Subdivision- the process and steps to follow
Subdivision Success: That's what matters!
Property Subdivision permits require town planning knowledge and design skills. Free Site analysis by specialist!
Subdivision can be a simple 4 step process or a dual occupancy/townhouses may require Development Application first.
Property Development and Subdivision Services - Architecture, Town Planning , Building documents and Building
Are you thinking property subdivision? We can help you with your subdivision project- from obtaining Council planning approvals to managing the whole process with our land surveying partner. What are the key subdivision steps? Read about them
Planning permit applications under the Planning and Environment Act 1987 and certification applications under the Subdivision Act 1988 are processed and assessed by the Statutory Planning unit at your local Council.
Typically and simplistically the subdivision process involves:
Apply for a planning approval for subdivision. When the permit is granted it will contain conditions which must be satisfied.
Council also certifies the plan of subdivision, which legally approves the subdivision under the Subdivision Act 1988
Thereafter the Applicant must meet the Permit conditions (eg installing the required services like sewer, power etc or building crossover if required under the Permit). On completion Statement of Compliance is issued.
A registered surveyor draws up the subdivision plan which is certified by Council.
Your conveyancer or representative can then lodge the certified Plan of Subdivision and Compliance Certificate with Land Victoria, which allows new titles to be issued for each lot created under the subdivision. Read on for More information.
What is the Town Planning process? Read about it.
What drawings are included in our comprehensive Working drawings for the Building Permit? Read about them.
What is the Architecture, Town Planning and Building Permit process for a property subdivision? Read about it here.
Whether you are doing a small dual occupancy two lot subdivision; a multi unit townhouse development subdivision or a greenfield site subdivision we offer full design and town planning services.
But before we go down the development process, we assess your property development goals, analyse the site and measure it against the Council's regulations and policies. We follow through with an opinion on the site's capability to support a quality extension, a dual occupancy subdivision, a townhouse or unit development or a commercial development. Get your development opinion now. If the opinion fits your development goals, our next step is that high level sketch design to get you moving forward. Expertise @ realistic fees!
If you are thinking of building one house on a block, chances are you might not need Council's consent. We will start the design and working drawings and obtain a Building Permit from an external Building Surveyor. On the other other hand if your project requires Council consent for a house on a block less than 300 sqm , or a dual occ, townhouse, apartment, commercial or industrial project we will design, write the town planning report, co ordinate and obtain other reports if required and apply to Council for Town Planning Consent. Other reports. if applicable to your property, may include a BMO assessment, an arborist report, a CHMP exemption, a Traffic engineer's report to name some. A typical project requires the architecture, town planning and building permit documents..
We will prepare everything you need to get your dream home, extension or property development documents to the builder. it starts from the sketch design for discussion then evolving into final town planning plans and elevations which are then detailed for building permit approval so that your builder can estimate the tender with a high degree of accuracy. This is a checklist we work on.
1. Site Assessment preliminary
Our journey starts with a site assessment to determine what built form the proposed unit development will take.We measure against Council planning policy on a desktop basis. Get your Free! Subdivision Analysis today!
2. Detailed yield
The next stage is when you need more detailed information as to the size and development yield. We charge a nominal fee to cover costs, which is fully refundable when we proceed to Town Planning stage.
If you are doing just one custom designed house on the land, chances are you might not need a Town Planning approval subject to meeeting zoning, minimum lot size and overlay requirements. However more than one unit will require a planning permit.
3. Design brief and Sketch design
After a detailed site assessment, we will meet you to discuss your wish list- the design brief. You will tell us your design preferences which will underpin our preliminary sketch designs ready for the next stage for discussion. Once you are pleased with the concept, we will make any refinements as required and proceed to. the detailed design stage.
4. Detailed design
The detailed design drawings will include the existing conditions, site survey by a registered surveyor, neighbourhood study, all site, floor and roof plans, elevations, sections, 3D view to name some. A written report may be included.
5. Town Planning Management
This process is time consuming and essential to obtain a planning approval. This is covered in the next column.Please remember, no planning approval means no development!
6.Town Planning Permit
Once a town planning approval is granted, we will attend to the Permit conditions pertaining to the design. Other conditions may require engineering design, landscape design and other external consultant inputs.
7. Working drawings
At working drawing stage we work with the builder and yourself to select and specify the materials, fittings and finishes so that your builder can provide a fixed price.
The working drawings by registered professionals will further develop and detail the stamped Town Planning drawings so that a builder can price the job.
Services we provide:
Building Permit and Construction documentation
A00 Title sheet and General notes
A100 Site Plan- Existing conditions and demolition 1:100/1:200
A101 Site Plan- Proposed works- 1:200
A200 Ground + Level 1 Floor Plans- 1:100
A210 Ground + Level 1 Reflected Ceiling plans- 1:100
A220 Roof Plan- 1:100
A300 External Elevations- 1:100
A400 Building Sections- 1:100
A500 Wall Sections- 1:20
A600 Detail Plans and internal elevations- 1:50
A700 Construction Details- 1:5 /1:10
A800 Wall, Window and Door Schedules-1:50
A900 Joinery Details 1:20/1:50
Product and Material/Fittings and Fixtures Schedule
Full Architectural Specification
Town Planning Application(Permit)
The town planning stage can be the most challenging stage as there are several parties to bring onside who include the local Victorian Council's town planning department, their traffic, environmental, waste and urban design departments.
" No planning permit means no build. A planning approval is your license to start development!"
The external authorities like the CFA, Vic Roads, Melbourne Water, sewer and storm water asset holders will also need to consent to an approval if the land comes under their jurisdiction through an overlay or asset.
By comparison the building stage is more controllable.
We provide a full management service from lodgement of Town Planning Application for the dual occ, townhouse or unit development and move on to responding to Council requests for further information, negotiating with objectors if any and attend VCAT should there be a challenge to granting a decision by an objector.
The workflow for Town Planning can be simply summarised as:
Prepare Town Planning documents and reports
Submit to your local Melbourne Council
Receive acknowledgement of receipt and planning officer name handling the application
Liaise with the planning officer
Receive the Request(s) for Further Information (RFI)
Respond the the RFI(s)
Advertise the Application
Manage the objections by phone or consultation
Liaise vigorously with Council officers and Councillors as needs be and attend meetings
A decision is issued by Council
VCAT attendance is charged out separately
As a consultant I have been responsible for and worked to obtain multiple town planning permits from Melbourne metropolitan and regional Councils including Banyule, Bayside, City of Ballarat, Boroondara, Brimbank, Cardinia, Casey, Darebin, Frankston, Glen Eira, Greater Dandenong, City of Geelong,Hobsons Bay, Hume, Kingston, Knox, Manningham, Maribyrnong, Maroondah, Melbourne, Melton, Monash, Moonee Valley, Moreland, Mornington Peninsula, Macedon Ranges Shire, Nillumbik, Port Phillip, Stonnington, Whitehorse, Whittlesea, Wyndham, Yarra and Yarra Ranges Planning Schemes.
Property Subdivision Process
The Property subdivision process can take various forms. One can obtain a planning permit and subdivision permit approved from your local council. Once the property owner fulfils the subdivision Permit conditions they are ready to lodge the new lots with the Titles Offices.
If one is building the project, then it makes sense to register the titles when all services are in as part of the development.
In green field sites, the lots are registered after the services including roads, crossovers, drainage works are completed.
The Town Planning Workflow.
It starts with design an ends with Permit Conditions to be addressed. Read on
Building Permit & Subdivision
A multi lot subdivision requires a good understanding of Council planning scheme and the future vision. Design must take into account the new road design, on site detention system, landscaping and vegetation management and design of build able lots.
We have documented, managed and been involved with the building stages for dual occupancy homes, townhouse projects, apartments, retail and commercial, health, education to name a few disciplines.
We can provide and co ordinate other consultants as required :
Structural Engineer Documentation
Civil Engineer Documentation
Land Surveyor for subdivision
Marketing Render- optional
Management of consultants and administration
Tender evaluation- optional
The Building stage for a residential project like a dual occupancy can be broken into the following stages:
Learn about the seven stages of construction for your dual occupancy.
We can recommend a builder if you require one.
We can recommend all the external consultants- from surveyor to engineers and arborist if you need one.
There are four stages involved with the Subdivision. They are summarised as follows:
A planning permit for subdivision is granted under the provisions of the local government's Planning Scheme
Council certifies the plan of subdivision, which approves the subdivision under the Subdivision Act 1988
Thereafter the Applicant must meet the Permit conditions (eg installing the required services like sewer, power etc or building crossover if required under the Permit). A Statement of Compliance is then issued.
Your conveyancer or representative can then lodge the documents with Land Victoria, which allows new titles to be issued for each lot created under the subdivision. Read more
Learn more on each step involved with your subdivision- from site analysis to design, town planning, Councils, building docs, subdivision process and more. Read on...