Planning                 Land Development Engineering                  Land Surveying

 

Our Services

RPC’s Services include -

Land Surveying

Planning

 

Land Development Engineering

Building Compliance

Land Surveying

Subdivision
Subdivision is the process whereby land is divided for the purpose of creating new allotments with individual titles. Subdivision is controlled by the Resource Management Act and Resource Consent has to be obtained from the local Council before the subdivision process can take place.

Subdivision Feasibility Study
A study of relevant information such as Certificates of Title, the District Plan, Council Records and other information is undertaken to determine feasibility of subdividing a parcel of land. A report detailing relevant issues and constraints is prepared as part of the study.

Height to Boundary (Daylighting) Certification
There are rules that govern the total height of buildings as well as the height of a building near a side boundary. Councils often require certification from a suitably qualified surveyor that a particular building complies with Council’s rules. The survey that is undertaken to determine whether the building complies is called a Height to Boundary Survey.

Topographic Site Surveys
A Topographic Survey is the survey of all man made features and natural features on a site. Once a survey is complete, a plan is prepared showing the contours of the land and all relevant features that are important and can influence development of the land. The topographical plan is the base information whereon future development of the site is planned.

Land Transfer Surveys
A Land Transfer Survey involves the pegging of new subdivision boundaries as well as the preparation of the Land Transfer Plan which is required by solicitors to issue new titles. The process is controlled by the Survey Act and Surveyor General’s rules to ensure high quality and standards. This work can only be carried out by surveyors that have the necessary qualifications and that are licensed to do so.

Boundary Redefinition
The survey of the replacement of missing boundary pegs is called a Redefinition Survey. The requirement for this survey is often when property owners want to build new fences or want to build a new house or extend their existing house where it is in close proximity to a boundary. An accurate redefinition survey ensures that there are no building encroachments over boundaries or that buildings are constructed closer to boundaries than permitted by Council.

Unit Title Surveys
A Unit Title Survey is a form of subdivision that is controlled by the Unit Titles Act. This type of survey is generally applicable to buildings that are joined or to apartment blocks. Generally the owners will own their own building or apartment and will have a share in the common land.

Cross Lease Surveys
This type of subdivision has largely been replaced by freehold subdivision. Most cross lease surveys today are for the upgrade of existing cross lease plans where buildings subject to a cross lease have been modified.

Legalisation Surveys
Legalisation Surveys are carried out typically when the State or a Local Council obtains land in terms of the Public Works Act or the Local Government Act. This applies for example when a Local Council requires land for road purposes.

Removal of Limitations Surveys
These surveys are required where a property has never been formally surveyed. The title is not guaranteed and the technical description is that the title is “Limited to Parcels”. The same processes are followed as for a Land Transfer Survey although these surveys are generally of a more complex nature and requires a more indepth investigation into boundaries and survey marks of surrounding properties.

GPS Surveys
GPS Surveys is not an actual type of survey but refers to the methodology and the equipment that is used to undertake a survey. This form of survey is appropriate during setout on construction sites, large topographical surveys and large rural subdivisions. GPS or Global Positioning System relies on signals that are transmitted from orbiting satellites to a GPS receiver. These signals are then converted to give an accurate position of the receiver.

Construction Setout Survey
This type of survey covers a wide field of services to various industries. In its most simplest form it can just be the setting out of a floor level for a new dwelling or setting out the position of a new house. It also involves the setting out of construction works such as drainage, roads, and bridges. Setout of works on industrial sites are also undertaken and this often requires specialized instrumentation as a high degree of accuracy is often required for the set-up of machinery in factories.

Earthworks Volume Surveys
These surveys are undertaken generally during large scale construction work where contractors need to accurately determine the volume of earth that has been moved from or onto a site. The surveys also apply to open pit mining where surveys and then the calculations of volume determines the amount of material that has been mined.

As-built Surveys
As-built surveys are surveys undertaken of newly completed construction work such as buildings or infrastructure like drainage, roads or bridges. When the position of a building is surveyed, it is often required for certification purposes to council. When drainage and roads are surveyed this information is generally presented to council upon completion of projects to enable council to update its information systems.

Planning

Scoping development and subdivision potential of your land in terms of the Resource Management Act
This process differentiates from a subdivision feasibility investigation which commonly refers to reasonably simple infill subdivisions. A scoping report deals with more complex situations for large pieces of land where a developer may want to undertake resort development, large industrial development or any other large scale development that could potentially impact on surrounding properties, existing infrastructure and other significant natural resources or features.

Landuse Applications
This type of resource consent application ranges from reasonably simple applications for small infringements of Council Rules for a proposed house or the establishment of a Minor Unit, to complex and controversial situations such as the creation of a new seaside resort or a hotel.

Subdivision Applications
This resource consent application is for the subdivision of any land whether it is urban land, Greenfield subdivision, industrial land or rural land. The application is made to the Council under whose jurisdiction the property falls. Often further consents from the Regional Council need to be obtained in conjunction with the subdivision application.

Integrated Subdivision and Landuse Consent applications
Some Councils make provision for the development of the land at the same time as subdivision takes place. This means that developers do not have to wait until new titles have been issued before construction of new buildings can take place. Land use application and subdivision application for the property is lodged at the same time to the local council.

Environmental Impact Assessment Reports
The Resource Management Act requires that an assessment of effects is submitted with each resource consent application. The assessment of effects considers a wide range of features such as existing infrastructure, vegetation, wildlife, the neighbourhood amenity and other relevant features that may be affected by a development.

Council hearings / preparation and presentation of evidence to Council and Environment Court
The Resource Management Act stipulates that Council must determine whether any development could have an adverse effect on surrounding properties or the environment. In such instances Council is required to notify potentially affected parties. Any person so notified may comment or object on the proposal.

This process culminates in a hearing at Council where objectors have the right to present their evidence. RPC’s planners have the necessary expertise to examine and comment on such evidence at Council hearings. Our planners have furthermore the expertise and knowledge to present evidence in favour of the client’s applications at council hearings.

When Council makes a decision after the Council hearing, both the objectors and the applicant have the right to appeal to the Environment Court if not in agreement with Council’s decision. RPC’s planners have the necessary experience to prepare and submit evidence to Environment Court hearings.

Land Development Engineering

Engineering Design of Public Drainage, Earthworks, Roads, Network Utility Services
When subdividing your property, Council puts the obligation on the developer to provide the necessary infrastructure such as utility services and drainage for the new sections. In large scale subdivisions this will extend to roads and earthworks. RPC Consultants utilises 12d software that enables them to do the necessary calculations and prepare the necessary design plans for submission to local Councils for approval. The plans are also utilized for tender purposes and the construction of works by contractors.

Calculation of quantities and volumes
These calculations are required by project managers administering contracts where they require exact information with respect to the amount of material that has been excavated or clean fill that has been imported on to a site. This application can also extend to quarry or mining stockpiles to determine volumes of material that are being utilized. After the Earthworks Volume Survey, RPC staff carries out the necessary computations to determine the quantities.

Preparation of Contract Documents, Tender Documents, Specifications for Engineering Contract, Contract Administration
RPC Consultants is experienced in the preparation of documents for the purpose of tenders or quotations for construction work. We are also experienced in contract administration. Contract administration includes the process whereby Contractors submit progress payment claims and RPC Consultants evaluate the work that has been completed against the claim that is being made. Where appropriate payment is then certified.

Overland flow path / Flood Assessments
Many parts of New Zealand are subject to heavy rainfall. The often undulating nature of terrain forms natural flow paths in which flooding could take place in the event of heavy rainfall events. During the development of a property RPC will identify any such flowpaths and will undertake the necessary calculations to determine flood levels and the impact that these may have on the potential development.

Supervision of Engineering Works
During construction of infrastructure such as drainage and roads, RPC will provide qualified staff to undertake periodic inspections of the construction to ensure that this is carried out in terms of the contract specifications and the approved design plans.

As built Plans, Certification of Engineering Works
At the completion of construction RPC will undertake the necessary survey to prepare as built plans. Where we have undertaken construction supervision, we will at this stage also provide the certification of the engineering works as required by the local council. The local council will not accept the work as completed without this certification.

Project coordination and liaison with construction contractors and other consultants
In the development of large or complex subdivisions, the input from various consultants and experts could be required. It is important that a person with the necessary understanding and experience collate all information and control the subdivision process. RPC Consultants have the necessary experience to undertake this co-ordination whether it is at the planning stage before application for Resource Consent is made to Council or whether it is after Resource Consent has been granted and it is necessary to co-ordinate the various contractors that supply different services. This also ensures that all the necessary information and documentation from other consultants and contractors are obtained that will enable a seamless process from prior to applying for Resource Consent to the application of the Section 224 application.

The directors and senior staff of RPC Consultants are Registered Professional Surveyors which is a status conferred by the New Zealand Institute of Surveyors on its members who possess advance knowledge and skill in their particular field of expertise.

Building Compliance

Building and construction set out
Rules governing the construction of houses and other buildings have become more onerous during the last decade. Council often requires certification from a suitably qualified surveyor that the house or building has been set out in the correct position and in accordance with the building plans. RPC Consultants is experienced in this field and regularly undertakes set out of buildings and the relevant certification.

Siting certificates
Where Council has required a surveyor to set out a building or structure, Council will insist on a siting certificate from the surveyor before they will issue the Code of Compliance Certificate for that particular building. RPC Consultants is qualified to issue these certificates and where our staff has set out a building, we will issue the relevant certificate stating that the building has been set out in accordance with the approved building consent plans.

Height in Relation to Boundary and Maximum Height Certification
When a building plan indicates that the proposed building will be close to the maximum permitted height or close to the height in relation to boundary plain, Council will insert a condition in the building consent requiring certification from a suitably qualified surveyor that the completed building is in accordance with the approved building consent and that no infringement of council’s development rules have taken place. RPC Consultants is qualified to undertake the necessary survey work and calculations to determine whether the building complies, and where appropriate issue the necessary certificate.

Floor Level Certification
When issuing a Resource Consent, Council may impose minimum or maximum floor level heights for a variety of reasons such as flooding or maximum building height. Where Council has imposed such a floor level requirement, they will require certification from a suitably qualified surveyor that the floor level is in accordance with the building consent. RPC Consultants is qualified to undertake this work and issue Floor Level certificates. In these instances, RPC Consultants will generally provide a benchmark on site which could be at the exact floor level required. Once construction has taken place to finished floor level, we will verify the correctness of the floor level and issue the appropriate certificate.