The Subdivision Process and the Estimated Costs of Land Subdivision
Best Town Planner - Complete Land Subdivision Process Assistance
What Are Property Subdivisions Melbourne?
Property Subdivision - What and Why
Subdivision is the process of dividing a new or existing plot of land into two or more areas of land. Every plot of land has an individual title and can be sold separately. If you want to subdivide your private land, the local council demands an issued multi-unit development planning permit before submitting a subdivision planning permit application. The requirement of a planning permit is necessary for all types of subdivision. It is the most important step to begin with obtaining the title for subdivided land.
After deciding to apply for a planning permit, the local council will distribute a copy of the subdivision proposal plan to the higher authorities-
Water and sewer authority
Local electricity authority
Gas infrastructure authority
Information to include in your permit planning application?
Plans- A copy of your plan consisting of dimensions measured to scale, details of building or structure proposed
Title details- Current copy of your Certificate of Title which consists of restrictions on the title and the area layout and dimensions diagram
Names- Proper details of the landowner and the applicant
Application details- A copy of detailed information regarding the current land use, future land use and the forecasted expense on the property
The objectives regarding the subdivision of the Council are as follows:
Provide a proper consistent framework which consists of several decisions about the use and development of land can be made
Express state, regional, local and community expectations for areas and land uses
Provide for the implementation of State, regional and local policies affecting land use and development
Issue the subdivision planning permit application with a certain set of terms and conditions from different authorities
Highlight the boundaries and scale measurements for a Plan Certification for the Final Survey Plan
Issue of the final Statement of Compliance
Regarding an unoccupied land subdivision the Subdivision Planning Permit stipulates that apart from warranting water, sewer, drainage, gas, electricity, other necessary provisions also need to be ensured. There is, however, the possibility of paying for physical works which include but may go beyond capacity enhancing of the drainage system, relocating existing services as per requirement and even forming new easements which permit vis-à-vis suitable land positioning, a particular block to receive specific services on a portion of land.
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The Role of the Local Council Melbourne
Local council selects different zones and overlays from the Victoria Planning Provisions (VPP) required to implement the local policies. The city of Melbourne does not need a rural zone as the council must choose from the zones specified by the Victoria Planning Provisions. The council should consider the Municipal Strategic Statement to prepare a planning scheme and decide regarding the permit applications.
Amendments to subdivision planning schemes by the local council are restricted to:
Replace a standard zone from the VPP
Introduce, delay or replace an overlay with a different one from the VPP
Introduce, delay or modify a schedule from any zone or overlay
Incorporate any document in the planning scheme
The role of the local council is to administer the planning scheme in its municipality and to issue proper planning permits.
If you are planning to purchase a land, you must ask the local council these questions:
Any development applications current for your specified area
Other developments that have been approved but not started
Any restrictions on obtaining a permit to build a house or other buildings on your block, or on developing certain land uses.
Any information from a planning officer regarding planning provisions
What kind of industries are allowed in your immediate neighbourhood and the impacts
Book an appointment with the concerned Council Planning Officers for inspection and expert’s advice whether your property is sufficient for the proposed land subdivision and the future budget-friendly expense. The Planning Officers will look into various factors like:
Total area
Essential services provision
Issues for the neighbours
Street frontage availability
Safe, secure and easy access to the public road
Must-Knows About Land Subdivision
When the lot resulting from subdivision remains unoccupied and has an area any less than 500m² (some local Councils may even allow 400m² or lesser area), the resultant lot may be in need of getting a subdivider in order to indicate that the unoccupied lot(s) are available for dwelling purposes, that adhere to Res Code for upcoming homes in Melbourne. Other factors may include proving availability of ample private open space (POS), an assorted car-parking area (based on number of bedrooms as on the property), adequate provisions for natural light and many other on-demand factors will be considered
The local Council shall duly make necessary arrangements for a subdivider to have all the necessary town planning drawings for the dwelling process. This shall include and won't be limited to, landscaping, plan for all elevations (numbered 04) and the floor plan. This process will be executed even if you haven't planned on it. A Development Planning Permit as obtained will establish necessary links with the issued Subdivision Planning Permit which will duly go in accordance with the Section 173 Agreement
By doing so, you or any potential buyer can only embark on the construction of the pre-approved dwelling without having to go through the planning process all over again. In case if you or the potential buyer wants to build a design that is different from what's on the pre-approved plan, a new Planning Permit shall be required
In a scenario where the land in question has a shared sewer setting and if the resulting subdivision a three lot (03) or more set-up, a mandatory Limited Owners Corporation will be a condition to be satisfied in the Planning Permit by the local Water Authority (Particularly, the Yarra Valley Water Authority). This creates a legal mechanism to effectively execute maintenance and management for the sewer in sharing (holds even for Common Property). In case the existing sewer facility doesn't meet the set capacity to service the lots efficiently, an additional on-site sewer works shall be effectively enforced in order to allocate sewers. This will be done to make sure that each lot on the land has a designated sewer line for its use
When a subdivision of an already existing building is in progress wherein the wall(s) act as a boundary, the Planning Permit issued will require a Fire Safety upgrade (including an Audit Report to check Fire Rating of the wall(s) in question)
The financial benefits of the subdivision include "Open Space Requirement" and is up to 5% of the Vacant Site Value in question. Negotiations can be initiated under certain conditions and it is worth noting that, negotiations do not apply to 2 (two) lot subdivisions unless and until a possibility of the subdivision from either for both lots exists
The Land Surveyor - Roles, Responsibilities and Why You Need To Appoint One
You must appoint a Land Surveyor after the inspection of the Subdivision Planning Officer. The person will help to measure the land assisting you to decide the perfect location of the new boundary construction.
The registered land surveyor will perform and assist you in the following ways in both on-site and off-site:
Plan various approvals
Assist in transactions on strata ownership & boundaries
Clear the doubts regarding the Government policy-making and taxation
Professional advice on land development and efficient administration
Prepare subdivision proposals
Supervise subdivision works & services
Determine the volume of the excavated site
It is important to seek professional advice from the land surveyor in two sectors:
Residential sector- Ensure the land which is fit for any structure of the building, design of the structure, correct boundaries and also to follow each and every guideline of the local council
Commercial sector- One of the first professionals on a project site and ensure a massive help in road works, tunnelling, mining projects, high rise buildings, shopping centres, large strata projects
After a thorough inspection and survey, the land surveyor will draw a detailed proposal plan and assist you in the planning permit application form.
Note: Council application fee applies. An interim account will be sent duly at this stage of the process.
You need to visit SPEAR (Surveying and Planning through Electronic Applications and Referrals), an online portal which allows you to file subdivision planning permits and certificate applications efficiently by connecting the council and surveyors. The land surveyor will help you to track the application and report it to you.
Are you stressed about the process? Contact the Best Town Planner for an expert land surveyor who will guide you through the SPEARS at an affordable fee.
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The Significance of Dual Code Zoning for Subdivisions in Melbourne
Lack of clear knowledge about facts and figures regarding dual-density coding may lead to various misunderstandings of uncertainty among the residents in Victoria. This is very common to both experienced and inexperienced people out there.
All the misconceptions result in misjudgement in mind of the purchaser that purchasing land will lead to higher coding. A thorough assessment can show the impractical nature of expectation for higher coding. You should have brief information about coding before ending up in making any purchase or commitment to prevent extremely risky mistakes.
This write-up will enhance your knowledge of dealing with particulars associated with dual coding. After in-depth research, you will be able to make wise and calculated decisions to generate profit from your site. Moreover, you can also have the lucrative power to identify the right viable site for yourself.
What is zoning? Definition highlighted and an understanding
Density zoning is a type of zoning ordinances and strict regulations which limit development in certain areas by restricting land-use intensity. It may restrict the number of units per specified area of sites. Higher the number of units, higher the density which leads to more intense land use.
The residential properties consist of a single density coding (R-code) to guide the development of the sites. The residential density code is split into two which provides two density codes - a lower R20 code and a higher code (ranging from R25 to R60) only if particular requirements are met.
Dual-density zoning is an important initiative by various councils in Victoria to apply on several scheme maps and subdivision assessments on the available sites. There are numerous benefits for people and local governments in Melbourne to provide opportunities for the redevelopment of the area-
Making more efficient use of areas for commercial, community and public transport facilities
Increasing patronage of public transport and the use of sustainable travel modes-cycling and walking
Promoting the viability and vitality of local shops and other businesses
Providing a range of housing types and sizes to meet the current and future needs of growing and diverse population
Reaching viable subdivision targets which are included in state planning policies
Fortunately, the agenda of all these plans is to successfully meet the ever-dynamic requirements of the residents as well as the businessmen. Higher density codes are submitted to developers to achieve a clearer perspective on the complete nature of the development concerned with the higher coding.
What are the benefits of R-codes zoning? Explained!
Ensures systematic lot arrangement
Ensures a wide space for recreational areas for locals
Adds aesthetic value to the locality
Protects invasion of commercial properties inside the residential area
Enforces several restrictions to prevent overcrowding of structures and parcels--- height limitations, space requirement, building size
Prevents undesirable use of a property to protect the market values of the existing property
Ensures sufficient space between buildings to prevent overcrowding
Zoning codes definition and particulars - What you should know
Let us begin with the details of different zoning codes which are required to know while purchasing a viable land. Zoning is a process of urban planning where a municipality or any government council divides the plot of lands into different zones in which land uses are specified or prohibited. There are several types of zones-
Residential zoning
Commercial zoning
Industrial zoning
Agricultural zoning
Rural zoning
Historic zoning
Aesthetic zoning
Symbols used in Zoning codes you should know
A- Agricultural land, Airport, and Apartments
R- Residential
Commercial
I- Industrial
M- Manufacturing
P- Park, Parking Lot
R1- Single-family home
R2- Two dwelling units
R3- Apartment Complex
With that being said, here are the various important zoning R-codes:
R20 Zoning (20 lots per hectare)
A 1000m2 block has the following subdivision potential: 1000 x (20 /10000) = 2 dwellings
R 30 Zoning (30 lots per hectare)
A 1000m2 block has the following subdivision potential: 1000 x (30 /10000) = 3 dwellings
R 40 Zoning (40 lots per hectare)
A 1000m2 block has the following subdivision potential: 1000 x (40 /10000) = 4 dwellings
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