Here’s what one of our Senior Planners, Gareth Moran, has to say.
Land is one of the most valuable assets many people will ever own. But are you making the most of its potential?
For many property owners, development starts with a simple question: What else could I do with this land?
It might be subdividing a larger section, creating additional housing, developing a commercial or industrial opportunity, or investigating whether a property could support a use that sits outside its current zoning.
According to our Waikato-based Senior Planner Gareth Moran, these questions are becoming increasingly relevant as property owners look for ways to unlock value from land they already own.
“No more land is being created, so people are increasingly looking to maximise the productive value of the land they already own.”, “The opportunity may be bigger than a subdivision.”
A two-lot subdivision might be the obvious starting point, but it is only one of many possibilities.
For some properties, the greatest opportunity may come from underutilised land, infill development or a change in land use. For others, the potential may lie in a more significant planning exercise, such as investigating an out-of-zone activity or pursuing a plan change.
These projects can carry greater upfront costs, longer timeframes and more risk, but they can also create substantially different outcomes where the underlying land opportunity is strong.
For example, moving land from a lower-value rural use towards an industrial or other higher-value use can potentially unlock significant value. The important question is not simply “Can I develop this?” but:
“What is the most appropriate and achievable use of this land, and what would it take to get there?”
That is where strategic planning becomes important.
Gareth believes the role of a planner has evolved considerably.
“The role of a planner is no longer that of a report writer; we are increasingly becoming project managers.”For a client, that means good planning advice should extend beyond producing a document for council. It involves understanding the project, identifying risks and opportunities, communicating with the right people, coordinating the consent process and helping keep the development moving.
This becomes particularly important as projects become more complex.
“The earlier planning is considered, the more opportunity there is to shape the project around what is realistically achievable.”
There is no single development formula that works everywhere!
Auckland, Waikato and Bay of Plenty each have different land values, planning environments, development pressures and market expectations. Highly productive land is also an increasingly important consideration in parts of the Waikato, while different development pressures exist across the major urban areas.
Gareth’s experience reinforces the importance of understanding the property, the local planning environment and the intended market together.
That means a development strategy should not begin with a consent application. It should begin with understanding the opportunity.
With resource management reform continuing, the planning environment is evolving. New national direction is being introduced under the existing RMA while the Government progresses the replacement planning system, making it particularly important to base decisions on the rules that actually apply to your project today.
For landowners, developers and investors, this creates a reason to think strategically rather than simply react when a development idea arises.
Your property may already have an opportunity sitting within it.
It could be a straightforward subdivision. It could be infill development. It could be a change of land use. Or it could be a much larger opportunity that requires a more considered planning strategy.
Our planning team works alongside clients to identify opportunities, assess planning pathways and develop practical strategies, so before you decide what to build, it’s worth asking: “What could my land actually achieve?”
If you’re curious to learn more about one of our Senior Planners, Gareth Moran, click here. 👆
