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- Any servicing or flooding issues – we consult Council databases and use our own engineering knowledge to provide this advice.
- An outline of the process involved in establishing the development, including consultant and Council fees.
We believe it is important that we understand each client’s project purpose and background from the outset. That’s why we start by asking questions and listening. We utilise the initial consultation advice and our extensive land development experience in collaboration with the client to determine the potential development yield for the property. This may be a simple site subdivision, or may be a more complex building development followed by subdivision.
We prepare a design concept taking into account the client’s wishes, the regulations that apply and any constraints applying to the land. We will identify information Council will likely require for the consenting processes. For instance, reports on traffic implications, geotechnical analysis and land contamination are often required.
This advice will give confidence about what form of development is likely to achieve Resource Consent.
Our team of experts can also provide estimates of development costs for the consenting and the completions phases as required.
Need advice on what you can do with your land? Complete the form on our contact us page and one of our representatives will be in touch.
Development Feasibility Questions
What is the Auckland Unitary Plan?
The Auckland Unitary Plan is a comprehensive (and large!) document that sets out clearly what you can and cannot do with your land. If you can do something, the AUP also outlines how you need to go about it - this is often through a resource consent process. One of our skills is to know about the AUP and advise you on how it applies to your property.
How much will it cost to develop my land?
It depends on what you want to do. We can discuss that with you and once we have a basic undertsanding of where you may wish to go - including some options - we can cost it out for you.
Can I develop/subdivide my land/property?
Quite possibly! If you contact us with your property address we shoud be able to provide you with a quick initial answer.
How do I maximise my property’s potential?
Our initial assessment of your property and Council's district plan and other requirements will identify what the possibilities are. We can then advise on the design, consenting and construction costs, and estimated timeframes. This will enable you to see how you can maximise the property's potential, and enable an analysis of the potential return on investment.
Does it cost money to check my properties potential?
A desktop assessment of your property's development potential can be undertaken with one of our development experts free of charge. Additional stages of feasibility reports for funding purposes or due diligence reports to clarify specific development point will incur a fee based on hourly rate. We will give you an estimate if this seems the best course of action to take.
How do I check the potential of my property?
The first step in understanding your property's potential for development is to contact one of our Directors who can let you know about Council and planning requirements, any issues that we can readily identify, the practicality of achieving subdivision or building development and the economics of any physical construction required on site. Most of this can be given in an email as a desktop exercise, however we will sometimes suggest that there is a need for further invesigation, including a site visit.
HOUSING DEVELOPMENTS IN AUCKLAND
The Auckland Unitary Plan has opened up considerable opportunity for further development or redevelopment of residential sites throughout the Auckland Region. There is a high likelihood that your site, or a site you are looking at, has development potential
Cato Bolam has developed considerable expertise in working out what housing projects are possible, designing projects and managing the consenting and building establishment processes for our clients.
We welcome questions about what project and process may be best for you and your land and can provide our fuller Beginners Guide to Housing Developments and Beginners Guide to Subdivision as part of our (free) initial consultation with you.
THE HOUSING DEVELOPMENT PROCESS
The process you will follow in completing a housing project includes the following stages:
- Due Diligence – Whether the project is possible under Council rules and what the practical hurdles may be.
- Project Design.
- Estimating Costs – What the expected costs of completing the housing project may be. At this stage financing for the project would need to be secured.
- Resource Consent – A Land Use Consent (and, if subdivision is proposed, a Subdivision Consent) may be required, and this involves a process through the local Council.
- Building Consent – The detailed design required to meet the requirements of the Building Act and Building Code.
- Completion – Project construction including any associated subdivision works.
At Cato Bolam we are often asked how to apply for a subdivision, how to develop land and how does property development work.
With almost 50 years of experience in land and property development, 90+ experienced and professional staff and services across Surveying, Planning, Engineering, Architecture and Environmental we are experts in maximising the potential of your land and working with you to create great places.
Our expertise is to provide a start to end service in redevelopment of residential sites. Our process is divided into four distinct phases, with our first stage being initial development feasibility and concept option analysis.
Our team, will work closely with you to identify the options for your property and provide you with the best possible advice including answering your questions on subdivision costs and providing a cost benefit analysis including concept options.
The initial step will be determining the zone your property falls under, this can be determined by using the Auckland Unitary Plan Zoning Guide.
The four zones for residential subdivision and development in Auckland are
SHZ – Single House Zone
MHS – Mixed Housing Suburban Zone
MHU – Mixed Housing Urban Zone
THAB – Terrace Housing and Apartment Building Zone
The MHS, MHU and THAB Zones have no maximum density requirement – the emphasis in on good urban design. With no resource consent required for up to three units in MHS or MHU if height and other standard met. If consents are required they are generally non-notified.
Below you can see examples of Mixed Housing Suburban Zone and Mixed Housing Urban Zone redevelopments with the initial concept design options our Architecture team provided for the properties.