Category Archives: Recent Work

BACKGROUND and DESIGN BRIEF

The background of this development, is that the old existing bungalow was in a state of disrepair, and needed a significant renovation. The larger section provided for 2 lots under the council zoning of the time. RESIDENTIAL – Mixed Housing Urban zone. ( Auckland Unitary Plan)

Obviously being in a good street Remuera made this development a viable proposition, for high-end new houses to be built.

The developers used SPACELINK SURVEYORS from start to finish.

Our experience and qualification as a Registered Professional Surveyor underpinned the ability to complete the whole project and provide continuity to the client.

The complete list of work done by SPACELINK SURVEYORS:

  • Initial Topographical survey and Scheme Plan of proposed subdivision.
  • Assessment of Effects report, including the neighbourhood and residential character assessment of the existing house, built prior to 1944 for demolition.
  • Concept design of extension to the public stormwater reticulation in the street and across the road
    Land-Use Consent and Subdivision Consent application compilation
  • Section 92 information and negotiations with Auckland Council planner and development engineer ( DE)
    Setting out the 2 new dwellings and Siting Certification
  • Height to Boundary field checking and Certification for the Resource Consent compliance
  • LINZ lodgement of the survey information for the 2-lot subdivision, including pegging all boundaries.
    As-Built of new Public Drainage
  • Section 224c application to Auckland Council and liaison to have this issued by council

I have been working with David Crerar of SPACELINK SURVEYORS LTD on a few residential development projects for last few years. He is an experienced surveyor and cadastral specialist with many years of experience working with council and developers. His experience is helpful as he understands the ins and outs of the process and can save a lot of trouble and unnecessary expenses. He has a team of surveyors who can be on-site for topography and set out as soon as possible.

April Guo ( 2-lot subdivision Koraha Street Remuera)- 2019 Jguo developments LTD

BACKGROUND and DESIGN BRIEF

The background of this development, is that the old existing dilapidated villa on the site was ready for demotion. The larger section provided for 2 lots under the Unitary Plan- RESIDENTIAL – Mixed Housing Suburban zone.

Obviously being in a good street, made this development a viable proposition, for high-end but NEW REPLICA VILLAS to be built.

A special request from the client was for this development to be completed ASAP. The whole consent processes and the building of the 2 new houses was completed within 12 months.

The developers used SPACELINK SURVEYORS from start to finish.

Our experience and qualification as a Registered Professional Surveyor underpinned the ability to complete the whole project, and provide continuity to the client from one professional land development firm.

The complete list of work done by SPACELINK SURVEYORS:

  • Initial Topographical survey and Scheme Plan of proposed subdivision.
  • Assessment of Effects report, including the neighbourhood and residential character assessment.
  • Concept design of extension to the public stormwater reticulation in the street.
  • Land-Use Consent and Subdivision Consent application compilation
  • Section 92 information and negotiations with Auckland Council planner and development engineer ( DE)
  • Setting out the 2 new dwellings and Siting Certification
  • Height to Boundary field checking and Certification for the Resource Consent compliance
  • LINZ lodgement of the survey information for the 2-lot subdivision, including pegging all boundaries.
  • As-Built of new Public Drainage
  • Section 224c application to Auckland Council and liaison to have this issued by council

BACKGROUND and DESIGN BRIEF

The background of this development, is that the section allowed for four two-storey lots under the Auckland Unitary Plan. The site as it existed contained a single storey dwelling, therefore it was more economical for the client to have the site developed.

RESIDENTIAL – Mixed Housing Urban zone.

The site is a corner lot site, meaning it has two road frontages. Under the Auckland Unitary Plan, the alternative height in relation to boundary (AHIRTB) standard can be used if the proposed dwellings are within 20m of the road frontage. The AHIRTB standard provided more flexibility in regards to the design of the proposed units.

Obviously being in a good street, made this development a viable proposition, for four new units.

The developers used SPACELINK SURVEYORS from start to finish.

Our experience and qualification as a Registered Professional Surveyor underpinned the ability to complete the whole project, and provide continuity to the client from one professional land development firm.

The complete list of work done by SPACELINK SURVEYORS:

  • Initial Topographical survey and Scheme Plan of proposed subdivision.
  • Assessment of Effects report, including the neighbourhood and residential character assessment.
  • Concept design of extension to the public stormwater reticulation in the street.
  • Land-Use Consent and Subdivision Consent application compilation
  • Section 92 information and negotiations with Auckland Council planner and development engineer ( DE)
  • Setting out the 2 new dwellings and Siting Certification
  • Height to Boundary field checking and Certification for the Resource Consent compliance
  • LINZ lodgement of the survey information for the 2-lot subdivision, including pegging all boundaries.
  • As-Built of new Public Drainage
  • Section 224c application to Auckland Council and liaison to have this issued by council

CROSS-LEASE UPDATE

After or during the construction phase, the house is measured for the New Cross-lease plan.

The process is as follows:

  • Spacelink Surveyors measured up the new building and existing neighbouring buildings on the same Cross-lease.
  • We put the new building outline on the new Cross-lease plan.
  • We compile the application for Auckland Council approval
  • Provided the building has the Code Compliance Certificate, it is easy enough to the council to sign-off the digital certificate on the plan sitting in the surveyor’s LINZ database.
  • Spacelink Surveyors then lodges all information to LINZ and subsequently the client’s solicitor.
  • A new Cross-lease Title is then approved by the LINZ legal team.

Cross-leases

are a throw-back to the 1970’s mainly originating in Auckland as a way of avoiding paying Council development contribution and to keep costs down to split the land up.

Now there are over 100,000 cross-lease titles in Auckland alone, as initially everyone flocked to this form of land development ( rightly or wrongly).

The main feature of a Cross-lease is that the underlying land of the whole block is owned in common, and the area of the house is leased for a long time ( 999 years).

There are a raft of problems, because there is joint ownership, and alterations require neighbour’s consent.

These days council has tidied up all loop holes that gave cross-leases the right to pay less council development fees. So there is now no point to creating a new Cross-lease.

Some reasons to get a proper Boundary survey to locate all boundary pegs are the following:

  • Disputes as to the location of the boundary or proposed fence, with the neighbour
  • A subdivision is taking a place next door, and you want to ensure your land rights are not ignored by the neighbouring development.
  • You want to build a new fence. These can be costly so you want to get the fence on the boundary correctly located.
  • There is no clear boundary defined currently, and you want the boundary pegs marked for future work near the boundary
  • The plan attached labelled SO 540695 ( RIRO STREET) is the plan as lodged and approved as to survey by LINZ.
  • This plan becomes a Public Record when approved by LINZ.
  • So that you and your neighbour, and any other future affected or interested parties, can see exactly what work has gone on site, and the calculations and survey information back up the definition, with the government seal of approval.
  • The Licensed Cadastral Surveyor has digitally signed this plan.

A boundary survey is used to legally define and mark on the ground the site’s boundary points.

While some dubious surveyors will put in boundary pegs without a record lodged with Land Information NZ ( LINZ), it is a legal requirement under the Cadastral Surveys Act 2010 to lodge a Boundary Reinstatement Survey Plan or Monumentation Plan with LINZ.

It then becomes a public record, and will solve any boundary problems that you are having.

While sounding simple, completing a subdivision in this 2-lot subdivision involved Spacelink Surveyors being the key driver to get this done.

We often help the client complete the subdivision when the consent has been completed by another consultant. Registered Professional Surveyors are fully qualified land development consultants that understand the whole process.

On this project, we completed Public Drainage As-Built Survey, the LINZ Land Transfer Survey and coordinating and applying for the Section 224c subdivision completion certificate from Auckland Council.

We have been so important in obtaining the 2 new titles.

And the client is happy –

“Hi David. Excellent work thanks and yes very happy to supply a reference. Your service has been very professional and we would certainly use you guys again.
Many thanks Shane”