When do I need a subdivision?

When you want to divide your land or existing building into two or more lots. On completion of your subdivision, each lot is given its own title and can be sold individually.

Subdivisions range from small-scale two-lot subdivisions for ‘mum and dad’ developers to multi- staged subdivisions for large-scale developers or even multi-storey building subdivisions in the commercial or residential sectors.

What’s involved in the subdivision process?

To create new titles on your property, you’ll need a planning permit to subdivide and certification of your plan of subdivision from council. Depending on your project requirements you may also need a planning permit to develop.

Planning permits for subdivision require legally bound land measurements and plans as well as a range of conditions to be satisfied by council and service authorities. It’s a legal requirement that you engage a licensed surveyor to complete all surveying related services required for your subdivision.

Our team of Licensed Land Surveyors and development consultants have the skills and experience to make sure your application is prepared professionally and coordinated appropriately.

There are five main stages we complete, together with you and your legal professionals, to achieve your end goal of an endorsed plan of subdivision:

1. Preparing and applying for your planning permit

We prepare your preliminary plan of subdivision and all documents required for your planning permit application. We submit your application to council using the SPEAR online referral system. You’re invited as a  ‘guest’ to your application so you can follow its progress.

If council accepts your application, they will refer it onto all servicing authorities (water, gas, electricity and so on) for assessment.

The authorities will respond to council, either granting or denying consent for your application, and providing any conditions to be met in relation to their service.

2. Meeting planning permit conditions

If all authorities grant consent, council should issue your planning permit for subdivision with a list of conditions to be met.

We will help you meet all surveying related conditions on your planning permit.

You will need to ensure that all other conditions on the permit are satisfied and inform us when they are completed OR you may opt to select our Project Coordination service and we will help you coordinate these extra conditions outside the surveying scope for an additional fee.

3. Certification

As each servicing authority’s conditions are met during stage 2, they will provide their own individual consent allowing council to issue a Statement of Compliance (SOC). Council will need all authorities to consent to SOC.

Our surveyors will visit your site to mark and confirm the approved lots

We will prepare and submit the final plan of subdivision to council based on updated survey data and amendments as required throughout the development.

Council should then certify/endorse the final plan of subdivision for submission to land registry.

4. Compliance (Statement of Compliance/SOC)

When all planning permit conditions have been completed and checked, council will issue their final Statement of Compliance.

5. Lodgement at Land Use Victoria

Our licensed surveyors will prepare legal documentation including a Surveyor’s Report, Abstract of Field Records and Supplementary Field Records.

We will submit these documents to SPEAR ready for your legal representative to lodge at Land Use Victoria to create your new titles.

Our team of Licensed Land Surveyors and development consultants are ready to help you coordinate your subdivision project. Submit your Survey Request Form today for a comprehensive fee proposal.

Need help meeting your planning permit conditions?

Subdividing your land is not as simple as marking a line on a plan. It’s a complex legal journey that involves input from a team of professionals, including Licensed Land Surveyors, to help you meet all conditions on your planning permit.

Our subdivision services provide you with general advice about meeting all the conditions on your planning permit, including answering your questions and pointing you in the right direction.

If you prefer us to coordinate the entire process for you – from advising on engineering drainage requirements to applying for costs and conditions with water and power authorities, and following up on progress reports – our specialists can provide a comprehensive Project Coordination service to take care of the nitty gritty for you. We charge for this service at an hourly rate.