It is important for the environment that new regulations, which require titling in areas where land is of poor quality, help to ensure that rural production is not affected. The new rules will lead to an overall positive outcome for the environment. These rule paths allow you to create additional sites using the donor site title right – you can create sites that have a net site area of 8000 m2 but retain an average net site area of 1 hectare throughout development. This is much smaller than the minimum net area of 2 hectares that can be created as part of the « standard » subdivision trail described above. This means that even if you have to buy the title directly from the owner of the donor`s website, you can create more sites on the receiving site, as these can be smaller and increase the yield of the lots. As part of the single plan, new subdivision provisions have been proposed in Amendment 78: Intensification. Zoning and site size are the main factors that define subdivision potential in the rural living area. Once you`ve studied these factors, you can start with a more detailed analysis of your website and subdivision. You must remember that the rules of the Auckland Rural Unitary Plan are now in force, having first been notified eight years ago, in 2013. If you want to know if you can subdivide your property, we are townsite experts with extensive experience in assisting clients with their townsite projects.
We can help you understand the opportunities and give you advice on: For more information on current subdivision rules in your area or to evaluate your location, contact Parallax Consultants today. The zoning of your site plays a fundamental role in the subdivision potential and when your resource permit is likely to be approved. The District Plan (in Auckland, the Auckland Unit Plan) defines the zoning of your sites and the associated subdivision rules, objectives and guidelines. Our blog here will help you identify the zoning of your website. All new sites must have legal access from an educated road. You should also ensure that access is adequate and not affected by natural hazards such as flooding. It sounds simple in principle, but in the countryside it can be more complicated, as roads can be far from good construction sites and may require stream crossings or something similar. Part of the access may be subject to large-scale flooding. All this increases the cost and complexity of a project. Think carefully before accessing new sites. You may have seen our blogs about urban subdivision, but rural subdivision is very different.
In principle, the process for requesting consent from resources is the same, but the potential issues and what you need to assess are very different. In this blog, we`ll spend some time discussing the preliminary issues you need to consider. Therefore, as usual, rural development is an ever-changing landscape in which many factors play a role that influences the rules and how the rules are interpreted. Let us hope that, in a year or two, there will be a period of stability when everything can calm down. In a « standard » subdivision, you subdivide the parent site, where the subdivision permission is created based on the size of the parent sites. This is detailed in table E39.6.5.2.1 of the Auckland Unit Plan and requires a minimum net area of 2 hectares per site on most sites at the end of the subdivision (some sites such as Whitford, Point Wells, Swanson, etc. have different rules, so please check the table above with your planner). Simply put, this means that you need a parent site of at least 4 hectares to split it in half using this rule path. This is a second subdivision path in the country living area if your location is specifically identified in the variation control overlay subdivision.
In this overlay, you can create a « Transferable Rural Site Division » or TRSS. Here, a `donor` site in the rural area is subdivided (although this is not practical) using other rules of the Auckland Unitarian Plan, such as the protection of a bush or significant wetland area, and the resulting subdivision right is transferred to your site (called the `beneficiary site`). Is the site located in an area that does not significantly affect the rural character and amenities expected in that area? Are they ridge lines or other visually important locations and do they encounter area backsets? Hire a surveyor to get an idea of the total cost, how long the entire subdivision process will take, and what it entails. It all started when the single plan, which brought together all previously separate territorial plans in the Auckland region, was first notified in early 2013. After this initial communication, there were public tenders and then a procedure whereby those bids were heard by a group of commissioners appointed by the government. As a result, decisions were taken that were widely accepted. However, as regards rural regulation, the Council did not accept the Commissioners` decision and an appeal was brought before the Environment Court. The rules for rural residential areas were adopted and entered into force in November 2016, but so far the rules for rural production areas, mixed rural areas, rural conservation and rural coastal areas have not yet been resolved.