Developing A New Residential Subdivision
Most new residential subdivisions pop up on rural land that is around the perimeter of most cities and towns in New Zealand. However some new subdivisions pop up inside the city boundaries, and Neighbours can get quite a surprise to discover that they are going to have a new subdivision over the back fence, we’re previously they may have had an old factory or industrial plant or even a Grove of trees on a piece of wasteland. In either case the neighbours May wake up one morning to discover that the buildings have been cleared all the trees have been chopped down and removed and all of a sudden they can find themselves looking at Neighbours they never knew they had across the other side of the property.
For the developer the residential subdivision on an existing city lot can be quite complex, as compared to a subdivision on a piece of rural land which can be described largely as a Greenfields development. The inner city lot may have problems with the soil from contamination, it is almost certainly going to have Neighbours that I quite likely to object I’m suddenly having a whole lot of new houses over the back fence, and they will have to work with the council to make sure they can get the services into the subdivision. If I generally councils are very cooperative for these types of developers, because all City councils want to see new houses being built in their patch, as that means new growth, new income from rates, and Less likelihood that they will be out of a job down the track.
However the counselors still going to sit most of the main requirements for the subdivision, and typically this will include how to prepare the subdivision if it lies in a potential floodplain, and how to deal with the soil if there’s any contamination or problems. In some cases there may even be a main sewerage or drainage line running through the subdivision, and this may even constrain the layout for roads in a subdivision.
The developer have had to purchase the property, and unless they were very high net worth and had the cash on hand they will look had to raise a large loan, and this will probably cover the development of the land as well up to the point that customers can actually start purchasing it. In this case for the developer time is equivalent to cost, in the longer it takes for them to get consents for the work then the longer it will take before the developer can actually start the work and eventually get a profit. In the meantime the developer must make monthly payments on the loans, stand for the developer time can be very expensive. They are going to want to have a very good planner who is capable of working closely with the city council so that all the consenting issues are discovered and addressed as quickly as possible.