Subdividing and Land Development

Subdivision is the legal division of land or buildings for separate ownership. 

You can subdivide: 

• a property – for example, if you want to sell part of your back yard so someone else can build a house on it.

• a building – for example, if you split your house into two flats. 

You also need to go through the subdivision process if you want to adjust the boundary between neighbouring properties. 

Please refer to this downloadable summary for an overview of the subdivision process.

There are four main types of subdivision: 

• Fee simple (freehold) is the most common type of subdivision. Separate records of title are created for each lot. 

• Unit title (strata) subdivision is when there is more than one unit on a single freehold piece of land, and each of the units is owned separately – for example, an apartment building or block of flats. An owner holds the unit title to their unit and shares ownership of common areas, which are managed by a committee made up of all the owners (called a body corporate). 

• Cross-lease (flats or household unit) ownership involves an equal share in the freehold title for the entire piece of land, along with a lease over a particular flat. New cross-lease subdivisions are rare in the Queenstown Lakes District. 

• Changing a boundary 

Your surveyor can advise you which type of subdivision would be best for your circumstances. 

Subdividing your property can be a long and expensive process. It’s important that you engage with an independent professional before you apply for a subdivision resource consent. They will be able to provide advice on the feasibility of your proposed subdivision, give you an idea of overall costs, the process involved, and timeframes. They will also prepare and lodge an application on your behalf. 

We strongly recommend against attempting to submit an application without consultation with an independent surveyor.

If you wish to subdivide your property you must apply for a subdivision resource consent. Each application is unique and must be assessed on a case-by-case basis. Factors that are considered for a subdivision application may be:

• the size of your property (generally there is a minimum lot size for subdivision)

• the zone your property is in (different zones have different minimum areas for new subdivided lots)

• whether there are existing dwellings on the land or if there is an existing land use consent for more dwellings

• whether the ground is stable or prone to hazards (e.g. flooding, erosion or contamination)

• if there are any restrictions on existing titles

• whether new stormwater or wastewater drainage is necessary or if existing pipes may need to be upgraded

• vehicle access, parking and manoeuvring

To find out the District Plan rules for subdivision that apply to your property: 

• Use the ePlan, to find your property by typing your address in the address bar or using the map to locate the property.

• Note the zone your property falls within.

• Select "View Full Proposed District Plan"

• Scroll down to Part 5, Chapter 27.6: Subdivision and Development Rules to learn the rules and considerations required for your zone when making a subdivision request.

Resource consent applications can be: 

Non-notified: we approve your application because either there are no effects or the effects are minor, and where relevant you've got written approval from the affected parties (Affected parties are people who might be more interested in, or more affected by, your activity than the general public. They are usually your immediate neighbours 

Limited notified: we write to any affected parties from whom you don’t have written approval and invite them to make submissions on your application. They have 20 working days from the day they receive our letter to make a submission 

Fully notified: We consider that the effects of your proposal are significant enough to invite the wider public to make submissions. This may result in a hearing at Council. 

Every subdivision is different, so it is not possible to give a general cost estimate. Costs can arise from: 

• QLDC Consent Fees 

• An initial feasibility study 

• Provision for sewage and stormwater drainage, water supply, electric power and telecommunication services 

• Formation of access 

• Development contributions  

For any fee simple subdivision, you also need to pay a development contribution. Development contributions help reduce the impact that new developments have on infrastructure and demand for Council services, such as water supply, wastewater or community infrastructure. 

• Professional fees for a land surveyor, planning consultant, lawyer, engineer, etc. 

• Land Information New Zealand fees. 

We recommend that you seek professional advice and get an estimate of the likely costs before you begin.