Services
Subdivision
The subdivision stage is often confused with the Town Planning stage by many people. The reality is that a Town Planning permit is required prior to a subivision (at least in the case of development of unit sites - pure land subdivision is slightly different). The subdivision stage is the process of actually doing the requirements to have the land subdivided ready for the issue of new titles.
As is generally experienced with development sites (i.e. Multi unit developments where the developer looks to build units as well as subdivide, Council will want to see certain things be done to the project site before they issue the final "certificate of compliance" (which is then given to the titles office for title(s) issue). These requirements will be a combination of both the conditions noted on the town planning permit as well as the subdivision permit. These requirements will be:
- Landscaping
- Drainage
- Crossover(s)
- All authority requirements (i.e. Waterboard, Power, Vicroads etc).
As a result, AbodeDAC have combined ALL these tasks onto the one stage and contract meaning that ALL these requirements can be done efficiently and under the one contract that will be able to be funded by the bank. This contract (or quote) will cover all the necessary tasks from the actual documentation (including civil engineering), permit lodgement to all the required works, fees and contributions (as noted in the agreed quote / contract).
Unfortunately the subdivision process is a little harder to predict, as there are always external authorities which differ in their requirements while different areas require completely different tasks.
Even though additional hurdles and issues are discovered here, the AbodeDAC Subdivision on-line process is no different - complete transparency with achieving efficient and very interactive process. Once again, everything is made available on-line via our logon section and gives the client so much information and control (if this is required).
It is recommended that you watch the "Subdivision Tour (Audio and Visual)" located to the top right of this screen for more details of this very exciting process. This will take you behind the scenes as well as show you what to expect.
The on-line system has all the same features as the other elements of this site, so less about that, and more about how a subdivision works and what AbodeDAC can do to make this process easier...
How A Subdivision Works:
The subdivision comprises of 4 main types of requirements:
- Field work and formal submission of proposed plans and surveys to council by a licesned land surveyor.
- Council permit and response to the required conditions - these may include fees, legal agreements or actual
tasks to be achieved before they will release a "Certificate of Compliance".
- Drawings - these may include civil engineering that covers both drainage as well as any proposed internal
roadways or common drives. It may also be required that electrical and Telstra drawings be
done, but only for larger development sites.
- Works and upgrades as required by all the applicable authorities (i.e. Water Board, Power Authority, etc etc). During this stage it wll be required to pay contribution fees, do some site works to provide each site with its applicable services and so on. At the completion of each authorities requirment, you will be issued with a statement of compliance that will be sent to council.
Once all these tasks are done, and council receives all authority statement of compliance letters, they are then in a position to issue a certificate of compliance, which then gets lodged to the titles office for issue of separte titles. Obviously this gets a little more complicated when a subdivision is done prior to construction or a bank has a hold over the title - it is not necessarily hard, but slightly different steps are to be taken to ensure a favorable outcome. For more information, please contact an AbodeDAC representative for details.
This process can be sped up in many ways which we keep a little more secretavily at AbodeDAC, this is now just a standard proceedure that we apply with all subdivision applications.
Did You Know?
The subdivision process is the most profitable part of land development. A developer makes most of their profit / income from the "cutting up" of the land. By building on it, they will achieve another 5% - 15%, and sometimes it is necessary to do this. It is therefore always better to get more units on a site rather than make them larger or look more expensive in terms of profitability (of course there will be the odd scenerio where this does not apply). This is good for developers who have experienced such massive increases in property prices recently, as their profit is in the land and they will benefit no matter what the prices are (i.e. they are not as relyant on capital growth to make a profit).