Preliminary Plan of Subdivision

Subdividing your land is a complex and detailed process. The best way to make your subdivision ride as smooth as possible is with the help of expert subdivision surveyors.

At C&A Surveyors, we can draw up a detailed Preliminary Plan of Subdivision that outlines the new lot layout so that you can gain subdivision approval. We’re fully insured and have registered surveyors with an expert team to help you get things in order for your subdivision.

Subdivision involves the splitting of one lot into smaller lots with the end result being separate Certificates of Title.

Whether commercial or residential, there are various ways to go about subdividing a property.

This depends on local development controls such as minimum lot sizing requirements and the final product you’re aiming for.

No matter the subdivision style, the first step is always the same: carrying out a Detail and Level Survey.

Subdivision surveys are specific to a parcel of land which the owner intends to break down into smaller parcels of land with the end result being separate Certificates of Title. When subdividing, it is crucial that the resulting new parcels of land meet all necessary planning controls specific to your local council area.

Council requires that a Preliminary Plan of Subdivision (Torrens Title) be drawn up by a Registered Surveyor and submitted with the Development Application (DA) to Council. We generally drawn up the plan based on the subdivision design prepared by the Architect and/or Town Planner and include requirements from a surveying perspective.

To create a preliminary plan, you’ll need to contact a registered surveyor at C&A Surveyors to conduct a basic site survey on the original property. This will provide the Architect and/or Town Planner with valuable information that they use to design the subdivision. This includes:

• The size of the property
• The shape of the property
• Location of any easements
• Levels
• Substantial trees

As stated above, the Preliminary Plan of Subdivision is one of the first steps towards gaining subdivision approval from Council.

You then submit the plan as part of a Development Application to Council. Council will review and assess your application. The time frame to carry out the review and assessment is dependent upon the size of the proposed subdivision and Councils workload.

The review process involves expert consultation on the feasibility and compliance of the intended development and a mandatory advertising period to the local community.

For example, as a part of the review and assessment process, Councils engineering department will look into drainage matters and draft up any conditions that will be required for drainage purposes in the development consent.

Once you have received your development approval, it will contain a list of conditions that will need to be satisfied prior to the Final Plan of Subdivision being registered with Land Registry Services. These include; obtaining a Construction Certificate, completion of drainage connections (Section 73) and submitting a street numbering application to council.

We are able to prepare the Final Plan of Subdivision for registration with Land Registry Services whilst all these other conditions are being satisfied in the background.

The Final Plan of Subdivision will need to be lodged with Council and the mortgagee for their endorsement prior to be lodged with Land Registry Services.

There are a few methods to subdividing a vacant lot and/or an existing development. Each method influences the survey process differently. The subdivision type (see below) that makes the most sense for your lot will depend on various factors.

Strata Subdivision

Strata subdivisions involve the separation of one lot into multiple lots. Each new lot has its own Certificate of Title specifying the owner’s portion of entitlement to the original lot.

This type of subdivision includes a common property element which consists of shared areas such as driveways and gardens.

Strata Subdivision surveys are usually reserved for residential unit buildings and mixed use commercial and residential buildings. In some cases a Strata Subdivision may be the only available method of subdividing a duplex in certain Council areas.

Torrens Title Subdivision

Torrens Title Subdivision, differs from Strata Subdivision in that the new lots are completely legally separate with separate Certificates of Title and do not have any common property areas. In this type of subdivision, easements and Right of Access may need to be created dependent upon the requirements of the property.

In order to decide on the best course of action to Torrens Title Subdivide your property, it is essential to consider the local councils Development Control Plan (DCP) and Local Environmental Plan (LEP) and your plans for the property. C&A Surveyors can assist you with this process.

Anyone hoping to subdivide their property will need to get in touch with registered subdivision surveyors. Whether it’s for a commercial lot or you need a residential subdivision, you’ll need a registered surveyor to conduct a subdivision survey to submit with your application to Council.

Surveyors are the starting point of the subdivision process.

Who can subdivide their land?
This will depend on:

• The size of the property
• The relevant Council planning controls
• The position of surrounding buildings and lots
• Lot size and frontage size requirements
• The existing easements on the property
• Environmental constraints

Property subdivision requires an array of experts to weigh in every step of the way. Contact registered subdivision surveyors to help you through the process.

At C&A Surveyors, we pride ourselves on being subdivision experts. We know exactly what the process entails. We have an open channel of communication so that you are kept in the loop throughout the process.

Interested in subdividing your property in the Sydney area and surrounds? Contact our expert subdivision surveyors today.