Subdividing land is often associated with construction and development, but did you know you can subdivide land without building anything? Whether you're looking to sell a portion of your property, plan for future development, or simply increase the value of your land, understanding the process of subdivision without construction can be highly beneficial. This guide by MG Land Surveyors in Melbourne, will walk you through the essentials of land subdivision, the role of land surveyors, and the benefits of opting for a non-construction subdivision.
Why Subdivide Land Without Construction?
Maximising Property Value
One of the primary reasons for subdividing land without construction is to maximise the value of your property. By dividing a larger parcel into smaller, more manageable lots, you can potentially increase the overall value of your land. This can be especially beneficial in booming real estate markets like Melbourne, where demand for smaller, affordable lots is high.
Financial Flexibility
Subdividing land without the immediate intent to build provides financial flexibility. You can sell off the subdivided lots to generate revenue, use the profits for other investments, or simply hold onto the lots as a long-term investment.
Planning for the Future
Subdividing now can save time and money in the future. Whether you plan to build later or leave the land to your heirs, having the land already subdivided simplifies future development or sale.
The Role of Land Surveyors in Subdivision
What is Land Surveying?
Land surveying is the process of measuring and mapping land to determine boundaries, topography, and other features. It's an essential step in the subdivision process, ensuring that each new lot is accurately defined and legally compliant.
Hiring a professional land surveyor like MG Land Surveyors ensures the subdivision process is handled with precision and expertise. Surveyors provide crucial services, including:
Re-establishment Surveys: Determining your boundary lines.
Feature & Level Surveys: Mapping the land's features to inform subdivision design.
Subdivision Plans: Creating detailed plans for submission to Council and authorities.
Learn more about the cost breakdown for each of these services here.
The Subdivision Process Explained
Can I Subdivide My Land?
The ability to subdivide your land depends on various factors, including zoning regulations, the size of the property, local planning schemes, and conditions set by the local council and state government.
A. Zoning Regulations
The first step is to check the zoning of your land with the local council planning scheme. Different zones have different rules concerning subdivision.
B. Size and Dimensions
Your land must meet minimum size and dimension requirements to be eligible for subdivision. These requirements can vary depending on the zone and the local council's planning scheme. It is also crucial to check the title of your property for any covenants.
C. Planning Scheme
Consult the local planning scheme or seek advice from a town planner to understand the specific rules and policies that apply to your property. This can include restrictions related to the environment, heritage, or other special conditions.
D. Speak to the Local Council
Approach the local council's planning department for specific information and advice on whether your land can be subdivided and into how many lots.
What is the Subdivision Process?
Subdividing land in Victoria is a complex, multi-step process that requires significant planning and approval from various authorities. Read more about the process here.
A. Pre-Planning Phase
Initial Research: Research zoning laws and local council requirements.
Preliminary Design: Engage with an architect or draftsperson to prepare a draft plan that includes the proposed lots, roads, and utilities.
B. Application Phase
Survey Work and Town Planning: MG Land Surveyors will undertake the required survey work in preparation for your town planning application.
Submit Subdivision Application: Submit the subdivision plan along with all required documents to the local council and other relevant authorities for initial review.
Public Notification & Objections: You may be required to notify neighbouring properties and address any objections they might have.
C. Approval Phase
Council Review: The council reviews the application, which may involve inspections, additional information requests, or adjustments to the plan.
Obtain Required Approvals: Additional approvals from various authorities will be sought.
Final Approval: Once all approvals are secured, the council will issue a Statement of Compliance, confirming that the subdivision meets all requirements.
D. Post-Approval Phase
Lodging the Plan: MG Land Surveyors will provide all relevant survey documentation to support an application to the Land Registry for registration and issue of new titles.
Understanding the Cost of Subdivision
The cost of subdivision without building can vary significantly based on several factors, including the size of the property, the complexity of the subdivision, and local council fees. It's essential to budget for:
Surveying Fees: Costs associated with the land surveyor's services. Contact us for a fixed price quote!
Council Fees: Charges for processing and approving the subdivision plan.
Legal Fees: Costs for updating property titles and other legal requirements.
Authority Fees: Fees payable to NBN, Water & Sewerage Authority, Drainage, Electricity, and Gas. Each authority is different, and the cost varies.
Architect Fees: These can vary significantly. It's advisable to consult an architect independently for a quote.
What is a Section 173 Agreement?
A Section 173 Agreement is a legal contract between a landowner and the local council under the Planning and Environment Act 1987 which allows for certain conditions to be put in place that must be met before further development can occur. It "locks in" the terms under which you can carry out future construction and is registered on the title of the land, making it binding on future owners as well.
Conclusion
Subdividing land without construction is a viable and often advantageous option for property owners looking to maximise value, plan for the future, or gain financial flexibility. By understanding the process, working with the experienced professionals at MG Land Surveyors, and considering all costs and challenges, you can successfully navigate the subdivision process and achieve your property goals.
For expert guidance on land surveying and subdivision in Melbourne, contact MG Land Surveyors today. Our team is dedicated to providing precise, reliable, and professional services to help you make the most of your property.
Contact Us
Phone: 0403 616 682
Email: info@mglandsurveyors.com.au
Website: MG Land Surveyors
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