Learn the workflow for a Dual Occupancy or townhouse subdivision step by step. Free Site assessment.
Property Subdivision  workflow: Dual Occupancy and town house development

Our Founder always leads your project in actual design, town planning strategy and is ably  supported by  a trained team of architects, registered drafting technicians, drafts persons, land and building surveyors, engineers, arborists, heritage and traffic consultants and interior designers. AuArchitecture is  your one source service.

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 , land  subdivision, dual occupancy , 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. 


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:

  • Planning Permit: The granting of a planning permit usually with conditions allowing subdivision- for dual occupancies, multi unit developments or straight out subdivision for larger blocks.

  • Certification: An approval by Council of a formal plan of subdivision which has been prepared by a licensed surveyor, as required under the Subdivision Act 1988.  That plan has to be certified by Council and has to be compliant with the planning permit conditions. Completion of this stage allows any subdivision works to commence that have not already been completed as part of a development permit, including roads, footpaths and drainage to name a few. Some Councils can accept that to be completed later under a Section 173 agreement which remain on title.

  • Statement of Compliance: The issue of a statement of compliance for the subdivision as required under the Subdivision Act 1988.  This shows evidence of compliance with all public work requirements of the permit, which primarily are those of the servicing authorities.  

Dual Occupancy workflow

Architecture: Design & Town Planning

  •  Design Consultation Brief. After your are satisfied with the new  building footprint / built form  concept, we will meet you onsite. This confidential meeting covers detailed project and design  brief.  We tell you what you need to know to succeed and not just what you want to hear to get a quick sale! That way, you do not end up with any disappointments. Honesty and Integrity is our strength.


  • Site Feature and Level (F&L) Survey. A registered surveyor will go onsite to do a  feature and levels survey of the building site to our detailed specifications taking into account  fences, large trees, drainage, pits, adjacent properties, views, local features and streetscape which helps in the Town Planning Application submission. A 're-establishment survey' is  required to identify  the site boundaries. We wil engage a surveyor on your behalf  if you don't have one.


  • Feasibility Study. This is done on a thumbrule basis to let you know what costs you may incur. We suggest you verifying these numbers at working drawing stage when your builder gives you a build quote.


  • Preliminary Design Development.

  • Based on our design brief meting we prepare preliminary concept sketches suitable for subsequent detailed development.


  • Town Planning Application Drawings. After approval of concept design, the preparation of town planning  drawings and reports are prepared for planning application submission. 


  • Planning Submissions to Council. We  lodge the relevant application forms, plans and reports. Upon request by Council, erect site signs and carry out any other activities necessary to complete the statutory advertising requirements (if not carried out by the Council)


  • Post Planning submission. Council will often send a Request for Further Information (RFI) correspondence where some design modifications or design clarification is required. We will respond to these and keep you in the loop. That is why it may save time not to get too detailed in the intial submission and those details may be incorporated at the RFI stage.After the Application is advertised, Council makes a decision and requires certain conditions are met. We do those drawing amendments if required.

How long does a Planning Permit take

Architecture: Working drawings 

Building and Subdivision

  • Drainage Design. This is required either at planning permit condition stage or at building permit stage and prepared by an external civil engineer consultant .


  • Engagement of Consultants. The project require the engagement of external consultants like structural engineer, soil test consultant,landscape designer, interior designer, building surveyor,arborist to name a few.  Clients engage the consultants and pay them direct.


  • Creating lot titles. This  can be completed once all the essential services are installed to the new lots- sewer, electricity, crossovers, water, stormwater connection etc. Those required  works are specified in the Planning / Subdivision  permit conditions. Once the specified works are completed to the  satisfaction of the authorities a Statement of Compliance is issued which your lawyer or conveyancer can lodge with the Titles office together with the certified subdivision plan the surveyor prepared and had approved by Council. You can then register the new lots.


  • You will also require the new physical address for each lot which is done with Council's co operation. for example a dual occupancy might be 1A Main Road,Melbourne. A corner property may carry the other streets numbering.


  • Building Quotes. Once all the Building Permit documents are complete you can get firm quotes from builders. We can recommend builders if requested.

  • Contracts. Read on.


  • Learn the seven steps to the construction process.






  • Preliminary Design Services and Preparation of Brief

  • Site Analysis Services

  • Preliminary Design Development

  • Planning Applications and Submissions

  • Town Planning Permit 

  • Design Development and Working Drawings

  • Property subdivision permit

  • Registration of new subdivision

  • Realistic Fees

  •  Marketing material photo realistic images and coloured 3d plans.


Learn more about  the Subdivision Steps.


  • Working Drawings. The preparation of working drawings by our registered draftsmen or Architect defines basic structural aspects and  finishes deemed to comply with the provisions of the Building Code of Australia. The drawings provide details of all doors, windows, roof construction, dimensions, site works and also detail specific connections or construction techniques.


  • Internal Details. Amenities/Wet Areas. These are additional services and include detailed drawings of layout, elevations, finishes, etc showing built-in cupboards, fittings, extent of wall-tiling, wall mirrors, etc for all wet areas, i.e., kitchen, bathroom, laundry. These drawings clarify heights and details and assist with costing estimates and to clarify details of finish. In many cases, accessories, power points and lighting can be located.


  • Electrical Plan. We prepare a detailed  layout plan of lighting and power points. Incorporate requirements for switching, dimmer switches, security lighting, general and/or purpose lighting.


  • Building Thermal Performance Assessments. The energy report is now mandatory which aims to ensure your project is thermally efficient and environmentally sustainable, as well as ensuring your project complies with any environmental regulations that may apply.


  • Project Specification and Schedule of Finishes. A descriptive specification providing a defined basis for builders to prepare their fixed price quotation. The specification describes the standards of workmanship and includes details of fittings, finishes and materials to be used.. This is a detailed job and fees apply.


  • Lodge Building Permits and Liaise with Building Surveyors. Prepare application forms, co-ordinate all relevant documents and lodge with the appointed building surveyor. In some cases, liaison with the building surveyor will be required prior to completion of working drawings.We respond to the Survetors checklist.


  • Professional Fees. Our fees are based on the level of detail you require. 

12 lot property subdivision

We will respond under 48 hours

Call 0448 170 132 any day 9am-7pm