Merger joins Waikato and Hauraki with 'The Bay' GPS FastPegs reaches Hauraki Subdivision Cost Rise Sparked by Council Impact Fees Subdivision Opportunities Five year land wait over Better surveying service GPS Promotion - Boundaries Without Pegs First Steps in Subdividing Division at Waihi
Merger joins Waikato and Hauraki with 'The Bay'
Last month the Paeroa surveying business of Vaughan D Baker joined with the Tauranga based Surveying Services. It has cemented a relationship that had already grown between the two firms over recent years. It became obvious recently that there were benefits to be made from the Tauranga and Paeroa businesses working together as one. The capital costs of technology and the fast pace of change are providing challenges for all. Very quickly both companies saw the benefits of putting together their local knowledge, staff skills, and the established high level of technology for a joint effort. Brent Trail, director of Surveying Services sees Paeroa as a potential growth centre for lifestyle living and as such is delighted to extend their coverage into this locality. Vaughan Baker, saw the potential of increased technology assisting with their existing work and rapid growth that is being experienced in the area.
In the File room of the Paeroa surveying business are records dating back to the 1900’s that mirror development that has taken place over the years in the Hauraki District.
Over the years work has been varied and, apart from farm subdivisions and roading improvements the business has been involved in developing over 200 sections in Ngatea, exploratory work on the Golden Cross Mine and a large proportion of the urban and lifestyle blocks in and around Waihi and Paeroa. “Work has also taken us throughout the Coromandel, Hauraki, and Piako Districts says Vaughan Baker. “In the past years we have seen major changes in technology, taking us from measuring with the ‘chain’ through electronic measurement and into the computer age and now Global Positioning Systems - GPS.” The introduction of the Resource Management Act in 1991brought about significant change that is still evolving. Vaughan has seen ‘simple development’ become much more complex, with an increased amount of paper shuffling and many more ‘affected parties’ to consider. The effects of the Act have somewhat overshadowed the benefits of local government amalgamation which, locally, brought together two counties and two boroughs to form the Hauraki District Council.
With the current development boom in the area and further advances in technology Vaughan is looking forward to tapping into the resources and working together with the people from Surveying Services. A new name perhaps, but the same people and dedication will continue to serve the district.
GPS FastPegs reaches Hauraki
Global positioning satellites have revolutionized the surveyors' world. New technology has constantly offered tempting alternatives. Surveying Services' director, Brent Trail, is proud of taking on the new GPS equipment and says it is proving its worth with a faster turnaround and more scope for larger projects.
"Our desire is to provide our clients with the very best service that the profession can offer," says Brent. "We want to reduce time and cost wherever possible. It should come as no surprise that we are ahead of others in installing the GPS system."
Replacing boundary pegs or starting a new subdivision has always been a laborious task. The latest Swiss made real time GPS system has taken the hard work out of the equation.
The surveying world is moving faster and faster. The same satellites that are used to re-visit your favourite fishing spot or trace lost yachtsmen are used with a little innovation. Surveyors have transformed the position accuracy from 10 metres down to 10 millimetres - the thickness of a weetbix!
"This 'space age' technology gives our clients far superior service," says Brent. "When District Councils need accurate positioning of water mains, sewers and boundary pegs they now call us." From Ngatea to Whakatane and over the Coromandel one man with a GPS can visit a site. The unit is mounted on a pole and sends back the position and height of a mark. It doesn't get much easier.
"We're helping more clients get where they're going faster."
Vaughan Baker, Brent Trail and Lindsay Hill
with new FastPegs GPS system
Subdivision Cost Rise Sparked by Council Impact Fees
In an attempt to put the cost of growth squarely with the developer, Councils are initiating a rise in the Subdivision and Building Impact Fees (sometimes referred to as Development Impact Fees) that they charge developers and builders.
TAURANGA CITY COUNCIL
Tauranga City Council has made a decision to use the Local Government Act to recover the developer’s share of infrastructural investment on such items as roading, waste water, stormwater and water. Under this legislation these fees will no longer be appealable to the Environment Court.
The major increases being suggested at present have the potential to raise total Council Fees by over three times in some areas of Tauranga City. A subdivision producing a $300,000 new lot at Mount Maunganui will see the owner pay Council $10,000 above the current Subdivision Impact Fee. Higher valued lots will attract even higher fees.
The spreadsheet below shows how the total Subdivision Impact Fees proposed compare with those applicable up to 30 June 2004.
New SIF Excl Reserves
Reserves SIF x Valuation of Lot
New Reserve SIF
2004/05 New ProposedTotal SIF
2003/04 Old Total SIF
Compared To Old
5% of $150,000
6% of $100,000
4% of $80,000
4% of $100,000
5% of $150,000
4% of $100,000
5% of $300,000
Proposed Subdivision Impact Fees (SIF) Compared To Old
If these proposed fees survive the current political debate, they will come into force on 1 July 2004. We believe any subdivision that gains resource consent approval on that day or later will be subject to the new regime – including applications lodged with Council for approval prior to that date. The only way of avoiding these new charges might be to have your complying application on Council’s desk prior to the middle of May 2004. This is still not a guarantee; however the potential saving arguably warrants the effort. Call Surveying Services now to avoid disappointment.
WESTERN BAY OF PLENTY DISTRICT COUNCIL
The lead up to the new financial year (July 1st) has so far not seen any increases in Subdivision Impact Fees notified by Western Bay of Plenty District Council. However, we believe they are looking at the fees applicable district wide.
Any increases would likely be in existing residential areas where stormwater management, waste water disposal and water supply are an issue.
Value of Nom
Value of Nom
The commissioning of the new sewerage scheme for Waihi Beach and Athenree has changed the area's nature and opened new subdivision opportunities.
"Residential properties can now downsize by subdividing to 350 m2 lots", notes Ian Boyd of Surveying Services. "Since the commissioning we have been busy answering peoples questions about subdivision".
Although the WBOP District Council is still to implement stormwater and coastal management plans, many sections are currently gaining subdivision approval.
Council fees remain unchanged and land values appear to be still rising.
Surveying Services offer coastal and rural clients qualified advice on the subdivision potential of your property.
YOUR LAND YOUR FUTURE
Surveying Services will be at the Annual Agricultural Fieldays at Mystery Creek this year (site AG 10). Brent Trail, Managing Director of Surveying Services in Tauranga sees today's surveying as a way to the future with your land.
Maximising your number of titles may be the link to financial independence and asset protection. Perhaps you options include selling a difficult area of land.
Do you need GPS mapping or aerial photography to determine paddock size and layout.
Resource Consents and subdivisions need to be managed well when planning your future lifestyle options.
"We'll help you make the most of your land".
FIVE YEAR LAND WAIT OVER
The Western Bay District Council is now considering applications for subdivisions put on hold five years ago. The holding pattern has now matured for some, and decisions affecting those land parcels can now be analysed. It is time to revisit your proposals. Subdivision consents can now be sought for many five year old titles. "Give us a call if you're contemplating subdividing rural land and we'll clarify your situation", says Ian Boyd, Land Development Advisor of Surveying Services.
BETTER SURVEYING SERVICE
PAPAMOA TO PUKEHINA
From Papamoa through Te Puke to Paengaroa and Pukehina our expertise in subdivision, site plans and resource consents is now even closer. Surveying Services now has a registered surveyor dedicated to your area.
Welcome Paul Francis
Paul lives in your area and is a member of the Pukehina volunteer fire brigade. Equipped with the latest technology such as high speed GPS he can locate those obscure boundary points, subdivide your land or set up a resource consent application quickly and professionally. Paul is available to visit your property and advise on any land related issues. Our land information and expertise in land development is ready to work for your upcoming land project.
YOUR PROPERTY . ON LINE
Landonline, a government database puts millions of land title records and plans on our computer screen.
Joining this network has given Surveying Services a head start. "With your ownership details now on hand we are already started on your project by the time you walk in the door", says Trevor Davey, Project Manager of Surveying Services. "This latest advance complements our other 'firsts' such as Tauranga District Council's 'WebView Plus', showing city underground pipeline data, and our GPS Fast Pegs service". These products all work together to provide you with a fast professional service.
BOUNDARIES WITHOUT PEGS
Finding a favourite fishing spot or calling a taxi, GPS systems guide us daily within metres of our desired location. A Tauranga Surveying Company has gone further, taking delivery this week of the latest in Swiss-developed GPS, capable of centimetre accuracy in both mapping and locating boundaries.
The new system can feed back site levels and boundary positions from a client's site to Surveying Services' new premises in Cameron Road. "We can now work several jobs in one day" explains Brent Trail, Managing Director at Surveying Services. "The new system requires only one operator, whereas previous systems always required two operators in the field. We are now ready to work from the time a surveyor arrives on site, an amazing breakthrough from a time perspective."
You can't hide a site peg under a load of topsoil and stand back with a smug smile. The backpack mounted GPS transmitter with single stick locator and recorder, the size of a desktop calculator, offers pin- point accuracy and directs the operator immediately to a mark.
"Surveying Services have always been quick to latch onto new technologies, having invested in motorised surveying instruments some years ago", Ray Copeland, Sales Manager at Global Survey notes. "The purchase of the Leica System 500 allows Surveying Services to offer clients a complete range of technologies throughout the Bay of Plenty region, meaning a more responsive service to clients".
The GPS system gives Surveying Services and their clients a new direction for quickly finding boundary markers, setting out buildings or establishing heights before building commences.
"Speed is the advantage on a job, and the new system gives us updated readings ten times every second" said Brent.
"It's extremely quick to use".
FIRST STEP IN SUBDIVIDING
When Tauranga District Council launched its internet mapping product, WebView Plus, local surveying company Surveying Services was the first land company to sign up.
Council Information Manager, Waid Crockett, said "Surveying Services could now access the latest information directly from the Council". Surveying Services now has all the relevant information about your property at the click of a mouse.
Surveying Services' Managing Director, Brent Trail, said it helped his business to be more informed about subividable sites. Staff could show a client site services, such as existing drainage pipes, which could impact on development options.
"With this information at our desks we can virtually complete a resource consent plan without leaving the office", Mr Trail said. "We see tremendous potential in adding the 'city services' to our existing information database."
Surveying Services already has computer access to property details throughout the region. They are connecting to Landonline, the government's new national digital database of titles and survey plans as it becomes available for the Bay of Plenty. Aerial photographs, water, wastewater, stormwater and legal title information can now be shown on screen and clients given an immediate response without visiting Council.
Surveying Services is a natural first step when contemplating subdivision.
Development at Waihi Beach is set to go through the roof. The commissioning of the new sewerage scheme for Waihi Beach, Pio Shores and Athenree is expected to change the area's nature and provide subdivision opportunities. Subdivision has been on hold until the new treatment plant is completed.
"Beachfront sites will fetch over a half-a-million dollars this year," says Mike Fowler of Mike Fowler Real Estate. "We are finding the pressure to subdivide is increasing at the beach. Pio Shores is sold out and we only expect re-sales there now."
Surveying Services works in your area and their regular liaison with the Western B O P District Council keeps them up-to-date with the rules. Residential properties will be able to downsize by subdividing to 350m2 lots. The Council is currently assessing how other factors, such as coastal hazards and drainage limitations, can be managed. New development impact fees will result from these studies and, eventually, impact on subdivision costs.
Applications for subdivision can be made to Council right now at the existing fees. Approvals given will be subject to all lots connecting to the new sewerage scheme. Surveying Services offers you qualified advice on the subdivisional potential of your property.