Land Developments and Subdivisions

Land Development and Subdivision – Code of Practice

To ensure that land development and subdivision infrastructure is designed and constructed utilising best practice the Queenstown Lakes District Council have provided the QLDC Land Development and Subdivision Code of Practice. Please refer to the below link for information and downloads relating to:

For the 2015 Code of Practice, please click here.

Appendices:

Approved Materials

Application for Acceptance of Products and/or Materials

Complete this template and email to Simon.Leary@qldc.govt.nz. Applications will be reviewed quarterly.

Application for Acceptance of Products and-or Materials

Asset Registers/Specifications

QLDC RAMM Roading Asset Register (2MB)
QLDC Roading Asset Guidance Update (483KB)
QLDC 3 Waters Facilities Asset Register (320KB) - To be used for three waters facilities, including but not limited to pump stations, treatment plants and water sources.
QLDC Asset Identification Policy (553KB)
QLDC Three Waters Underground Assets Asbuilt Plan Specification (291KB) - To be used for three waters underground assets, including but not limited to pipes/culverts, manholes, valves, hydrants and meters.
QLDC Three Waters Underground Assets Asbuilt Plan Related Files (ZIP, 3MB)

QLDC Parks Asset Register (1MB)

QLDC Community Opens Spaces As-Built/Data Specification [TBC]

Subdivision - how do I get my new titles?

If you have an approved Resource Consent that allows you to subdivide your section you may find the below information useful.

This takes you through the necessary steps to get new titles, these include:

s223 - Survey plan approval - the plan your surveyor creates to show the boundaries of your new sections
s224c - The Council completion certificate to certify you have complied with all your resource consent conditions
Consent Notices – Do you have on-going conditions that are required to be registered on the new sections?
Bonds – If you cannot complete all the works pre 224c
Engineering acceptance – The process for ensuring all the physical works are designed and constructed in accordance with QLDC’s Land Development and Subdivision Code of Practice
Are you vesting roads/reserves?
Development Contribution requirements

s223 and s224(c) subdivision certification

How do I give effect to my subdivision consent (the Section 223 and 224(c) process)?

The subdivision consent alone does not give you new land titles. There are still a number of steps to be completed before you can apply to Land Information New Zealand (LINZ) to have new certificates of title issued.

These steps include the issue of the s223 and s224(c) certificates. These sections are referred to in the Resource Management Act 1991 (RMA).

Section 223 certificate

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.

Applicants should allow 10 working days for processing of a s223 certification application. This time frame will be extended where an application is incomplete or the plan is not in accordance with what was originally approved by Council.

Please fill out the s223 224c Application Form below and submit with the survey plan. Please upload via our Sharefile Portal or send directly to subdivision@qldc.govt.nz

s223 & 224 Application Form

Note: There is no requirement to include all the prior 224c conditions if you are only applying for the s223 cert

Section 224(c) certificate

Once a s223 certificate has been signed by Council, 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 Council that all conditions of the subdivision consent have been complied with.

Prior to starting physical works an engineering acceptance might be required for any works required to be designed and constructed in accordance with QLDC’s Land Development and Subdivision Code of Practice. Please refer to the following Planning Practice note for guidance.

Information Requirements for Documents Submitted for Review and Acceptance

Once the engineering acceptance has been obtained and all the conditions of consent have been completed, a formal application for 224(c) certification needs to be made to Council by an applicant once all works required as part of the subdivision have been completed. The processing of a s224(c) certificate requires Council Officers and Engineers to undertake a site inspection, review 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 the satisfaction of Council.

Applicants should allow a minimum of 10 working days for processing of a s224(c) certification application. This time frame will be extended where an application is incomplete or further works are required to achieve compliance with resource consent conditions.

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

Please submit the 223 224c Application Form and the s224c Checklist alongside all other information as required by the conditions of consent for approval. Please upload via our Sharefile Portal or send directly to subdivision@qldc.govt.nz

s223 & 224 Application Form
s224c Checklist (word doc)

Consent Notices:

A Consent Notice is an ongoing condition of subdivision consent that is registered on the new land title. 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 pursuant to Section 221 of the Resource Management Act and will need to be supplied by the applicant at the time of application for 224(c) certification.

The below Consent Notice template should be used and then submitted to Council for approval.

Consent Notice Template [21.5KB]

Bonding Outstanding Works

Bonding is on a case by case basis. Generally, Council will not accept bonding of essential services (water, wastewater, stormwater or power) or transport infrastructure, including street name signs, road markings or road traffic signs. Please contact the Subdivision Officer to determine whether bonding is acceptable.

Any application to bond outstanding works must be accompanied by:

Explanation/justification for why works cannot be completed.
Clear details of outstanding works being bonded, including any related design plans with outstanding works clearly highlighted (where possible).
All related consent conditions for bonded works (including any applicable conditions for asbuilts, completion certification etc associated with the outstanding)

If bonding is acceptable, two independent quotes covering all outstanding works will be required (supplied by reputable contractors, external to the developer). The bond value shall be a minimum of 1.5 times the highest amount of the two quotes.

The below Bond Template should be used and then submitted to Council for approval.

Bond Document Template [35.5KB]

Building Platform Registration

If you have an approved Resource Consent that allows you to register a new Building Platform on your property you will be required to submit:

A Land Transfer Plan – A plan your surveyor creates to show the new building platform and its relationship to the boundaries of your section
A s108 Covenant – This is required to register the land Transfer Plan on your title as well includes any on-going conditions that are required to be registered on your section
A completed Building Platform Application Form
Payment of Development Contributions – refer to http://www.qldc.govt.nz/planning/development-contributions/

Please fill out the Building Platform Application Form below and submit with the Land Transfer plan and all other documentation as required by your resource consent. Please upload via our Sharefile Portal or send directly to subdivision@qldc.govt.nz

Building Platform Application Form [191KB]
S108 Covenant template (link below)

S243e Easement Cancellation Approval and Certification

Easements cancellations can be approved if you are able to provide evidence that they are no longer required by all the parties that either benefit or are burdened from the existing easement(s). To enable this to be processed you will be required to submit:

1) Reasons for the cancellation (Including):

Confirmation that the easement is no longer required
What replacement easements are being created
If there are no replacement easement, why (how will the other lots retain access/servicing?)

2) Description of the easements being cancelled in respect of the benefited and burdened lots

3) Copies of the Easement Instruments and Title Plans that created the original easements

4) A corresponding s243 certificate – this is required to be signed and then registered on the affected titles by a lawyer/solicitor (see below for template)

Please submit this and any other relevant documentation required to approve your request. Please upload via our Sharefile Portal or send directly to subdivision@qldc.govt.nz

The information required above (1-4)
s243 Certificate template (link below)
A completed s243 Application Form (only required if the easement cancellation is not part of a corresponding subdivision process for s223 224c), this is to provide the relevant invoice details - s243e Easement Cancellation Request Form
Deposit – refer to fees for Signing and Sealing Certifications below (relevant category is: Signing and Sealing other plan or certificate)

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 – 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 s348 Application Form

Please fill out the s348 Application Form below and submit with the Land Transfer plan and all other documentation as required by your resource consent. Please upload via our Sharefile Portal or send directly to subdivision@qldc.govt.nz