Will the Te Tai o Poutini Plan close the door on many West Coast Subdivisions?

The TTPP is a combined district plan for the Buller, Grey, and Westland Districts. It replaces the three separate district plans to provide a unified approach to land use, subdivision, and resource management across the West Coast.

West Coast community members requested the new plan to explore options for streamlining local councils. The Local Government Commission then released a proposal for local government reorganisation on the West Coast, recommending the combined district plan. Public consultation occurred in 2022, and the plan is currently nearing completion.

While there is no confirmed date for plan implementation, many expect this to begin in late 2025.

The TTPP introduces several key changes to subdivision rules across the West Coast. These will ultimately make it harder for rural landowners to subdivide their land.

Zoning changes to replace more flexible rules

A key change is the introduction of a uniform 4-hectare minimum lot size in the General Rural Zone, which replaces more flexible rules currently used in some districts.

Land with high-value soils faces a limit increase to 10 hectares, significantly reducing subdivision potential for smaller landowners. These new thresholds mean many existing properties will no longer qualify for subdivision without a resource consent, which adds time, cost, and uncertainty.

While smaller lot sizes are allowed in some zones (down to 1 ha or 4,000 m²), these zones are only available near existing towns, offering few options for rural owners further out.

For more details on the new zone definitions, see the ‘Zones’ section in Part 3 of the TTPP.

Stricter controls for highly productive land

The plan also restricts subdivision on highly productive land and introduces stricter controls to avoid conflict with existing rural activities. This could restrict where and how rural landowners develop their land.

While some smaller lots may still be created in newly defined lifestyle and rural residential zones, these are limited in location and availability, reducing options for rural owners wanting to develop or sell part of their land.

Additionally, landowners with fertile or irrigated land may be blocked from subdividing, even if the land is underutilised or not actively farmed.

For more details on the subdivision rules and definitions, see the ‘Subdivision’ section in Part 2 of the TTPP.

The proposed changes may limit what a landowner can do with their property. This comes at a time when many West Coast residents see value in carving sections off large sites to become debt-free or create a fund for retirement.

West Coasters are primed to take advantage of shifting economic conditions. Over the past 5 years, the West Coast has seen modest land development, but land values have risen significantly. Reefton experienced a remarkable 136% rise in average property values, and last December, the West Coast region recorded the highest annual increase in residential property values in New Zealand, up 11.5%.

Additionally, local councils have invested in tourism development, with the West Coast Wilderness Trail, Pounamu Pathway, Pike29 Memorial Track and tourism infrastructure upgrades. All this has led to a significant rise in tourist numbers, with visitor spending surpassing pre-pandemic levels (reference Infometrics).

This means there is opportunity and demand to subdivide West Coast properties, but for some, this needs to happen before the TTPP comes into play.

For West Coast residents wanting to subdivide, you should review the proposed TTPP and assess whether it offers benefits or limitations to your specific property. As the combined TTPP replaces three separate District Plans, any potential changes to consent requirements will depend on where your land is located.

To subdivide property on the West Coast of New Zealand, you must follow a structured process involving your local district council and Land Information New Zealand (LINZ). Eliot Sinclair’s planning team can do the heavy lifting for you and ensure your subdivision is done right the first time.

You can also embark on the process yourself. Here’s how:

How to subdivide land on the West Coast

1. Subdivision Consent Application

Complete the subdivision application form from your local district council (Buller, Grey, or Westland). This will include the current Certificate of Title, relevant geotechnical reports, and confirmation of utility services (e.g., water, sewage, power). You must also include an AEE outlining potential environmental impacts and proposed mitigation measures.

The application must include a scheme plan, detailing proposed lot boundaries, access ways, and easements. The Eliot Sinclair survey team would be happy to help.

Applications must be made to the relevant council with their application fee paid.

2. Council Review

The council will assess your application against the district plan rules and decide if your subdivision is a controlled activity. If so, consent must be granted if standards are met.

The council has more discretion for discretionary or non-complying activities and may impose conditions or decline the application.

3. Survey Dataset

Once you have secured a consent decision on terms and conditions that are acceptable you will need to engage a Licensed Cadastral Surveyor (LCS) to peg the new boundaries and to define any necessary land parcels. The Eliot Sinclair survey team would be happy to help.

4. Post-Approval Requirements

You’ll obtain a Section 223 Certificate from the council confirming that the survey dataset complies with the approved scheme plan and subdivision consent decision. You’ll also need a Section 224(c) Certificate, which is obtained after completing any required works (e.g., infrastructure installation) and meeting all conditions of consent.

5. LINZ Registration

One of the final steps is to submit the certified survey dataset and certificates to LINZ for registration. Upon approval, LINZ will issue new titles for the subdivided lots.

6. Additional Considerations

Consult with the West Coast Regional Council if your subdivision involves earthworks, vegetation clearance, or discharges to land or water, as additional consents may be required.

If you’re considering completing your subdivision before the TTPP is implemented, we recommend getting some advice. Speak to one of our expert team members about how we can help.