We're developers ourselves, specialising in infill subdivisions and land use consents across New Zealand. With hands-on council experience — development engineering, surveying and planning — we take you from resource consent right through the completion phase to your new titles.
We're specialists, not generalists. We get your infill subdivision or land use consent across the line — then handle the completion phase and all council liaison through to your new titles, at one fixed fee.
We prepare and lodge your resource consent application — AEE, scheme plan, supporting engineering and council liaison — for a fixed, agreed price.
We manage the completion applications (s223/224), council conditions and all the liaison that turns a granted consent into your new titles.
Same-day estimates, your documents in 3–5 days, and one fixed fee — with a full written quote of all costs on request.
The physical works and the cadastral LT survey sit outside our fee — but we can organise them for you, so you still have one point of contact.
We're active property developers ourselves — so we understand your project from the inside. And our team brings real council-side experience as development engineers, surveyors and planners. We know exactly what council needs to say yes, because we've been the ones assessing these applications.
Same-day estimate, then your AEE and plans in 3–5 days — lodged with council for a fixed fee.
We manage council through processing and s92 responses, right through to a granted resource consent.
We handle the completion applications (s223/224) and all liaison through to your new titles being issued.
Our professional fee is fixed and known up front — whichever consent your project needs. External costs are arranged separately and set out in a full written quote.
Covers our fees for: feasibility, the resource consent (AEE, scheme plan, supporting engineering, council liaison & s92 responses), and the completion applications (s223/224) through to your new titles.
Excludes council fees, development contributions, external reports, the cadastral LT survey, LINZ and legal — all arrangeable, and set out in a written quote.
Covers our fees for: the resource consent — document collection, Assessment of Environmental Effects (AEE), council liaison & s92 responses, and engineering & planning advice throughout.
Optional extras: Earthworks Management Plan $800, earthwork plans $1,800. Excludes council fees and external reports.
Real, professional documentation — so you know exactly what you're paying for before you commit.
Client names and addresses removed for privacy. Tap any page to enlarge.
The questions we hear most from Rotorua property owners.
A resource consent is the council's formal approval to do something the planning rules don't automatically allow — such as creating new lots from your existing section. Almost every subdivision needs one. Council assesses your proposal against the district plan rules covering lot sizes, access, servicing and effects on neighbours and the environment.
Most subdivisions run from around 9 to 18 months end to end: feasibility (1–2 weeks), design and the consent application (1–2 months), council processing (around 20 working days for a straightforward non-notified consent), engineering approvals and civil works (2–6 months), then the survey and issue of new titles (2–3 months). Timeframes vary with site complexity and council workload.
Most sites have a pathway — the real question is whether it stacks up financially. It comes down to four tests: your zone and its minimum lot sizes, whether each new lot can have safe compliant access, whether services (water, wastewater, stormwater, power) can be connected at a reasonable cost, and site factors like slope, flooding, existing buildings and easements. A feasibility assessment answers this quickly.
Costs fall into four buckets: consultants (planning, survey, engineering), council costs (consent fees plus development contributions — often a major line item), physical works (driveways, drainage, retaining and utility connections, which vary hugely site to site), and titles and legal (the survey, LINZ fees and your solicitor). Because physical works vary so much, we start with a feasibility assessment rather than quoting a single number blind.
A resource consent is permission to use or develop the land, assessed by council planners against the district plan. A building consent is permission to build, assessed against the Building Code — the technical standards for safe, sound buildings. Projects that involve both subdividing and building often need both, sometimes running in parallel.
A consultant coordinates the surveyors, engineers, planners and council on your behalf, so you have one point of contact instead of managing several firms. Well-prepared applications move faster and attract fewer council questions, and good early decisions on layout, access and servicing can swing project costs significantly. Our job is to get your project consented, built and titled — on time and on budget.
Plain-English guides to infill subdivisions and land use consents. Tap any topic to read the full slides.
An infill subdivision can turn the space you already own into real, lasting wealth — a new title to sell, build on, or hold for the future. Most owners never realise the value sitting in their own backyard. The first step is simply finding out what's possible.
Tell us about your site and we'll send a written quote setting out our fixed fee plus all council and application costs. No obligation.