LAND DEVELOPMENT & SUBDIVISION
Title Re-Establishment Surveys
Land Development and Subdivision Consultants Across Melbourne
Land Development and Subdivision is No Small Task. Whether you have a large land holding ripe for development or an old four-bedroom house just begging to be knocked down and replaced with three modern units, land development and subdivision is a process fraught with red tape and potential hurdles.
That’s where expert land development and subdivision consultants, such as Prime Land Consultants, come in.
Even the most seasoned campaigners don’t take a stride forward without a trusted land development consultant by their side.
Prime Land Consultants are a favourite amongst experienced developers and first-time developers alike because of our holistic approach to land subdivisions and development in Melbourne, Victoria.
Your Trusted Land Development Consultant in Melbourne
At Prime, we combine expert land surveying services with town planning and land subdivision expertise under one roof to become a one-stop shop for all Melbourne developers.
Why is the ability to combine these services so important?
Because they speak to the two key aspects in any successful land development process:
Our land surveying services play a crucial role in the successful subdivision of land and provide your architects, builders and design teams all the critical information they need to come up with a successful design.
Our town planning team will walk you through the process of seeking final approval from council and getting the go ahead to start your project, as well as providing crucial checks along the way.
What is Land Subdivision?
Land subdivision allows you to separate titles, sell off parts, or further develop the land. It may be a lucrative venture, but keep in mind that subdividing a property in Victoria costs money in the first place.
Contact Prime Land Consultants to determine the best method of land subdivision to achieve your goals.
Why is Subdivision Important?
A landowner may increase the number of titles on a single piece of property by subdividing it. These may then be sold or further developed.
A title may be split into two or more pieces depending on local and state government laws. Not all properties can be subdivided since it is generally determined by the size of the land in the first place, as well as any title limitations or council rules.
Almost all developments in Victoria need a local council planning permission and a Plan of Subdivision signed by a qualified surveyor.
What is the Process of Subdividing Land in Victoria?
Despite the individual factors of any situation, the basic process is as follows:
- A land surveyor performs a survey of the site.
- The survey provides an assessment that considers:
- The impact on the neighbourhood.
- Location of services to the land (gas, water etc).
- An architect will design the buildings based on the surveys.
- The subdivision is submitted to local council along with the designs to seek a planning permit from local council.
How can Prime Land Consultants Help?
Don’t be intimidated by the land development and subdivision process in Melbourne. Prime Land Consultants is here to help.
By combining land surveying expertise with town planning capabilities, our professional licensed team hold your hand through your development and help ensure the whole process goes smoothly.
When you work with Prime Land Consultants, you can expect proactive communication, ensuring you know what is happening as soon as you need to know about it.
To experience the Prime Land Consultants difference and get your land development project off on the right foot, call us today!
How We Handle Your Land Subdivision
There are certain steps that undergo during the land subdivision process whether it’s strata subdivision or community titles. Our team thoughtfully follow each step and involve you and your legal professionals to achieve your end goal of an endorsed plan of subdivision:
First, we will conduct a feasibility study to assess the potential and viability of your project. This will involve site inspections, market research, cost estimates and risk analysis. Next, we will prepare a concept plan that shows how your land will be subdivided and developed. This will involve considering factors such as zoning, overlays, easements covenants, access, orientation, slope and drainage. Then, we will lodge an application (the Subdivision Planning Permit) to the local council to get the permit as per the Planning & Environment Act of 1987.
The council will assess our application against the planning scheme and other relevant policies and regulations. The council may request further information, refer our application to other authorities or agencies, notify affected parties or hold a public hearing before making a decision. Once we meet the necessary regulations, we will obtain the Plan of Subdivision and the Statement of Compliance (SOC) from the council – the papers needed to officially register your subdivision for your land development needs.
The plan of subdivision will show the boundaries, dimensions, areas, lot numbers and labels of the new parcels of land. It will also show any easements, restrictions or reservations affecting the land. The statement of compliance will certify that all the conditions and requirements of the planning permit have been met or satisfied. Finally, we will lodge the certified plan of subdivision and statement of compliance with Land Use Victoria for registration.
Need help? Our land development experts at Prime Land Consulting can handle your subdivision in Victoria with ease. Send us your Survey Request Form today to get a FREE quote now.
Understanding Asset Recording Surveys and Lettable Area Surveys
Why is Subdivision Important?
Asset recording surveys are a way of collecting and presenting precise digital data about infrastructure assets such as drainage pipes, pits and so on. This data helps councils and service authorities to understand and manage their infrastructure better. To comply with authorities, the data on these assets must be captured in the right format.
Lettable area surveys are measured surveys of floor space for leasing purposes. They help with rental calculations, property valuations and lease documentation. Depending on your property type when subdividing land in Victoria, you may need one of the following methods of measuring lease areas:
Gross Lettable Area (GLA) Surveys:
Ideal for places like showrooms, warehouses and supermarkets these surveys measure the whole floor space from the outside walls or the middle of shared walls.
Gross Lettable Area Retail (GLAR) Surveys:
GLAR surveys are mainly for places like shops and shopping centers and measure the whole floor space from the inside walls or the middle of shared walls.
Net Lettable Area (NLA) Surveys:
NLA surveys are for areas such as office buildings and multi-storey properties. They’re used to measure a whole floor space from the inside walls or the middle of shared walls and don’t count areas like toilets, stair wells and lift lobbies.
Our team of licensed land development experts are well versed in terms of both asset recording and lettable area surveys and combine the latest surveying technology to survey your land.
A landowner may increase the number of titles on a single piece of property by subdividing it. These may then be sold or further developed.
A title may be split into two or more pieces depending on local and state government laws. Not all properties can be subdivided since it is generally determined by the size of the land in the first place, as well as any title limitations or council rules.
Almost all developments in Victoria need a local council planning permission and a Plan of Subdivision signed by a qualified surveyor.
Why choose Prime Land Consultants in Melbourne?
Prime Land Consultants bring extensive know-how and experience to every Melbourne land development and subdivision project we work on.
Our tried and trusted processes ensure our clients can count on reliable services delivered exceptionally by our friendly and responsive team.
Whether you have already started on the process and have found yourself stuck, or you are starting fresh and want to get off on the best foot possible, choose Prime Land Consultants to achieve your
Frequently Ask Questions
Subdivisions are the creation of new smaller child lots/titles from an overall larger parent lot/title.
The process is a process under the Subdivision Act 1988 and associated Regulations. A Licensed Surveyor registered under the Surveying Act 2004 is required in order to assist with this process, as outlined in the Subdivision Act 1988 and associated Regulations.
In general, Subdivisions need to be led by a Subdivision Planning Permit under the Planning & Environment Act 1987. The process is as follow:
- Step 1→ Apply for and obtain a Subdivision Planning Permit by way of an application to the local Council.
- Step 2→ Subdivision Planning Permit will be issued with various conditions before Council will provide Certification to the Plan of Subdivision and Statement of Compliance SOC, two critical documents required before the subdivision can be registered at the title’s office ( Land Use Victoria)
- Step 3→ Once all conditions of the Subdivision Planning Permit has been complied with, the Plan of Subdivision will be Certified by Council and Statement of Compliance will be issued.
- Step 4→ The Certified Plan of Subdivision and Statement of Compliance, alongside the legislated required Licensed Surveyor’s documentation as required under the Subdivision Act 1988 and associated Regulations will be released to the Lodging Party (typically a conveyancer) to submit to the title’s office to register the subdivision and the formal creation of the new titles
Scenario 1 – A prior Development Planning Permit has been approved for multiple dwellings
If the intention is to have the subdivision registered prior to the completion of the development, typical conditions include:-
- A S173 Agreement (a legal contract between Council/authorities and the land owner) will need to be registered on the subject land;
- Minimum subdivisional works will be required such as new crossovers (in accordance with the endorsed plans of the Development Planning Permit), utilities/servicing connection points to be provided to each proposed lot.
If the intention is to have the subdivision registered after the completion of the development, typical conditions include:-
- Completion of the development as allowed for under the Development Planning Permit
Scenario 2 – No prior Development Planning Permit has been approved
- The proposed subdivision layout will need to comply with Clause 56 of the Planning Scheme, and the Subdivision Planning Permit will take longer to be approved and granted;
- Minimum subdivisional works will be required such as new crossovers, utilities/servicing connection points to be provided to each proposed lot.
Scenario 1 – A prior Development Planning Permit has been approved for multiple dwellings
If the intention is to have the subdivision registered prior to the completion of the development, typical timings are:-
- Typically 6-9 months to get the Subdivision registered and new titles officially created
If the intention is to have the subdivision registered after the completion of the development, typical conditions include:-
- If timed correctly, typically 1 month from the completion of the Development to get the Subdivision registered and new titles officially created.
Scenario 2 – No prior Development Planning Permit has been approved
- Typically 9-12 months to get the Subdivision registered and new titles officially created
As per the Subdivision Act 1988 and associated Regulations, a licensed land surveyor is required in order to assist with the subdivision process. The licensed surveyor also needs to be registered under the Surveying Act 2004.
Having a licensed surveyor helps eliminate any hassles when preparing the subdivision plan that defines the legal boundaries and dimensions of your new parcel of land. A licensed surveyor or subdivision consultant can also provide advice on the feasibility, design and requirements of your subdivision project.
The subdivision process can vary depending on the size, complexity and location of your project. If a Development Planning Permit has already been approved for multiple dwellings and the goal is to register the subdivision before the development is finished, it usually takes about 6-9 months to register the subdivision and establish the new titles. On the other hand, if the aim is to register the subdivision after the development’s completion, and if everything is timed well, it can typically take just 1 month post-development to achieve registration and create the new titles.
In cases where there’s no prior Development Planning Permit approval, the process tends to extend to approximately 9-12 months to register the subdivision and produce the new titles.
The cost of subdividing in Victoria can vary depending on the size, complexity and location of your project.
Some costs that you may incur include:
- Surveying fees
- Planning permit application fees
- Council fees and charges
- Referral authority fees and charges
- Development contributions
- Infrastructure and service connection costs
- Plan registration fees
- Legal fees
- Stamp duty and taxes
We recommend consulting our licensed land development consultant at Prime Land Consultants to get an estimate of the costs involved in your subdivision project.
If you need a licenced surveyor to measure your property, contact the professionals at Prime Land Consultants. You can reach us by phone at (03) 8316 1308 or by email at [email protected]. Visit our websites to learn more about title re-establishment surveys and title boundary advice.
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