A Seamless Christchurch Multi-Unit Subdivision from Start to Title

For first-time developers, turning a single Christchurch section into four sellable residential units was an ambitious goal. Our clients brought construction and market knowledge but needed a consultant who could manage the full subdivision process. From site feasibility to final titles, the journey was complex and technical. Our clients faced unfamiliar consents, layered Council requirements and a need for precise coordination between architect, engineers and contractors. But with Eliot Sinclair's guidance, the project was a textbook example of how a multi-unit residential subdivision can go right. 

One Consultant, All the Way Through

Eliot Sinclair led the project through all four key stages of the subdivision lifecycle, demonstrating the value of a single, integrated consultant from feasibility through to titles.

Stage 1: Feasibility & Investigations

We began with desktop reviews: infrastructure capacity, planning constraints, geotechnical risks, and site title information. These insights informed the architect’s initial concept design and unit placement.

Stage 2: Land Use Consent

A topographic survey enabled the architect to prepare the development concept layout. Our planning and Urban design team worked closely with Bespoke Architecture to develop compliant unit layouts. Our planners prepared and lodged the land use consent application, incorporating servicing plans, site layout, and a future subdivision outline—ensuring alignment with District Plan rules.

Stage 3: Building Consent

Following approval of the land use consent, our engineers prepared the documents and plans for building consent:

Geotechnical Engineering: Foundation requirements tailored to the site conditions.

Structural Engineering: Building bracing and fire compliance.

Civil Engineering: Drainage, servicing and driveway design.

The architect compiled these into a building consent submission.

Stage 4: Construction & Subdivision

As construction commenced, we provided survey setting out, geotechnical inspections, structural sign-offs, and location certificates, critical milestones enabling the builder to progress. Challenges such as unexpected, localised soil conditions were promptly addressed by the Geotechnical engineering team.

At the same time, we prepared and submitted the subdivision consent application. Near the completion of the construction our surveyors completed the Land Transfer Survey Plan, addressing a complex vertical boundary overlap between two of the units. We liaised with the client’s solicitor and Council to confirm compliance with all subdivision conditions.

Too often, subdivisions stall and suffer delays at the final hurdle due to missing documentation and mismanaged subdivision consent conditions. Because Eliot Sinclair had visibility and control over the entire process, we avoided these pitfalls. Our integrated team tracked conditions and certifications throughout, ensuring the documentation and applications were ready to submit once the build reached lock-up stage, without last-minute scrambling.

This project is a textbook example of how integrated consultancy reduces risk, saves time, and keeps projects moving. Eliot Sinclair’s comprehensive service offering, from feasibility to titles, meant our clients could focus on building while we delivered certainty behind the scenes. 

Interested in subdividing your land? Read our step by step guide: How to Subdivide Land in NZ