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The subdivision of land is a process where a larger parcel of land is 'cut' or subdivided into several smaller allotments. Each of these smaller allotments are issued with a lot and Deposited Plan (DP) number. A lot and DP number is unique to each allotment and is how land is described and identified. These numbers are shown on the Certificate of Title for the land.

The subdivision of land can be a lengthy, complicated and expensive process and is usually undertaken by an experienced property developer however individuals with little or no experience do undertake small subdivisions with assistance from Consultants.

The Subdivision Process


The steps associated with the Subdivision Approval process are as follows;

  1. Preparation of a Development Application (DA), which includes the preparation of supporting documentation known as a Statement of Environmental Effects (SEE) and lodgement with the Consent Authority. The Consent Authority could be Council or the Department of Planning and it is recommended that advice is sought (pre lodgement) in relation to who is the Consent Authority for the application in question.
  2. Assessment of the SEE by Council Officers and/or the relevant State Government Departments. Requests for further information to clarify certain matters may be necessary during the assessment process.
  3. Determination of the Development Application which will be either approval (with consent conditions) or refusal.
  4. If the DA is approved it is likely that a Construction Certficiate for Public Infrastructure will be required. A Construction Certificate consists of engineering drawings that show a contractor how to build the infrastructure associated with the subdivision and may include roads, stormwater drainage, sewer and water reticulation. A Construction Certificate application may be approved by either Council or a Private Certifier and the engineering plans for the application must be prepared by a Professional Engineer experienced in the design of public infrastructure and National Engineer Registration (NER) accreditation.
  5. If public sewer and water reticulation is necessary to service the subdivision, a Certificate of Compliance must be obtained under s307 of the Water Management Act 2000. The applicant will be required to submit engineering plans for the sewer and water reticulation and seek approval under s68 of the Local Government Act for these plans.
  6. After the Construction Certificate and s68 is approved the Contractor can commence works in accordance with the consent, the approved drawings and Council's Design and Construction Specifications. Inspections of the public infrastructure works by Council's Officers will be required during the course of construction. A private Professional Engineer must also be engaged by the Applicant to attend these inspections and certify the completed works.
  7. When all works are completed in accordance with the consent and the approved Construction Certificate and a successful Final Practical Inspection has been undertaken by Council or the Private Certifier, the Developer is required to submit an application for a Subdivision Certificate. The Subdivision Certificate application is a comprehensive package of documents that provide evidence of compliance with the conditions of consent contained in the DA approval. It is recommended that the applicant seek professional assistance for the preparation and submission of this application.
  8. The Subdivision Certificate application will be assessed by Council’s Development Engineers. If all conditions of consent have been satisfactorily complied with the Development Engineer will recommend that the Subdivision Certificate be endorsed by Council's Authorised Officer. Endorsement (signature/approval) of the Subdivision Certificate is required before the Land and Property Information Services will register the new lot and DP number and subsequently issue the new title. It is at this stage that the new allotment or property legally exists.
  9. It is only after the issue of the new lot and DP number (title) that the land can be transferred from one property owner to a different property owner.

Frequently Asked Questions

What does ""Call up"" mean?
"Call up" means that Council will utilize the money paid at time of lodging the cash bond to rectify any incomplete/damaged works/infrastructure identified as a result of an unsatisfactory inspection.
What happens if the works are not satisfactorily completed?
If after the inspection the Council officer determines that the works have not been satisfactorily completed and/or damage has occurred then Council will "call up" the bank guarantee.
When will my bank guarantee be returned?
In order for a bank guarantee to be returned, the applicant who applied for the initial bank guarantee will need to write to Council to request that the guarantee be returned.
Council will not return a bank guarantee until it is satisfied that all works associated with the guarantee have been completed.  Generally an inspection will be carried out by a Council officer to determine if the works have been completed.
If after the inspection the Council officer determines that all works have been completed satisfactorily then Council will process the return of the bank guarantee.
When will my cash bond be refunded?
In order for a cash bond to be refunded/returned the applicant who applied for the initial cash bond will need to write to Council to request that the bond be returned/refunded.
Council will not refund a cash bond until it is satisfied that all works associated with the cash bond have been completed.  Generally an inspection will be carried out by a Council officer to determine if the works have been completed.
If after the inspection the Council officer determines that all works have been completed satisfactorily then Council will process the refund of the cash bond.
Who can answer an enquiry in regards to Bank Guarantees?
In the first instance you can look up if a bank guarantee has been lodged by checking the Lot/DP in proclaim and obtaining the relevant Bank Guarantee number and then put the call through to the relevant nominated officer in Proclaim custom fields.
If you cannot locate the relevant Lot/DP number or application number just put the caller through to the Development Clerical Admin staff who will try to get the information out of the customer.
Who can answer an enquiry about Cash Bonds?
In the first instance you can look up if a cash bond has been lodged by checking the Lot/DP in proclaim and obtaining the relevant Cash Bond number and then put the call through to the relevant nominated officer in Proclaim custom fields.
If you cannot locate the relevant Lot/DP number or application number just put the caller through to the Development Clerical Admin staff who will try to get the information out of the customer.
Last Updated: 28 September 2016