied to our satisfaction. 

Once we are satisfied that all conditions of subdivision consent have been complied with, then the s224(c) certificate will be signed. An applicant must then lodge this certificate with LINZ to allow separate titles for the newly created lots to be issued. Please note that TCDC is not responsible for the application for new titles – the subdivision consent holder or their agent must make this application.

Please submit your 223 and 224c application form(s) alongside all other information as required by the conditions of your consent. 

A consent notice is an instrument which specifies conditions which are to be complied with on an on-going basis. Consent notices will be registered on the titles for new sections.

An applicant’s subdivision consent decision will set out if a consent notice is required and the conditions which are to be included in that notice.

A consent notice is issued under s221 of the Resource Management Act and can be supplied by the applicant as part of application for 224(c) certification.

S348 LGA Right of Way approval and certification

If you have an approved Resource Consent that allows you to register a new Right of Way on your property, you will be required to submit:

• A Land Transfer Plan – this is a plan your surveyor creates to show the new Right of Way on your section.
• A s348 certificate – this is required to register the new Right of Way on your title.
• A completed application form (s348 LGA). 

Please complete and submit this documentation as required by your resource consent. You can find the relevant application form on our Applications page.  

Development contributions

You may need to pay development contributions (DCs). Please check out the Development Contributions page for more details.

Useful external links

• LINZ Data Service - View LINZ data, such as property titles, topo50 maps, street addresses: https://data.linz.govt.nz/data
• LINZ – Order a title: www.linz.govt.nz/land/land-records/order-title