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Free Property development & subdivision advice by Registered planner.When can you subdivide and sell?250+ permits managed.

AuARCHITECTURE is Melbourne's property subdivision specialist with the real competitive edge.
250+ Permits managed by Swarup, our Founder.
Free Property Subdivision Advice!


We are an architecture and town planning studio based near Melbourne and successfully service all town and regional areas from Sale to Malvern, Doncaster, Moonee Valley, Lakes Entrance, Fawkner, Point Cook, Wyndham, Melton, Bendigo, Shepparton, Campbellfield,  Yarra Ranges Shire, Maribyrnong, Maroondah, Geelong.. and the list goes on.
  • "Hi Swarup,


      The day has finally arrived, thank you so much for all your hard work on this. Ben & I really appreciate                      you pushing so hard to get this over the line.


      It has been great working with you."


  • Our Journey with Mr Swarup Dutta began  upon receiving a letter from the planning minister stating that the environs overlay prohibiting development over our property was going to be lifted. Our excitement could not be contained at this news. This meant our late father's wish of having my brother and myself develop and live on the land adjoining my mother's house , could now be fulfilled. After extensive research about firms which offer subdivision and planning services, I found that Au architecture stood out amongst the crowd. The firm's track record  is impressive. I made the call to Mr Dutta and in retrospect what a great decision that was. Mr Dutta was extremely accommodating and was excited to take on the job despite the substantial obstacles which had to be overcome on the road to gaining council approval. He got to work right away and worked tirelessly to gain council approval. His dedication is unprecedented . One particular example which stands out is a time in which he forwarded an important planning response,which he had waited up for until the early hours of the morning, as soon as he received it. He was able to optimise the cramped site to accommodate semi basement  living in a very contemporary design. This was an amazing achievement in a neighbourhood  consisting predominantly of 70's style single story dwellings. On a personal level Swarup cares, he understands the stress on the developer in this process and takes the time to check up on the client and offer support. He is extremely accommodating and always responds to queries in a timely manner. Swarup,  we can't thank you enough.Our common interests have reinforced our friendship and  we hope to be life long friends. You were always there through the trials and tribulations and always the consummate professional.- DA


  • We will have three houses on our block all with spectacular views of the bay. The service given by Swarup has been faultless with both process and the design of both houses.Swarup after many briefings created a spectacular home to be sited at the front of our existing home.  We received objections and a hearing was called by our council City of Greater Geelong. Swarup attended the hearing and not only overcame the objections he was complimented by the panel on creating an iconic design. This project was approved and will be completed in 2016. The second design was even more challenging as the remaining triangular block was 280 sq meters. Swarup created a two storey two bedroom unit with views across the bay to Melbourne. The council approved the design however following a panel meeting withdrew support. Swarup immediately recommended that we go to VCAT and with the assistance from his suggested legal team our submission was upheld by VCAT who complimented the design. We are absolutely delighted with the dealings over three years and are happy for any of his clients to contact us for a reference which will be fantastic..    E and J Rae

AuArchitecture: Your Partner in Comprehensive Property Development

1. Extensive Experience: Our Founder, with a track record of managing over 250 permits, brings unparalleled experience, navigating the intricacies of property development for both seasoned and first-time developers.

2. Diverse Specializations: From dual occupancy to bespoke residential homes, medical facilities, and industrial projects, AuArchitecture's expertise spans a wide spectrum, allowing us to tailor solutions to diverse client needs.

3. Custom Design Collaboration: Our commitment to collaborative design ensures clients actively participate in the creative process, resulting in personalized and unique solutions for each project.

4. Complete Project Documentation: AuArchitecture handles the entire documentation process, from plans to paperwork, streamlining approvals and easing the burden for our clients.

5. Compelling Town Planning Reports: Crafting persuasive town planning reports is a service we provide, crucial for securing necessary permits and approvals.

6. Application Management: We take charge of the entire application process, liaising with councils, building surveyors, and overseeing subdivision permit applications on behalf of our clients.

7. Collaboration with External Consultants: Partnering with a network of external experts, including engineers, surveyors, energy specialists, and more, ensures a holistic and well-rounded approach to every project.

8. Professional Affiliations: Our Founder's affiliations with esteemed organizations such as the Australian Institute of Architects, The Planning Institute of Australia, and the Victorian Planning and Environmental Law Association enhance our knowledge and experience.

9. Geographical Reach: Whether in Melbourne or Regional Victoria, clients benefit from AuArchitecture's one-stop creative design, town planning, and detailed documentation service.

10. Professionally Qualified Team: Led by a Registered Planner and supported by a Registered Architect, our team showcases a skilled staff utilizing the latest BIM software for cutting-edge solutions.

🌐 Discover the AuArchitecture Advantage: Explore Our Free! Property Subdivision Assessment Services












































Whether your subdivision or medium density project is in Melbourne or Regional Victoria, you too can benefit from  our one stop creative  design and detailed documentation service + the experience we gained from 250+ permits.


We offer a high level opinion of the subdivision potential of your land in Victoria.

Swarup, our Founder has developed his own properties.
He is a  Registered Planner and affiliated to the Planning Institute of Australia,  Australian Institute of Architects & Victorian Planning and Environmental Law Association.
He managed 250+ Property Subdivision approvals across Melbourne and regional Victoria for architects and developers.
He is an author, taught and assesses  architecture students work at University.

This collective synergy gives us the competitive edge over competitors, who may only be draftspersons, designers or town planners.


The synergy will deliver significant efficiencies and advantages for your project as we manage both architecture and town planning in house.

We work as a  team of Registered Professionals including Town Planner, Building Practitioners, land surveyor, engineers and Architects.

Are you thinking of subdividing your land or building a dual occupancy or townhouse development?
Our Founder owner built this home

Beyond Architecture: Excellence in Comprehensive Town Planning Strategies

At AuArchitecture, our team is not just trained in architecture – we excel in crafting effective town planning strategies. We understand that successful property development requires a comprehensive approach, blending creative design with strategic planning.

 Swarup our Founder turned his first home into a dual occupancy subdivision. The profits were put into this land where he owner built another profitable development!

Subdivision process for typical suburban block in Melbourne and surrounds.

The Process for subdividing a typical suburban block around Melbourne is :


Town Planning approval for the dwellings which will occupy the land followed by the building process (if you want to build) and then the land subdivision.

Read on..

Please note, general  and high level information is provided  below on subdivision, steps to subdivide in Victoria, subdivision costs, Consultants involved, when can you sell the subdivided lot (contract example), Section 173 agreement, Subdivision permit and obligations, Certification process and more.

Detailed information is provided on engagement of our services.

9 basic steps to check if land can be subdivided. Read about them here


Your property development and subdivision compass. Can you subdivide? Registered Planner advice. 250+ permits managed.

Property subdivision



Subdivide your suburban backyard for a 2 or more  lot  Strata subdivision with shared driveway. Sell the new Lot or build to enjoy the profits!

Learn more.

Subdivision Plan

Large blocks for

Multi lot Subdivision

Subdivide your larger block for a multi lot subdivision. Each Torrens Titled  lot will be served by a public road. This is like a house and land type subdivision.

Learn more.

approved subdivision plan


Occupancy Subdivision

Side by side duplex, townhouse or corner lot subdivision is a 4 step process.

When can you sell the new lots? Learn more

Learn more about duplex subdivision.

Our services.

We deliver end to end property development solutions including:


  • intelligent design and inhouse architecture

  • effective town planning strategy

  • inhouse town planning reports

  • town planning drawings

  • project feasibility

  • land subdivisions- planning, survey, permits and documentation

  • manage town planning applications at all councils across Victoria

  • building permit

  • construction documentation

  • co ordinate other consultants services, including engineering, energy report, soil report, traffic, arborist and others to get your project started.  Read about our Specialist Services.

With over 250 planning permits personally managed by our Founder, why trust your project to inexperience?

Subdivision process

Subdivision process for typical suburban block in Melbourne and surrounds.

The Process for subdividing a typical suburban block around Melbourne is :


Town Planning approval for the dwellings which will occupy the land followed by the building process (if you want to build) and then the land subdivision.

Town Planning Permit steps.

  1. The preliminary design is emailed to you for your review.

  2. Finalise plans  to prepare Town Planning drawings and Planning report which are done inhouse

  3. Submit Application to Council. We can include an informal application to subdivide. Any informal subdivision approval by Council is an “in principle” consent.

  4. You pay the Council application fee of around $1580 if the construction cost is less than $1.09m.(Threshold increases eah yesr) We also purchase a recent copy of the title. Add around $700 application fee to apply for an informal subdivision consent.

  5. The application goes through the process at Council where design changes may be required by the Council.

  6. We make those changes at no additional fee.

  7. Council advertises the Application.

  8. Neighbours or anyone can object.

  9. Objections are responded to by me, and any compromise design solutions are offered. Again no fees are paid for this service.

  10. Permit issued which has conditions to be satisfied.

Building Permit steps.

  1. If you decide to build, we together with other consultants( engineers, energy consultant) prepare the drawings and documents for certification.

  2. The drawings are sent to tender.

  3. The builder starts construction only after the drawings are certified by a Building Surveyor.



Subdivision Registration  Steps.

If you decide not to build but want to subdivide the land so it can be sold - each with its title- then the process is:

  1. A Land surveyor draws the formal subdivision plan for certification by Council and acceptable by the Titles office. Additional fees apply- around $6000 (TBC) includes surveyors fees and application fees to the authorities.

  2. Each lot is connected to essential services ( sewer, water, electricity, gas etc) as per Council subdivision permit conditions.

  3. On completion of the connections, Council issues a Certificate of Compliance.

  4. This Certificate together with the formal subdivision plan is submitted to the Titles Office for Registration.

  5. The Titles Office registers the titles and issues Legal Titles and legal subdivision plans. You can now legally sell and settle the sale of each lot.

  6. The whole process can take upwards of 15 months. We can project manage this stage for an additional fee.


If you decide to build, the connections to services ( item 2) are done by the builder during construction.

Items 3 to 5 follow to complete the subdivision.

AuArchitecture have all the resources to complete the project.

Registered Architects

Registered Planner

Registered Building Practitioners

Engineers- structural and civil

Registered Land Surveyors

Building Surveyors

Other Consultants- energy, sustainable design assessments, arborists, traffic engineer and others.

Why us? We work tirelessly for your subdivision project!

We are committed to working with you from start to completion. Let's face it, property development will  encounter hurdles at Council, objectors or other stakeholders like the various statutory authorities; but we will be with you, shoulder to shoulder all the way.


Swarup, our Founder and Registered Planner, turned his first home into a successful subdivision.  He faced all the challenges you will - from neighbours objections, heritage issues, council planner's non support and more. His next development was more challenging! Swarup walks the talk!

Learn more about us and our process below.

31 councils.JPG

We work across Victoria and interacted with all Councils in Mebourne

Learn more

Can you subdivide your land? Request your no obligation, high level advice. Absolutely free!


Most properties can be subdivided but at what cost is the question on the developer's mind!  The land zoning and the planning controls determine if the land is suitable for subdivision.


Some council's require lots to be of a minimum size.

The simplest subdivision is a dual occupancy where there are two dwellings on a block of land. That original block is then carved up into two lots with a common /shared driveway. This is an example of a Strata type subdivision. If the block is large enough you could have three or more townhouses with a common driveway.

In very large blocks, the parcel is  carved into smaller lots with named public roads, street lighting and  footpaths like you see in typical suburban neighbourhoods. In this instance the common driveway is replaced by a public road with no shared areas. This  type of subdivision can be seen in house and land offerings. These  lots are Torrens titled. Learn more about larger land subdivision.


Subdividing a typical suburban block is a four step process.

  •  To do a backyard type subdivision, we will submit an application to Council to subdivide the   land  for the subdivision permit. (The same process applies if building two or more units on a     vacant suburban block or one  with a house you will retain or subdividing a larger block of land).


  • In most suburban blocks and backyards, Council will also require a development application showing the siting of the second home in the backyard with  floor plans, elevations, shadow diagrams etc and a Planning Report demonstrating compliance with the planning scheme and in particular Rescode.

  • Council will issue a subdivision permit with conditions which requires certain works to be completed  (like connection of all services - water, sewer, power, NBN etc- to the new lot, the backyard in this instance). On completion of these works Council will issue a Statement of Compliance (SoC). A formal plan of subdivision will be drawn by our Registered Surveyor which is certified by the Council (certified plan).

  • Your conveyancer or lawyer or you can then lodge the SoC together  with the certified plan of subdivision to the Registrar of Titles, Victorian Land Titles Office.  That office will issue the new Registered Lots each with its own title.


Once the subdivision permit is issued by Council , you can start the sale process if you do not want to build. However any sale settlement will only occur after the lots are registered.

Learn more  about  when can you sell the new lots.


This process could take 12-18 months. You should budget around $30,000+ for a simple subdivision.

That will cover professional fees, connections and contributions for sewer, water, electricity etc.


Stormwater/drainage (  the civil works) itself can cost $10,000 upwards, depending on the civil engineer's design and Council's requirements.

If you decide to build the new house in the backyard, you could start the subdivision process once your builder installs the services to the new house and connects to all the essential services like sewer, water, power. You can then obtain the SoC and lodge with the formal plan of subdivision at the Titles Office.

In a typical suburban subdivision, a Dual occupancy - building two or more units in tandem (with  one unit behind the other ) requires a 3m wide driveway to the back.


There are other design  requirements to be addressed.


Site orientation, vegetation, shadowing are just some of the other design and planning criteria we analyse in the subdivision application.  


A side by side duplex type dual occupancy should ideally have a north facing backyard for bright and energy efficient  living spaces.


A wider frontage has design advantages. Some councils discourage duplexes on narrow sites.

AuArchitecture obtained a duplex on a 12m wide site in Yarraville for our dentist client who lived in Canada. We are working on a duplex for an 18m wide site for a Doctor who lives in Hong kong.


Learn more about dual occupancy subdivision  and site criteria below.

Building townhouses (units) on a block deploys the same design and subdivision principles.

Swarup the Founder of AuArchitecture  has obtained permits for 2-15+ units on a block.

Property subdivision advice by expert

PS. This is Swarup, our Founder's, waterfront beach house he owner built ( even though Council said the land was unbuildable). It sold three times.The last in 2023 for $5.71 million. He turned his first home into a profitable dual occupancy subdivision. Proceeds of which bought the beach site and another which was zoned into residential units near a prestige school.

Ready to find out what is possible on the land?

Complete the information below and Swarup our Founder will provide a no obligation, high level opinion  on the development potential ; and it's completely free.

Your information will always remain confidential.

Contact 3

Thank you. Your inquiry was sent to Swarup

The 4 steps to Subdivision.

  • A planning permit for the subdivision is granted under the provisions of the local governments Planning Scheme ( the planning “rules”)

  • Council certifies the plan of subdivision, which approves the subdivision under the Subdivision Act. A fee of around $200 is paid  for a simple two  lot subdivision

  • Thereafter the Applicant  must meet the Subdivision Permit conditions which includes  connecting the services like sewer, water, electricity, NBN etc).  On completion of these works Council issues a Statement of Compliance (SoC). In some instances these works can be deferred by way of a Section 173 Agreement.

  • Your conveyancer or representative can then  lodge the SoC and Plan of Subdivision documents with Land Victoria which allows new lots to be issued for each lot created under the subdivision.