At Civix, we're passionate about helping you complete your development as efficiently as possible. Our team of experts is here to help you obtain all necessary approvals required to meet your objectives, and two of the most important approvals are s223 and s224c.
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Civix's surveyors gather and interpret a range of evidence in order to establish the location of existing boundaries and propose new boundaries within them in order to carry out the subdivision. Once these positions have been marked out in the field, the surveyors will prepare survey plans depicting the post-subdivision layout (alongside several other supporting documents required).
A draft copy of these plans are included when s223 applications are made to the relevant Territorial Authority (e.g. Auckland Council). They then have 10 working days review the application; if satisfied, they will then issue a s223 certificate confirming their approval of the survey plans. This is one of the approvals required to obtain a s224c certificate.
s224c is an intrinsic part of the subdivision process under the Resource Management Act. When Council grants Subdivision Consent, they will typically impose conditions that need to be met for works to proceed and for new titles to eventually be issued.
The team at Civix can help you understand these conditions and ensure that each one is met whilst assisting with obtaining other approvals required to support the s224c application. We can then submit a formal application to Council detailing how all the conditions have been addressed and requesting that they provide a s224 certificate.
The s224c certificate confirms that Council has approved the survey plan and is happy that all the relevant conditions of consent have been met (or have been appropriately addressed by other mechanisms). Your solicitor can then typically apply for new titles!
An S223 application is a request for council approval of a survey plan under Section 223 of the Resource Management Act 1991. It confirms that the survey plan aligns with the approved subdivision consent and must be lodged before titles can be issued.
An S224C application is the final approval step in the subdivision process, confirming that all subdivision consent conditions have been met. Once granted, the council issues an S224C certificate, which allows for new titles to be created by Land Information New Zealand (LINZ).
You must apply for S223 certification after your land surveyor has completed the subdivision survey and prepared the survey plan. This must be submitted to the council before applying for S224C certification.
You must apply for S224C certification once all subdivision conditions set by the council have been completed. These may include infrastructure works, service connections, financial contributions, or other legal requirements.
An S223 application typically includes:
The survey plan prepared by a licensed cadastral surveyor.
A copy of the approved subdivision consent.
Any additional supporting documents required by the council.
An S224C application usually requires:
Proof that all subdivision consent conditions have been met.
Engineering sign-offs for infrastructure such as roads, drainage, and utilities.
Payment of any development contributions.
Legal documents, including easements or land covenants if required.
Most councils process S223 applications within 10-20 working days, provided all documents are correct.
Processing time for S224C applications varies by council, but typically takes 4-8 weeks, depending on the complexity of the subdivision and the completeness of the submission.
No, an S223 application must be approved first before applying for S224C certification.
A licensed surveyor, planner, or land development consultant can assist with the application process and ensure compliance with council regulations.
For private land developments, Civix Town Planners, Chartered Engineers and Licensed Cadastral Surveyors have got you covered from the initial site visit through to council sign off.
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