Subdivisions
A Subdivision is the creation of smaller Lots from a Larger parent Lot
Call for a no-obligation chat
(08) 9387 8226
Freehold/Green Title Subdivisions
Subdivisions are a delicate area of property law which, if not managed right, can lead to complications and delays. Make a mess of your subdivision, and it can be very costly.
The Western Australian Planning Commission (WAPC) controls all subdivisons in Perth. They set the minimum standards and requirements. Under Freehold or Green title subdivisions, lots are created independently of each other. There is no shared ownership, and all service connections are completely separate.
The subdivision process generally follows the steps below . . .
Reasons to Subdivide
The most common scenarios where people subdivide land are:
- property developers selling off portions of land as part of development projects, and
- General public wishing to sell off part of the property they own by way of a green title subdivision or a Survey Strata Subdivision or a Strata (Built) subdivision.
There can be other situations where subdivision is desirable. In all cases, no matter what the reason may be, there are distinct steps which must be undertaken in order for the property to be successfully subdivided.
If you’d like to know more about any of our survey services, call us now on (08) 9387 8226 or email admin@horizonsurveys.com.au
Steps to a Successful Subdivision
Horizon licensed surveyors provide the best surveying services in Perth. We specialise in residential land surveys, site & subdivision surveys
1. Consult a licensed surveyor
This is the best way to find out all the information you need to know about licensing and permits without putting in a lot of hard work on your own. Whenever you need any information related to anything that deals with Subdivision of land, Horizon Surveys should be your choice.
Our experience as subdivision surveyors in Perth is very extensive. We can provide all the details you need to make informed choices about your subdivision plans. There are many things to consider including the Zoning of the land, the required area size for the proposed lots, access and whether a battle-axe or a side by side type scenario is best.
2. Perform an initial property survey
The information you obtain from your property survey will allow you to make detailed plans before you apply to subdivide your land, which means you already know all the details of exactly what you want to do.
Deciding on an appropriate boundary line may seem like a simple task, but in fact there are so many things you’ll need to take into account. For example there may be minimum and maximum area limits applying to the subdivision.
The geographical features of your land could also going to be decisive in planning your subdivisions. Our experience shows that in Perth, contour surveys are essential to help you get an accurate idea of how your land is really shaped and for submitting to the WAPC. Just looking at a two dimensional map doesn’t always tell the whole story, and it’s so much easier to make mistakes when you don’t have the full picture.
3. Submit the applications
Subdivisions (Green Title and Survey Strata ) in Western Australia are handled by the Western Australian Planning Commission (WAPC). Before your land can actually be subdivided, your subdivision plans must be approved by the WAPC.
Often you’ll be given the impression that you need to do all the work yourself, but when you engage Horizon Surveys as your consultants, we can draw up all the plans and submit the necessary paperwork for you.
As part of the application process, we will advise the submit to the WAPC of a copy of the results of your site survey in Perth or other areas of Western Australia, with the proposal to subdivide the land and then it is simply a matter of waiting for the plan to be approved with certain conditions.
Once the plan is approved (conditionally), you can then formally subdivide the land. The waiting process does take some time, because the government allows departments (ie Water Corporation, Western Power and Local governments) people the opportunity to provide their input and requirements to your subdivision plans
4. React to the decision
Generally the WAPC will approve the application to subdivide upon you fulfilling certain conditions (generally these include bot not limited to:
- providing Underground power,
- providing appropriate Carparking
- providing storage areas (in certain cases)
- providing sewer connection/s, and
- the paying of Headworks charges
There also maybe infrastructure and drainage charges levied by Local Government in certain areas.
Subdivisions should be simple
It should be simple to subdivide land, but unfortunately there are many ways it can go pear-shaped. To give your subdivision the best chance of success, consult with Horizon Surveys from the first moment you make the decision to subdivide. Our long experience and extensive knowledge of property subdivision and the legal process which must take place can be put to work for your advantage.
Application for New Titles can be made through a Nominated Settlement agent
Call Horizon Surveys on (08) 9387 8226 for more information about our subdivision survey service.
Stage 1
- Land is assessed by examining the R-Code and area.
- Certificate of Title is assessed to check that no encumbrances exist.
- Contour and Feature Survey is required to provide a base plan for design.
- Final design and Plan with Form 1A is submitted to WAPC for assessment.
- The WAPC has 90 days in which to assess the application. Generally an Approval Subject to Conditions will be issued.
Stage 2
Stage 3
- Licensed Land Surveyor will formally mark all corners of the Lots and prepare Deposited Plan.
- Deposited Plan is lodged at Landgate and audited.
- Licensed Land Surveyor sends clearance requests to each Authority and clearance letters are issued.
- Application for Endorsement of the Plan is sent to WAPC by way of Form 1C. Associated Fees are paid and clearance letters are also submitted.
- WAPC will send Plan to Landgate to be placed “In Order for Dealings”
Other Services:
Feature Surveys
Architects and Design Engineers require feature surveys prior to the initial planning and design phase of a project.
Detailed information about; roads, paths, buildings, retaining walls and vegetation will appear in a plan or digital report. The plans show Contours and levels to AHD (Australian Height Datum). Cadastral info (boundary) information is usually included as an overlay.
Re-pegs / Re-establishment Surveys
Original property boundaries may need to be re-established and marked by pegs. Such surveys can be time-consuming because the original boundaries and associated documentation could be 100 years old. A licensed surveyor needs to state that the work has been undertaken in accordance with current Survey Regulations.
Identification Surveys
Identification Surveys (always carried out by Licensed Land Surveyors) determine all improvements (buildings, awnings, garages and brick walls) in relation to the property boundary. Easements – such as; access, sewer, height restrictions – appear as comments in a report stating the legal description of the land and any encroachments by or upon the Land.
Lease Area Surveys
Commercial areas are often tenanted to third parties, and surveys may be required to calculate the area in question. A lease area survey can help determine the area under lease, using modern equipment and following the lease area guidelines from The Property Council of Australia. Depending on the tenancy, the Survey may be required to measure GLA (Gross Lettable Area) or NLA (Nett Lettable Area).
As-Constructed & Audit Surveys
As-constructed surveys and audit surveys are critical elements in deciding if a structure has been built to design specifications. The surveyor will draw up plans that reveal the dimensions and levels of a particular structure, including; roads, bridges, dams, excavation areas, or landfills. Audit Surveys are performed during the construction stage in order to verify positions for holding-down bolts, plinths, roads and structures.
Mining Tenement Surveys
A mining tenement survey is required to establish the extent of the actual mining lease area for mining tenements. The pegging on the ground needs to be found and any priorities of prior marking out need to be determined.
The Survey of a Mining tenement occurs after instructions issued by the Department of Mines and Petroleum are handed to Licensed surveyors who can then perform these duties noting the hierarchy of tenements.
Cadastral Surveys
Cadastral land surveying is a branch of land surveying that focuses on establishing your property boundaries. When Horizon Surveys conducts cadastral surveying on your land, we determine the actual Boundaries and place Boundary marks on the corners of your land.
There are several circumstances in which cadastral land surveying becomes a necessity. Many cadastral land surveys happen when boundaries need to be marked to determine new fencing lines or when buildings need to be set out at specific distances from the boundary. (ie a Parapet wall)
Most types of survey reports, any time.
Surveying is a suite of many facets including Contour and Feature Surveys, Subdivision of Land (Green title or Strata), Construction set-out as AsConstructed Surveys, Lease Area surveys, remarking of original boundaries and the Calculation of Volumes.
