The experienced land development professionals at Tomlinson & Carruthers will manage your land development project from initial concept through to the issue of new titles, advising and consulting with all relevant parties to ensure a successful development. Our team follows a quality assured project management system to ensure the client’s expectations are exceeded. All projects involve the following four phases: Project Feasibility; Project Planning ; Project Implementation; Project Completion . As each project is unique, we work with the client to ensure all risks are accurately predicted and averted with greater confidence. In order to maintain the achieving of objectives we apply a dynamic management style to work around potential and unforeseen risks so that deadlines and budgets are achieved. For a more detailed description of the process we follow in land development projects we hope you find the flow chart below useful.

	Lansdowne Park (currently in development) : A successful subdivision is one in which people want to live in.
	The Land Development Process
	Project Feasibility
		The first step in the process to subdivide or develop land is to determine whether the revenue gained from the sale of the developed land sufficiently exceeds the cost of developing it. Each project is unique and brings with it a different set of issues. Tomlinson & Carruthers will research your project and advise on whether it is feasible. Based on the type of project, the information we typically gather includes: Legal descriptions and restrictions; Infrastructure demands; Topographical dimensions; Proposed subdivision dimensions; and Engineering requirements.
				Images

	Project Planning
		After establishing that a project is feasible, certain consents need to be obtained from the relevant territorial authority depending on the type of development. The team at Tomlinson & Carruthers will prepare a scheme plan showing site topography, proposed allotment boundaries including any proposed infrastructure and reserves if applicable, abutting parcels, new and existing easements and any other relevant information. In order to prepare a scheme plan our team often performs a topographical survey of the site. The scheme plan is an integral part of a detailed consent application, which addresses the subdivision and land use requirements in the Council's District Plan. Our team often presents this information in the form of an environmental impact assessment which addresses resource management issues including mitigation of any environmental effects. In some instances, mainly where water and soil quality are involved, consent may also be required from the relevant Regional Council. The applicant pays the Council consent fees at the time the application is lodged, and the actual fees or an indication of their cost will be provided to you as part of our quotation. The Resource Management Act 1991 states that the relevant territorial authority has 20 working days to process non-notified resource consent applications. The territorial authority also has the right to publicly notify an application under certain circumstances where a public hearing may be held. We will discuss the likelihood of your project being notified with you as part of the feasibility study. For a detailed description of the resource consents process we have provided an easy to follow flowchart here.
				Images

	Subdivision/Resource Consent
		Consent is usually approved subject to specific conditions and the applicant has 15 working days in which to appeal any condition that is considered to be unreasonable. Typical subdivision conditions may include: Payment of reserve contribution; Tree preservation order; Building height restriction, building style or building removal; Payment of services upgrade fee; Provision of infrastructure related services; Provision of access to land. Consents lapse after a period of two years if the details of the consent have not been implemented. The applicant can, however, apply for an extension to the time period if necessary.
				Images

Plan Implementation

The Land Transfer Process                         Subdivision of land involves the creation of a number of new land titles. After the completion of the physical works our team marks the new allotment boundaries (with the familiar white topped pegs). A survey plan is then prepared and lodged with Land Information New Zealand (LINZ). The plan of subdivision illustrates the exact areas and dimensions of the newly created allotments, infrastructure, reserves, easements, associated survey data and so forth. The survey plan forms the foundation for the issue of new titles, which are later transferred to the new owner after the completion of purchase.     Images		Engineering Requirements                         Turning an undeveloped block of land into an attractive living environment often requires engineering design. A detailed set of engineering plans needs be prepared and approved by the Council prior to any construction. Our team can design engineering plans and prepare technical specifications for contract tender and follow the tender process through the implementation stage by supervising and liaising with other land professionals and interested parties.     Images

	Project Completion
		Once the survey plan has been approved by LINZ, the subdivision has been completed and the territorial authority is satisfied that all conditions of the original consent have been met, the territorial authority issues a condition certificate pursuant to Section 224 of the Resource Management Act. This certificate is then lodged with LINZ together with other legal documentation by your solicitor. The lodgement of these documents completes the land transfer and subdivision processes and triggers the issue of new titles.
				Images

For more information about project management please view some resources at this link.

To summarize, Tomlinson & Carruthers offer the following land development services: Land Development Subdivision - industrial; commercial; residential; Educational Facilities; Healthcare Facilities; Sport and Recreation - indoor and outdoor specialist and multipurpose event centres; Tourism & Resorts - golf courses; marinas; hotel developments; Government & Local Authority - new construction and upgrading of community facilities; land acquisition and sale; public housing. Return to top of page