Subdivision of Residential Land in Queensland.

Subdividing land is a popular venture in Queensland, where property owners and developers increase residential dwelling density. Understanding the intricacies of planning legislation, especially in places like Brisbane, is crucial to navigate the process successfully. In this blog post, we'll explore the essentials of land subdivision in Queensland, breaking down the key points in an easy-to-understand manner.

The Three-Stage Subdivision Process

One of the first things you need to grasp when considering land subdivision in Queensland is the three-stage process. These stages are unofficial but provide a useful framework for understanding how the process works.

·      Stage 1 - Development Application: This is where you submit an application for a Reconfiguring a Lot (ROL) to the local council. It's a critical step that typically takes several months. During this stage, the proposal's lot layout and engineering aspects are assessed to ensure it aligns with council requirements.

·      Stage 2 - Engineering Design and Construction: After gaining development approval, this stage involves the design and construction of various works, such as sewer extensions and stormwater management, which are vital for the project's success.

·      Stage 3 - Plan Sealing and Registration: Once the engineering works are completed, a registered surveyor prepares the survey plan. This plan is then submitted for sealing by the council, which reviews compliance with approval conditions. Plan sealing is the final step before the new allotments can be registered, allowing property settlement.

Types of Subdivision

To embark on land subdivision, you must be aware of the different types of subdivision in Queensland.

·      Standard Subdivision: This involves creating two or more freehold allotments, such as splitting one (1) lot into two (2).

·      Boundary Realignment: This type aims to adjust boundaries to create vacant allotments or more ideal lots, often when you have two existing lots.

Factors and Considerations

To navigate the subdivision process successfully, you must consider several factors apart from zoning regulations:

·      Flood-Affected Sites: If your land is in a flood-prone area, it's crucial to understand the implications and check for flood issues before proceeding.

·      Street Trees: Consider the presence of street trees and their impact on your subdivision. Relocating or removing them may not always be possible.

·      Bus Stops: If your property has a bus stop, it must be factored into your subdivision for vehicle and pedestrian access.

·      Stormwater Discharge: The point of stormwater discharge is regulated by local councils and can affect your subdivision based on the property's topography. Consult a civil engineer for solutions.

·      Infrastructure Charges

How to Identify Potential Subdivision Sites

The following strategies and tips are provided for property owners and developers to identify potential sites for subdivision in Queensland:

Corner Allotments: Corner allotments often offer excellent subdivision opportunities due to their extended street frontage.

Local Context and Existing Subdivision Pattern: Use online, free aerial photography to identify areas with a large portion of smaller allotments than the minimum lot sizes specified in local planning schemes. This can indicate potential subdivision opportunities based on local context and performance outcomes.

Neighbourhood and Local Plans: Stay informed about new neighbourhood planning documents and participate in draft reviews to identify any zoning or density overlay changes that may create subdivision prospects.

Splitter Blocks: Properties with existing houses spanning over two lots can at times be reconfigured to create a vacant allotment while retaining the existing house.

Information You Will Need to Lodge a Development Application for Subdivision in QLD

The following information and documentation will be required to successfully submit a development application for residential land subdivision in Queensland:

·      Plan Set: All subdivision applications should include a plan set showing existing and proposed boundaries.

o   A survey is not 100% necessary, however is highly recommended at this town planning stage.

·      Town Planning Documentation and Reports: Town planning documents, reports, and forms that need to be included in the application. These will be prepared by your private town planner.

·      Engineering Considerations: If engineering issues affect the design, such as infrastructure re-designs or large retaining walls you will require plans and reports from an RPEQ (Registered Practicing Engineer of Queensland).

·      Environmental Considerations: If your property is impacted by an environmental overlay such as flooding or koala habitat, you will require specialist reports to be lodged at the time of making your application to Council.

If you're considering a land subdivision project, consulting a professional private town planner is a smart move. They can help you navigate the complexities of planning legislation, speeding up approvals where possible and identifying opportunities.