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 2018 Code of Practice, please click here.
For the 2015 Code of Practice, please click here.
- Appendix A - Acceptable Pipe and Fitting Materials
- Appendix B - Standard Construction Drawings
- Appendix C - Field Testing of Pipelines
- Appendix D - Water Supply Disinfection Specification
- Appendix E - Typical Plan and Cross Section Figures from Table 3.2
- Appendix F - Irrigation System
- Appendix G - Sewer Pump Station
- Appendix H - Water Supply Pump Station Design Guidelines
- Appendix I - Street Tree Planting Guidelines
- Appendix J - QLDC Trail Design Standards and Specifications
- Appendix K - Three Waters Facility Asset Identification Specification
- Approved Materials -1 Stormwater
- Approved Materials -2 Wastewater
- Approved Materials -3 Water Supply
Application for Acceptance of Products and/or Materials
Complete this template and email to Simon.Leary@qldc.govt.nz. Applications will be reviewed quarterly.
- 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 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.
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.
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 email@example.com
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 firstname.lastname@example.org
- 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)
- 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 email@example.com
- s348 LGA Compliance Checklist [104KB]
- s348 Certificate Application Form [231 KB]
- S348 Certificate template (link below)
- Consent Notice Variation Template [22.5KB]
- Consent Notice Partial Cancellation Template [53.8KB]
- Consent Notice Full Cancellation Template [18.8KB]
- S108 Covenant Template [28.3KB]
- S243e template [28.2KB]
- S348 template [26.6KB]
- Lighting Design Submission Check Sheet [329KB]
Vesting Roads or Reserves?
- Vesting of roads and reserves policy [99.98KB]
Do I need to pay Development Contributions?
Fees for Signing and Sealing Certifications
There are initial fees and hourly fees payable for all signing and sealing certifications. Please refer to Council’s Resource Consent Fees schedule.
How to apply
Either send the documents via email to firstname.lastname@example.org
Via the File Transfer Portal (ShareFile)
Other useful Links
- View LINZ data, such as property titles, topo50 maps, street addresses: https://data.linz.govt.nz/data
- Order a title: http://www.linz.govt.nz/land/land-records/order-title