Prior to preparing your application, it is useful to meet with Gulab to discuss your proposals, the information that the council will require to support the application, and who you might wish to consult with. Gulab with the help of Council officers may also be able to indicate who they will consider to be affected parties and whether or not the application is likely to be publicly notified, although a final decision will only be made once your application is formally lodged.Read more
Resource Consent Applications
Many resource consent applications can be processed without the need to notify the public. However, if a proposal is likely to have a broader effect on the environment, you need to consider whether there are people who will be directly affected (limited notification), or whether the public generally needs to be notified (public notification).
If there are potentially affected parties, then Gulab will need to consider a consultation strategy. While there is no general obligation to consult on resource consent applications, an Assessment of Environmental Effects should include the identification of the parties affected by the proposal, any consultation undertaken and any response to the views of any person consulted.Read more
Land Use Consents
Gulab can also assist you in other types of related consents.
- Change of Conditions;
- Existing Use Rights;
- Certificate of Complaince;
- Surrender of Consent;
- Extension on Lapsing of Consent;
- Objection to Conditions or decision;
- Outline Plan of Work;
- Making Submissions to Notified applications.
It is important to determine whether subdivision is permitted in your case by examining the relevant District Plan rules.
This will reveal:
- the zoning that applies to your land
- whether subdividing is a "prohibited activity" under the plan
- what conditions apply
- what discretion the council can exercise
- specific restrictions on subdividing
It’s also likely that the District Plan will specify the minimum areas for the new subdivided lots. Often it will be necessary for you to consult a surveyor or planner on this question, like Gulab.
This is the step where Gulab can use his skill and experience in deciding the best course of action for the project. This is an important step and the results should be able to guide you as to the feasibility of the project and most importantly, an estimate of the cost of the project.
An important part of this process, is to go through to obtain the correct address, contact details, solicitors details and the name of the entity the project will be run under. Also ask about site access and OSH matters, particularly for farm and construction projects.
The surveyor then
- Studies the District Plan rules
- Site visit and discussion with client, preparation of concept sketches
- Auger test hole on building site
- Prepare detailed costing
- Prepare report for client
Good planning requires a clear, forward looking strategy and knowledge of potential risks.
The "front-end" of many projects requires strategic thought and good planning to improve the likelihood of passing statutory hurdles, achieving quality goals and obtaining successful outcomes.Read more