For detailed explanations of Survey Types, click on the following links;
GPS
GPS (Global Positioning System) surveying methods can be used for Data Collection, Topographical Surveys and Precise Measurements such as Geodetic Control. GPS is a form of survey that utilises the signals transmitted from the GPS satellites to determine 3-dimensional position (X, Y, Z) on the earth's surface. From this position a coordinate can be determined in a variety of different systems e.g. New Zealand Map Grid.
The advantages of using GPS equipment and methods of survey are that line of sight between survey stations is not needed (surveys can be carried out in adverse weather and at night). Surveys can be completed with savings in time and hence cost and the accuracies obtained can be significantly higher than by using other conventional measurement equipment such as a Total Station. The survey method does however require a clear path of signal between satellite and GPS receiver (antenna). Buildings, vegetation or landforms such as hills and gulleys can create a problem receiving the signal.
Although it has many advantages over other methods GPS surveying may not always be the most efficient or cost effective. Contact our Licensed Surveyors first to discuss your requirements and they will assist you to arrive at a survey solution that best satisfies your needs.
Subdivisions
Subdivisions are assessed under the Resource Management Act 1991 and controlled by the Territorial Local Authority (usually a City or District Council). Subdivisions generally conform to rules in a District Plan and include Freehold, Cross-lease and Unit Title forms of ownership. We are well versed in the procedures of subdivision and would welcome your enquiry with regards to any of the subdivision types mentioned below.
- Freehold Subdivisions occur where new lots (often loosely referred to as sections) are created and ownership is to be held in an estate in fee simple. Fee Simple estates are the least troublesome when dealing with neighbours and ownership rights.
- Cross-Lease Subdivisions occur where buildings or dwellings are leased. In this type of subdivision owners have an equal but undivided share in the fee simple title (the land) and lease their dwelling from all other owners. Such subdivisions usually involve common use areas (e.g. shared driveways) and exclusive or restrictive covenant areas i.e. the owners cross agree to use certain areas for their own use without infringing upon the areas of the other owners. It is important to note that it is the building that is being leased and not the entire land. Often the Rules of the Territorial Local Authority are more relaxed with a cross-lease subdivision. This is because the whole lot is being considered rather than the restrictive area each owner will occupy. So you may have a situation whereby freehold subdivision is not permitted due to insufficient area being present whereas a cross-lease is allowed for the same area available. There is generally agreement of opinion amongst land professionals and councils that cross-lease subdivisions are a lesser form of ownership. An attempt is being made to have cross-lease phased out or converted to freehold subdivisions (titles). The reasoning is quite clear since any changes to be made to a cross-lease site or dwelling requires the consent of all other cross-leasing owners e.g. to erect a garage or add a new room. Often this process isn't followed and many an unsuspecting vendor finds that they are unable to sell their property without first having a survey performed to correct a defect in the cross-lease title.
- Unit Title Subdivisions generally occur where more than one dwelling or building is built on a single title or straddle title boundaries and separate ownership is required for each but where cross leasing is not desired. This usually occurs where there are multi storey developments and the Unit Title allows for separate ownership of each level (strata). Like cross-leases common areas can occur e.g. driveways, lifts and stairwells. The Unit Titles Act controls such developments and a Body Corporate administers the day-to-day running of the complex. Unit Titles involve owners in financial and administrative efforts that are unlikely to be present in cross-leases e.g. attendance in yearly Body Corporate meetings and decision making with regards to changes to units, paying Body Corporate administration fees etc.
- All the above subdivision types usually start with a Site Survey where contour and detail data is collected in the field and a topographical plan prepared showing the site's attributes. Further information such as stormwater, sanitary drainage, site coverages, buildings, porous and non porous areas, living area circles, privacy areas, off street parking, vehicle turning etc, proposed Lot areas are also shown on the plan. The plan is accompanied by a comprehensive report prepared by a Licensed Land Surveyor and an application is made to the TLA for subdivision consent. The TLA will process the application. It can either approve the application with or without conditions or may refuse the application on grounds contained in the Resource Management Act 1991. The Resource Management Act is effects based legislation and applications must address the issues that the subdivision will cause on the environment. Subdivisions can occur in both Town and Country areas and ASL have the expertise and experience to undertake City and Rural Subdivisions.
Site Surveys
Topographical Site Surveys involve the collection of data relating to 3-dimensional position. Spot heights, contours, significant vegetative and physical features are usually collected. They are presented in plan form and may on the face of it look like a map. The most significant differences between a topographical plan and a map are that the plan shows features to actual scale and covers a smaller area (large scales used). A map will show all except the largest features as symbols and will be drawn at much smaller scales thereby covering expansive areas. If you require a simple or detailed topographical plan or map give us a call and we will be pleased to help you with your requirements.
Set Outs Surveys
We can provide you with the exact layout position of a structure such as a building, road or pipeline prior to works being undertaken. You will have the confidence that the works are located as designed and are within the boundaries of the site. Many projects require certification that the works have been set out by a Licensed Surveyor. Ascension Surveyors Limited provide this certification if required.
This type of survey most frequently occurs in the Construction and Civil Engineering fields. The degree of accuracy to be employed depends upon the end use of the surveyed positions e.g. compare the high level of accuracy required for setting out the Sky Tower to the low accuracy for setting out your driveway.
Boundary Pegging
Boundary Location and Pegging Once title has been issued for an allotment (commonly called lot or section) the owner may require the location of the boundaries (pegs) for several reasons. They may wish to further subdivide the land, erect a new dwelling or construct an addition to an existing one. They may also need to know where the boundary is if they wish to erect a new fence along the common boundary between existing lots (sections). This type of survey is referred to as a redefinition or repegging.
If you need your boundaries found contact us and we will take care of all the pre and post survey work together with the actual survey location (including pegging) of the boundaries. We will search and obtain the relevant survey plans and your title at LINZ and carry out any necessary calculations to determine where you boundary is. We will also draw up the survey field notes and write the survey report both of which must be presented to LINZ. We will also supply you with a copy of these for your records.
One point to note is that it is not permitted by law for a surveyor to redefine boundaries positions of a title "limited as to parcels". This is because the area and dimensions of such a title are not guaranteed. The surveyor must survey not only the entire site but also the surrounding sites in order to gather evidence as to where the boundaries are. Occupation such as fencing, buildings, spouting or driveways plays an important part in determining the official boundary positions. This occupation must be of pre-requisite age. Limited title surveys can be complex although we at Ascension Surveyors have the necessary professional experience to carry these out efficiently. If your title is marked "Limited as to Parcels" and you wish to find your boundaries give us a call and we will advise you on the steps that must be taken.