Insights from a Property Development Consultant with Subdivisions throuhout South East Queensland
Subdividing land can be a difficult process with many complications and site constraints.
You may be thinking:
- What is the subdivision process?
- How much does it cost per lot for a subdivision?
- What are Councils costs for a subdivision?
- What size lots should I do?
- How many lots can I yield when subdividing my site?
In this article Development Project Manager – Dan Everett from EVERETT Property Development Management explores the process of a subdivision for undertaking a reconfiguration of lot (ROL) development in South East Queensland (SEQ).
CAN I SUBDIVIDE MY PROPERTY?
Subdividing, also known as ‘reconfiguring a lot’, includes:
- creating lots from subdividing another lot
- merging two or more lots into one lot
- rearranging the boundaries of a lot without creating a new lot
- creating a community title scheme
- creating a volumetric subdivision (using space above or below the land)
- dividing land into parts by agreement, such as by leasing part of a lot for a period exceeding 10 years
- creating an easement to give access to a lot from a road.
The Subdivision Process can be broken into the following steps:
- Feasibility Study & Acquisition
- Development Application (DA)
- Detailed Design / Operational Works (OPW)
- Completion – Plan Sealing, Titles and Settlements
SUBDIVISION FEASIBILITY STUDY
For a reconfiguration of lot (ROL) development application / subdivision.
During the Acquisition phase of a development it is important to undertake due diligence in order to fully understand the highest and best use that can possibly be achieved on the site. If you are having troubles understanding what the best outcome is for your site, please contact EVERETT Property Development Management and EVERETT will provide you with complimentary initial site due diligence review.
The next step is to obtain a feasibility study produced by an expert in Subdivisions. The only way to fully know the best outcome for a development site is to obtain a feasibility study.
Below are some of the items that EVERETT Property Development Management look at when undertaking a subdivision feasibility study.
There are 3 requirements for a subdivision to occur:
- A connection point for sewer;
- A connection point for water; and
- A lawful point of discharge for stormwater
In addition to the big three, due diligence needs to be done prior to lodging a development application to identify areas of risk or constraints such as:
- Steep slopes
- Access & traffic requirements
- Indicative construction budget on your project
- Site serviceability due diligence
- Developable area investigations
- Roadwork design
- Stormwater systems
- Stormwater management
- Sewerage systems
- Water reticulation
- Retaining Walls
- Environmental Overlays
- Biodiversity Overlays
- Lot Yield
- Lot Frontage
- Lot Area
- Town Planning Assessment
- Market Research
- EVERETT has a full due diligence list for feasibility studies
EVERETT Property Development Management has years of experience with subdividing land, and has a good grasp of minimum lots sizes, minimum frontages and average block widths and can give you an indication of your expected lot yield. We investigate issues before your project even starts.
SUBDIVISION DEVELOPMENT APPLICATION
If you are planning to subdivide a lot, you will need to obtain a development approval with Council. After completing Subdivision due diligence and feasibility study EVERETT will prepare the Development Application (DA) with the Town Planner ready for submitting the Subdivision DA with Council.
Do I need approval to subdivide my land?
Yes, you will need to lodge a development application with Council to subdivide your land. In many instances, your application may be subject to a straight-forward assessment process (code assessment) or impact assessment, where public notification (opportunity for public comment) is also part of the process.
If your subdivision meets certain criteria, it may qualify for RiskSMART, which is a fast and simple way for your application to be approved within five working days.
How do I find out what type of approval I need for subdividing my land?
Phone EVERETT and ask to speak to a Development manager.
As an appropriately qualified professional EVERETT assists you through the process, with your building or development project.
Is my land big enough to subdivide?
EVERETT will check the minimum lot sizes and frontages of the site.
To better understand the options available to you contact an appropriately qualified professional.
SUBDIVISION AFTER DEVELOPMENT APPROVAL
After obtaining the Subdivision ROL development approval with Council, EVERETT will coordinate the detailed design and Operational Works Applications (OPW) ready for obtaining Civil Works Construction quotes from local Civil Contractors.
EVERETT will then manage the tender process and arrange for the Civil Works Construction Contract to be signed by the Principal and the Contractor. A Construction start date and end date will be agreed and EVERETT will administer the Civil Works Contract through to successful project completion.
THE PROCESS TO A SUCCESSFUL SUBDIVISION
The first step in a successful subdivision development is the appointment of the development manager to assist with due diligence and the feasibility study.
Councils we work in:
- Brisbane City Council
- Logan City Council
- Moreton Bay Regional Council
- Redland City Council
- Ipswich City Council
- Gold Coast City Council
- Sunshine Coast Council
- Noosa Council
- Economic Development Queensland (EDQ)