6 Lot Subdivision Bracken Ridge
12 Sheaffe Street, Bracken Ridge (Brisbane City Council)
Project Overview
The project involved transforming a long-held family landholding into a structured 6 lot residential subdivision in Bracken Ridge, Brisbane. The development was impact assessable and required detailed coordination of planning approvals, site servicing and easements.
EVERETT was engaged as Development Manager to lead the project from strategy through to delivery and pre-sales, working closely with the Client to unlock value from a family landholding while maintaining flexibility for future use.
The Opportunity
The site had been in the family for generations, with the objective to realise development potential while retaining long-term ownership benefits. A family trust structure was established to facilitate the development, requiring a coordinated approach across approvals, servcing and delivery to ensure the project could proceed efficiently and commercially.
Key Challenges
- Impact assessment Development Application with Brisbane City Council
- Complex site servicing coordination, including power, telecommunications, gas, water, sewer and fire hydrant infrastructure
- Managing and rationalising multiple easements across the site
- Establishing compliant and functional building envelopes
- Integrating a rehabiliation area and ongoing maintenance requirements
- Designing for future flexibility, including dual occupancy potental
Development Management Approach
EVERETT led the project with a clear focus on delivery, approvals strategy and construction readiness.
Key responsibilities included:
- Managing the Development Application for a 1 into 6 lot subdivision, including rehabiliation and land dedication.
- Coordinating all authorities and consultants to resolve site servicing constraints early
- Structuring the subdivision to future-proof lot 6 for dual occupancy potential
- Rationalising easements to maintain practical and usable lot outcomes
- Securing approval for building envelopes across all lots
Delivery Phase:
- Managing civil contractor tendering and selection
- Acting as Superintendent under the AS4000 construction contract
- Overseeing construction delivery, ensuring alignment with approvals, servicing and contract requirements
- Managing the rehabiliation maintenance works during the initial 12 month post handover period
Pre-Sales and Marketing Strategy
EVERETT played a key role in positioning the project for market and driving early sales.
This included:
- Preparing pre-sales material and lot positioning strategy
- Buyer engagement
- Aligning product offering with market demand
Outcome:
- 5 out of the 6 lots were pre-sold prior to construction completion
- Lot 6 was retainined by the client for long-term investment and future development potential
Outcome
The project delivered a well-resolved, fully serviced subdivision that balanced immediated commercial outcomes with long-term family objectives.
- Impact assessable approval successfully achieved
- Complex servicing and easements resolved upfront
- Strong pre-sales performance de-risking delivery
- Retention of a strategically valuable lot with future upside
EVERETT’s Role
Development Management | Superintendent | Principal’s Representative
- Development strategy and approvals
- Consultant and authority coordination
- Civil contractor tendering and engagement
- Contract administration as Superintendent (AS4000)
- Construction delivery oversight
- Rehabiliation management and post handover maintenance
- Pre-sales strategy and coordination
Considering a Subdivision?
The difference between holding land and realising value comes down to strategy, approvals, and execution.
EVERETT works with landowners and developers to structure, approve and deliver subdivisions with clear commercial outcomes.
Project: Sheaffe Street
Location: 12 Sheaffe Street, Bracken Ridge
Asset Type: Subdivision, Reconfiguration of Lot (ROL)
Scale: 6 Residential Lots
Client: Interstate Private Landowner
Construction Contract: AS4000
EVERETT Service:
- Development Management
- Superintendent
- Principal’s Representative
