4 Things to Know About the Subdivision Process

Subdividing your property may seem like a straightforward process, but there are a variety of factors you must consider. Some require knowledge or complex processes, and others which involve expensive and sometimes tedious processes.

Below we list four of the most important things you need to know if you’re considering subdividing your land.

Subdivision Process

  1. Getting a Survey is the First Step

 

Before you can submit your application to the relevant council for approval, you need to have a detailed survey conducted by a registered surveyor with cadastral endorsement. A land survey will uncover important information necessary for the application.

This will include:

  • The boundary reconfiguration you are proposing
  • The multiple lots you plan to create
  • Setbacks and dimensions of existing dwellings
  • Information on contours, easements and services to the site

The cost will vary depending on the size, slope and access to your site. Get in touch with a consulting cadastral surveyor for a more accurate cost.

  1. There are Local Council Planning Constraints

Local councils have a number of requirements your subdivision plan must meet before it is approved. These planning requirements can constrain your original plans or prevent you subdividing all together. You need to be aware of the planning constraints set out by the relevant local council before working on your subdivision proposal. The best professional to speak with to determine planning constraints is a qualified town planner.

The main factors involved include:

  • Lot sizes – the area of your land needs to adhere to council-regulated sizing. Generally they set a minimum size which subdivided land can’t go below.
  • Zoning – describes the type of development allowed on land, based on density restrictions and city plans.
  • Overlays – includes planning considerations relating to environmental features, valuable resources and the topography of the land. For example, is it prone to flooding?
  • Neighbourhood plans – legal documents created by the local council outlining development priorities and restrictions in an area. If your property is included, it may affect your proposal.

  1. There are a Multitude of Fees

Landowners who plan on subdividing can underestimate the amount of fees involved. It’s important to know so you can secure the necessary financing before committing to a development project. The best consultant to speak with to determine liekely costs and necessary reports is a qualified town planner.

Some of the reports include:

  • Planning report
  • Soil
  • Geotechnical Engineering
  • Public notification (If the development is impact assessable)
  • Council application
  • Registering Titles
  • Council contributions (which can be as high as $28,000/lot in Queensland)
  • Sewer and water provision
  • Utility installation (e.g. electricity & phone)
  • Compliance certificates
  • Traffic Engineering
  • Acoustic Engineering
  • Environmental Reports
  • Landscape Intent Reporting
  • Architectural Intent Reporting (especially on steep land or small lot designs)
  • Civil Engineering services Provision Reporting
  • Structural Engineering (if there are retaining walls)

Additional costs can also include fencing, driveways, earthworks and retaining walls. Each site will have its own specifics that need addressing. The above list is a rough guide on some of the professional reports & government processes in Queensland. Always consult a professional to determine approximate costs for your specific project as they can vary significantly.

  1. Slope is Very Important

Which way does the land slope? Towards the road at the front or heading to the rear backyard? This is very important and can significantly influence the feasibility and cost of the project. If your land slopes towards the road, you won’t have to modify easements as the stormwater can drain to the road and the sewer line will be along your front boundary adjacent to the road.

If your land slopes away from the road, stormwater and sewerage access will need to go through your rear neighbours land, meaning you’ll need to create or modify existing easements through their land to allow the newly created lot access to drain stormwater and sewer. if your neighbour’s land is to be affected you would need to gain their consent.

 

Subdivision Development Consultants in Queensland

Arnold Development Consultants, Town Planners and Consulting Cadastral Surveyors can help you subdivide land in Queensland. We have over 50 years of experience offering land surveying, town planning and development advice and services all across Queensland. Contact us today to see how we can help.