CHURCHILL LAND DEVELOPMENT SERVICES LTD are experts in Land Development,
whether it is an 800m2 site or a site that has the potential to be subdivided
into several hundred lots. We provide a professional service associated with expert
knowledge of the Local Council District plans.
We can manage the whole project for you from the beginning to the end or
assist you with the various stages along the way.
CONSULTATION & ADVICE
Free Initial Project Advice
Development Proposal (Feasibility Study)
Every property is different. We can provide you with a detailed report on
possible development options for your piece of land along with a detailed
estimate of costs to develop.
SITE (TOPOGRAPHICAL) SURVEY
The basis of a good design is accurate information. We can collect all the
necessary information including position of buildings, trees, drainage, road
and driveways, special features and contours and levels across your property.
We can then provide that information either in digital (CAD) format or paper
copy to your architectural designer, or use it to design a Subdivision concept
and the associated full engineering plans to service the development.
- Freehold (Fee Simple)
- Cross Lease
- Unit Title
What is the best subdivision option for your property?
Freehold Subdivision – another name is Fee Simple Subdivision.
This is the most common type of subdivision. The end result is a separate
Certificate of Title for each Lot developed. The land is solely owned by those
named on the Certificate of Title.
Cross Lease Subdivision
This type of subdivision used to be common place. The total area of land is
owned in equal shares by the owners of each part of the cross lease. The individual
owners own the buildings on the share of land that their building sits on. These
buildings are registered on the Certificate of Title, and the plan is called a Flats
plan. It is an inferior form of ownership compared with Freehold as there is always
another landowner whose permission must be obtained to allow for any changes to the
Certificates of Title. However it is still a common form of ownership and we can amend
cross lease Certificates of Title as required i.e. if buildings are altered or
additional buildings are built.
Unit Title Subdivision
This form of subdivision is useful mainly when dealing with properties that
are joined together in some way. It might be an apartment block with individually
owned units or a commercial block of buildings where the owners share common land.
In each case a Body Corporate (owners committee) is set up to administer the
property and all common matters are paid for in a yearly levy, set by the Body
Corporate. Quite often a company will be employed by the Body Corporate to
administer the levy and keep all property owners informed.
Just like in an urban environment where landowners might decide to downsize
their piece of land, larger rural blocks can be subdivided as well, and individual
certificates of title for the smaller blocks obtained. We can help you decide the
best way to maximise your subdivision in terms of the Local Council’s rules.
Boundary Repeg Surveys – Boundary Redefinition
Sometimes you want to find a couple of boundary pegs to put a new fence up,
or you might want to add onto your home. We can help you put the fence or building
in the right place by finding the boundary pegs for you and ensuring you do not
infringe on your neighbours property. This is called a Repeg survey. If the survey
is more complex it might mean we have to prepare a Redefinition plan which is then
sent to Land Information NZ to be entered into the Cadastral Land Database.
The traditional paper survey plans could be lodged with LINZ until 1 September
2007. After that date all survey plans had to be lodged by electronic lodgement.
E-survey has allowed us to digitally prepare and lodge cadastral surveys directly
from our desktop computer.
The electronic transfer process starts in our office with the ability to search
on line all title and survey data through Landonline. The Surveyor can digitally
prepare and lodge cadastral surveys directly with LINZ. Using LandXML enabled
survey software, surveys can be created without the need to re-key data into the
Landonline capture screens. Then in Landonline, the Surveyor can finalise and
validate the e-survey before lodging it with LINZ.
Local Council’s have also made the change to certifying Cadastral Survey data
Landonline has enabled LINZ to provide better customer service and more accurate
and up-to-date information. Searching of data has been made easier, with real time
updating of the survey record, Surveyors now have access to the latest records. The
Lodgement process has simplified and the time taken to approve the data has been
LAND DEVELOPMENT ENGINEERING (INCLUDING DESIGN)
Engineering Design of Public Drainage, Earthworks, Roading, Network
Adding another house to your property or subdividing land into more sites means
that the new sites have to be fully serviced (i.e. for Stormwater, Sanitary (waste water)
sewer, watermain, driveway, roading, power, telephone services). We can design and
prepare full Engineering plans for all of these services.
Preparation of Contract Documents, Tender Documents, Specifications for Engineering
Once the new design has been approved by Council, a contractor is usually appointed
to construct the design in terms of the approved plans. We can prepare the contract
documents, which can include the tender documents and specifications, and let the
Overland Flow Path Reporting / Flood Assessments
Stormwater flow & potential flooding are an important obstacle in many parts of
Auckland. We can expertly assess the stormwater catchment relevant to your site and
with calculations and design manage this into your project to obtain approval.
Earthworks Set out
Our surveyors can expertly set out any earthworks so that your contractor may
prepare your property for the works to commence.
Drainage and Roading set out
We can also accurately set out all drainage and roading as required.
Supervision of Engineering Works and Administration of Contract.
Council requires that the construction of the Engineering work is observed and
certified by a qualified person. Our Registered Professional Surveyors are qualified
to administer the contract and supervise construction of the Engineering works.
As Built Plan, certification of Engineering Documentation to Council standards
Our Registered Professional Surveyors are qualified to certify all Engineering
works and prepare the appropriate documentation. We are qualified to carry out As
Built surveys of the new drainage and certify the required plan for Council’s approval.
At some stage of the Building process Council might require, as a condition of
the Building Consent, certification that the Building meets Council’s standards.
Our Registered Professional Surveyors are qualified to survey and certify all of
- Construction & Building set outs – commercial, industrial, residential
- Siting certificates – As Built certification of the building
- Height in Relation to Boundary Certificate and Maximum Height certification
- Floor Level certificate. We can also set the floor level prior to the floor
Our Company Surveyors are also experienced in:
- High Rise Building Set out - Precise Set out – Horizontal & Vertical control.
We can provide a resume of projects that we have been involved with.
- BOMA Surveys – Measure of Rentable Area for Lease agreements
- Condition Survey Reports – Surveys to record condition of surrounding
buildings and landscape prior to construction commencing. We regularly
provide these detailed reports for our major construction clients to meet
their insurance requirements.
- Monitoring surveys – to measure accurately any change in surrounding
area during construction process.
PLANNING (RESOURCE MANAGEMENT)
Our Consultant Surveyors are experienced in the Resource Management Act and
interpreting the District Plan Rules of the various Local Councils. We provide
the following services:
Land Use Resource Consent Applications
This could involve obtaining approval to place a Minor household unit on a property
that already has one house on it, or it might be preparing an application to allow a
motel complex to be built. Our Surveyors are interested in preparing all sorts
of consent applications.
Subdivision Resource Consent Applications
If you are planning to subdivide your property you will need to obtain a Subdivision
Resource Consent. We can assist you with obtaining the necessary consent.
Integrated Land Use & Subdivision Resource Consent Applications
To be able to develop property usually involves obtaining both Land Use and
Subdivision Resource Consents from Council. We can carry out both stages in
one application by preparing an
integrated resource consent which addresses the Land Use (Building)
issues and the Subdivision issues.
Environmental Assessment Reports (Assessment of Environmental Effects)
When consent is applied for it must include an Assessment of the Environmental
Effects. We are experienced in preparing these reports and submit them to Council
with our Consent application.
Auckland Regional Council Consent applications
On some sites, before construction works can commence consent must be obtained
from Auckland Regional Council. We have the expertise to research what is required
and prepare the consents on your behalf.
Council Hearings – preparation & presentation of evidence
Occasionally developing your property does not go to plan. We have the expertise
to prepare and present evidence if your consent application has to be heard before
a Council Hearing.
Environment Court Hearing – Preparation & presentation of evidence
If your consent application is then required to be heard by the Environment
Court we have the expertise to prepare and present evidence at that hearing as
Most Land Development projects will depend on management to coordinate the
different services, Surveying, Engineering, Construction, Territorial Authorities,
Utility companies, in much the same way as Building Project Managers coordinate
various tradespersons for building projects.
Project Management relates to organising the stages of a project and also
includes management of contracts ensuring all work completed meets acceptable
standards, keeping track of budget expenditure, certifying payments and above
all focusing on the end result.
For smaller projects, developers might prefer to handle the project themselves,
depending on their skill and knowledge.
David Churchill is a Registered Professional Surveyor, which is a qualification
and status conferred by the New Zealand Institute of Surveyors on its members who
possess advance knowledge and skill in their particular field of expertise. David
is experienced in handling all Project Management aspects of a project.