Project Management


Kiwi Vision Consultants Ltd has a combined 120 years surveying, engineering and planning experience between the three directors and 7 staff members.

Kiwi Vision Consultants Ltd incorporating Dimension Surveyors, evolved from the need for Subdivisions to be Project Managed correctly due to the increased complexity of rules and compliance issues created by the Resource Management Act.

Project Managing the subdivision of  a property can generally be broken up into a 21 step process as follows:

1. Zoning and Area
• Check council records
• Consult council officers
• Zoning is correct to allow another site to be created
• Meets council rules with regard to correct site area
• Property is suitable for subdivision

2. Drainage and Services
• Check the council drainage and services records
• Storwater, Waste water and water reticulation.

3. Aerial photograph
• On council websites
• General position of existing dwelling and auxilliary buildings
• Gives you a good idea if an additional dwelling will meet the bulk and location requirements

4. Contours
• Site Slope
• Contours give you an idea of the general slope of your site
• Are there any Potential problems that will restrict a building site
• A gradient of over 1 in 5 means a geotechnical report will be required for the subdivision.

5. Funding and budget
• Cost expectations.
• Once identified you may be tempted to give up on the development due to lack of money
• Development finance is available
• Meet with a specialist in this area.
• You will need a best estimate of the total costs.
• You get funding approval
• Work out a budget.

6. Topographical Survey and Scheme Plan
• The surveyor carries out a topographical survey
• We then create a scheme plan of subdivision
• Boundaries decided to meet your requirements and councils rules
• Kiwi Vision has years of experience in this stage of the process.

7. Submit Resource consent to council
• You will be required  to sign the
Resource Consent application for council.
• We will request a cheque made out to council for the application deposit fee.
• Upon receipt of the cheque your plan will be lodged with council for processing in the statutory 21 working days.

8. Fight council
• The fight now begins
• Or thats the way it appears for various reasons
• Processing time under RMA is 21 days
• Requests for further information
• Information overlooked.

9. Evaluate conditions of Resource Consent
• We (you) have won the fight and council have issued your Consent
• You will evaluate the conditions of the consent.
• Most of the conditions will require some construction work to be carried out.

10. Obtain other consents
• From the conditions of your RC you will require further consents for all of the construction works. These include: – public drainage, common access, Building consent (Retaining walls and private drainage, Demolition), Vehicle crossing.
• You may need to demolish a garage or part of your building, or you my need to build a retaining wall and these require consents as well.

11. Power and Telephone contracts
• Your subdivision must have power and telephone reticulation or availability
• A letter from a provider may suffice.
• Generally you will need to enter into a contract for supply.

12. Arranging/Tender for contractors
• Tendering is the most cost effective way.
• Various consents have been issued needing different contractors
• Contract drawings are needed to give to contractors for the tender process
• Tendering will get you the best price for the work to be done

13. Construction set out
• Contact us (surveyor) to set out the works.
• Contractors think they can do the setting out – dont listen to them.
• Errors in position of works cost more to fix than the set out costs
• We have seen it too often

14. Supervision and construction
• An engineering works completion certificate is required.
• Your Surveyor or engineer will need to supervise the construction to be able to certify
• Make sure the contractor contacts us at the correct times for inspections.

15. As built survey
• An as-built survey is required to be submitted with the engineering completion certificate.
• Drainlayers do as-built drawings of the private drainage
• Your qualified Cadastral Surveyor OR your Engineer do the as-built drawings required by Council

16. Construction completion documentation
• You need to organise construction completion documentation to council
• Costs of materials from your contractors has to be tabulated on council forms and submitted

17. Subdivision boundary pegging
You are now ready for the subdivision boundaries and any easements to be
pegged. We will place all of the pegs ensuring that they are visible and easily located to show prospective purchasers or builders for house construction.

18. Cadastral Survey Dataset
We can now complete the Cadastral Dataset to be submitted to Landonline for certification to be requested from Council, and approval gained from LINZ.

19. Section 223 and 224(c) applications
We will now apply for the Section 223 and 224(c) certifcates as required under the Resource Management Act for subdivisions.

20. Legal Documentation
You will need to have your solicitor prepare the legal documents to be submitted to LOL for new titles to be issued. He will liase with your surveyor to make sure that the new titles are processed as quickly as possible.

21. Titles issue
Your new titles should issue within ten days of the plan being approved as to survey. Banks however feel that they actually own your property and can sometimes be a little bit less than helpful, but if you have followed this process correctly you will not have long to wait to have a new asset of a freehold title to a vacant site.