An integral component of any building or land development project is the accurate set out of structures, infrastructure and the assessment of the land being developed. Accurate data is essential to maintaining control over each phase of a project from feasibility and planning approval through to implementation.

The team at Tomlinson & Carruthers is skilled and experienced in the engineering design and technology based work necessary to support the development of infrastructure and protection of the natural environment in land development projects.
These skills are applied in the setting out of roads, drainage and sewerage systems and the positioning of buildings to comply with height and view shaft requirements.

As part of our project management approach we apply engineering skills from initial concept, through to feasibility and regulatory approval and managed until construction is completed. Through each stage we work with the client to ensure performance based criteria is met.

Please visit the other pages in this website to see how the services we offer overlap with civil engineering.

Tomlinson & Carruthers offers the following services:

• Project Management: planning; scheduling; estimating; monitoring; resource allocation
• Construction Management: site supervision; contract administration; cost control and reporting; audit reviews; quality assurance administration
• Civil Engineering Design For Commercial & Industrial Developments
• Infrastructure: roading; bridges; stormwater; water supply; sewerage;
• Coastal & Marine Works: erosion protection; dredging; reclamation; outfalls; marine structure.

Tomlinson & Carruthers has an enviable skill base and a proven track record in urban design and landscape architecture. Our design team incorporates planning, environmental and civil engineering on projects throughout New Zealand.

In order to achieve desirable outcomes for the client our design team takes a practical approach to ensuring spaces are fully utilized while achieving aesthetic and environmental appeal. The team's skills add value to each phase of the project from conception to implementation.

Tomlinson & Carruthers offer the following services:

• Landscape architecture - concept design through to implementation, residential and commercial;
• Design feasibility studies;
• Residential design development;
• Subdivision and development master planning;
• Town centre improvement projects;
• Visual impact assessment;
• Design and heritage policy analysis.

Under section 77B of the Resource Management Act 1991 there are five different types of consents linked to the resource being used, including land use consents, subdivision consents, coastal permits, water permits and discharge permits. Each of the consents has different categories of activities:

Permitted

Allowed 'as of right' subject to complying with any conditions applying to them.

Controlled

Council must grant consent subject to conditions that must be complied with. These conditions may only be imposed if they relate to matters specified in the plan.

Restricted discretionary

A council may grant or decline consent for a restricted discretionary activity. The conditions may only relate to matters specified in the plan.

Discretionary

A Council can grant or decline consent. If consent is granted, Council may impose conditions to control any of the 'activity's' potential adverse effects.

Non-complying

A Council can only grant an application for a non-complying activity if its adverse effects are minor or if it is consistent with the plan's objectives and policies.

Prohibited

A resource consent cannot be applied for on a prohibited activity.

Restricted coastal activity

A discretionary or non-complying activity, listed in a regional coastal plan, for which the Minister of Conservation can only issue consents.

Click here to find definitions of terms used in the Resource Management Act 1991 or the Act in full here.

PART 2 - PURPOSE AND PRINCIPLES

5. Purpose

(1)The purpose of this Act is to promote the sustainable management of natural and physical resources.

(2)In this Act, ''sustainable management'' means managing the use, development, and protection of natural and physical resources in a way, or at a rate, which enables people and communities to provide for their social, economic, and cultural wellbeing and for their health and safety while—

(a)Sustaining the potential of natural and physical resources (excluding minerals) to meet the reasonably foreseeable needs of future generations; and

(b)Safeguarding the life-supporting capacity of air, water, soil, and ecosystems; and

(c)Avoiding, remedying, or mitigating any adverse effects of activities on the environment.

6.Matters of national importance

In achieving the purpose of this Act, all persons exercising functions and powers under it, in relation to managing the use, development, and protection of natural and physical resources, shall recognise and provide for the following matters of national importance:

(a)The preservation of the natural character of the coastal environment (including the coastal marine area), wetlands, and lakes and rivers and their margins, and the protection of them from inappropriate subdivision, use, and development:

(b)The protection of outstanding natural features and landscapes from inappropriate subdivision, use, and development:

(c)The protection of areas of significant indigenous vegetation and significant habitats of indigenous fauna:

(d)The maintenance and enhancement of public access to and along the coastal marine area, lakes, and rivers:

(e)The relationship of Maori and their culture and traditions with their ancestral lands, water, sites, waahi tapu, and other taonga.

[(f)the protection of historic heritage from inappropriate subdivision, use, and development.]

[(g)the protection of recognised customary activities.]

7.Other matters

In achieving the purpose of this Act, all persons exercising functions and powers under it, in relation to managing the use, development, and protection of natural and physical resources, shall have particular regard to—

(a)Kaitiakitanga:

[(aa)The ethic of stewardship:]

(b)The efficient use and development of natural and physical resources:

[(ba)the efficiency of the end use of energy:]

(c)The maintenance and enhancement of amenity values:

(d)Intrinsic values of ecosystems:

(e)Repealed.

(f)Maintenance and enhancement of the quality of the environment:

(g)Any finite characteristics of natural and physical resources:

(h)The protection of the habitat of trout and salmon:

[(i)the effects of climate change:]

[(j)the benefits to be derived from the use and development of renewable energy.]

8.Treaty of Waitangi

In achieving the purpose of this Act, all persons exercising functions and powers under it, in relation to managing the use, development, and protection of natural and physical resources, shall take into account the principles of the Treaty of Waitangi (Te Tiriti o Waitangi).

PART 3 - DUTIES AND RESTRICTIONS UNDER THIS ACT

Adverse effects

17. Duty to avoid, remedy, or mitigate adverse effects

(1)Every person has a duty to avoid, remedy, or mitigate any adverse effect on the environment arising from an activity carried on by or on behalf of that person, whether or not the activity is in accordance with a rule in a plan, a resource consent,a designation,] [section 10, section 10A, or section [[20A]] ]

The experienced land development professionals at Tomlinson & Carruthers will manage your land development project from initial concept through to the issue of new titles, advising and consulting with all relevant parties to ensure a successful development.

Our team follows a quality assured project management system to ensure the client's expectations are exceeded. All projects involve the following four phases:

• Project Feasibility;
• Project Planning ;
• Project Implementation;
• Project Completion .

As each project is unique, we work with the client to ensure all risks are accurately predicted and averted with greater confidence. In order to maintain the achieving of objectives we apply a dynamic management style to work around potential and unforeseen risks so that deadlines and budgets are achieved.

For a more detailed description of the process we follow in land development projects we hope you find the flow chart below useful.

The Land Development Process

Project Feasibility

The first step in the process to subdivide or develop land is to determine whether the revenue gained from the sale of the developed land sufficiently exceeds the cost of developing it. Each project is unique and brings with it a different set of issues. Tomlinson & Carruthers will research your project and advise on whether it is feasible.

Based on the type of project, the information we typically gather includes:

Legal descriptions and restrictions;
Infrastructure demands;
Topographical dimensions;
Proposed subdivision dimensions; and
Engineering requirements.

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Project Planning

After establishing that a project is feasible, certain consents need to be obtained from the relevant territorial authority depending on the type of development.

The team at Tomlinson & Carruthers will prepare a scheme plan showing site topography, proposed allotment boundaries including any proposed infrastructure and reserves if applicable, abutting parcels, new and existing easements and any other relevant information. In order to prepare a scheme plan our team often performs a topographical survey of the site.

The scheme plan is an integral part of a detailed consent application, which addresses the subdivision and land use requirements in the Council's District Plan. Our team often presents this information in the form of an environmental impact assessment which addresses resource management issues including mitigation of any environmental effects.

In some instances, mainly where water and soil quality are involved, consent may also be required from the relevant Regional Council. The applicant pays the Council consent fees at the time the application is lodged, and the actual fees or an indication of their cost will be provided to you as part of our quotation.

The Resource Management Act 1991 states that the relevant territorial authority has 20 working days to process non-notified resource consent applications. The territorial authority also has the right to publicly notify an application under certain circumstances where a public hearing may be held. We will discuss the likelihood of your project being notified with you as part of the feasibility study.

For a detailed description of the resource consents process we have provided an easy to follow flowchart here.
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Subdivision/Resource Consent

Consent is usually approved subject to specific conditions and the applicant has 15 working days in which to appeal any condition that is considered to be unreasonable. Typical subdivision conditions may include:

Payment of reserve contribution;
Tree preservation order;
Building height restriction, building style or building removal;
Payment of services upgrade fee;
Provision of infrastructure related services;
Provision of access to land.

Consents lapse after a period of two years if the details of the consent have not been implemented. The applicant can, however, apply for an extension to the time period if necessary.

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Plan Implementation

Tomlinson & Carruthers perform a wide variety of work that fall into the above five overlapping categories. To demonstrate how these five categories work together we hope you find the case study interesting. Tomlinson & Carruthers first laid out the coastal settlement of Riversdale in 1954, and we have been involved with each stage of its development since. The current development of a 127 lot resort community demonstrates not only the ongoing success of our work but also the evolution of the technology and the methods we apply.

Most of the work we do uses complicated terminology. We hope the accompanying glossary is useful.

Rural & Urban Cadastral Surveys

The Registered Surveyors at Tomlinson & Carruthers have considerable experience and expertise in cadastral surveying matters. Dealing with a wide variety of rules, we assist clients to guide them around all the costly and time consuming obstacles.

The type of work our registered surveyors regularly undertake includes the definition and relocation of boundaries, boundary adjustment, the removal of title limitations, unit title surveys, the subdivision of land, cross lease surveys and the survey of natural boundary surveys such as waterways and coastal areas.

We are widely recognized in the property and construction industries for our surveying skills. For almost sixty years we have produced high quality, successful subdivisions through out the country.

Our reputation is built around maintaining solid relationships with our clients based on understanding our clients' needs and finding effective solutions to achieve their goals.

Whether your project is a boundary adjustment or a 200 lot lifestyle development, our staff can help.

Topographical Surveys

Tomlinson & Carruthers collects topographical survey data using either GPS or total stations/electronic theodolites and processed and presented using 12d Model surveying/engineering software giving a clear, concise and professional presentation. Final plans can be produced in either paper or electronic file format to suit client requirements.

Using cutting edge technology Tomlinson & Carruthers uses topographical surveys in the design of new houses and subdivisions to even determine the effects of sunlight and views.

Legalisation Surveys

Tomlinson & Carruthers has performed legalisation surveys for Transit New Zealand and territorial authorities throughout the country. These surveys have included the re-alignment of State Highways and local authority roads and functions relating to public works including road stopping, disposal and the acquiring of land.