Residential subdivision criteria
Before you prepare your planning application, you need to follow the following steps:
- Step 1 - Check whether your subdivision proposal is exempt
- Step 2 - Gather information
- Step 3 - Determine what type of planning application you need
- Step 4 - Check which aspects of the Subdivision Code apply to your proposal
- Step 5 - Engage a surveyor
- Step 6 - Engage a planning consultant
- Other issues to consider
Step 1 - Check whether your subdivision proposal is exempt
The following subdivisions are exempt from assessment under the City Plan and the Integrated Planning Act 1997 (Schedule 8):
- building format plans (that is, defines land using the structural elements of a building, including floors, walls and ceilings) that do not subdivide land on or below the surface of the land
- amalgamation of lots
- subdivision activities in community title schemes
- subdivision for road widening purposes and truncations
- subdivision where required by state legislation (for example acquisition of land for water infrastructure projects)
If your proposal is listed above, you don't need to get planning approval. You can register the title with the Department of Natural Resources and Water.
If your proposal is not listed above, you need to follow the rest of the steps.
Step 2 - Gather information
- What is the Area classification (or zoning) of the existing house? Do a property enquiry search to find this information.
- Is the property in a Demolition Control Precinct (DCP) and/or Character Residential Area?
- Is the property in an area which has a Local Area Plan or Neighbourhood Plan?
- Does your lot have an average width of less than 15 metres and/or an area less than 450 square metres or, if a rear allotment an area less than 600 square metres (excluding the access way)? If so, your lot is a small lot.
- Is your proposal likely to create a single unit dwelling (refer Definitions)?
- Is the subdivision - small (up to 10 new lots not creating any new streets), medium (10 to 50 lots), or large (subdivision of a neighbourhood scale creating 50 or more lots)?
For subdivisions creating six lots or less, the application may be suitable for assessment using the RiskSMART process.
Use your answers to the questions above to work through the remaining steps.
Step 3 - Determine what type of planning application you need
For application requirements for subdividing/reconfiguring a lot in Residential Areas refer to Chapter 3 of City Plan (refer to Residential Areas).
If you want to subdivide a property for residential purposes in any other Area, or if there is a Local Area Plan or Neighbourhood Plan, check with Brisbane City Council by phoning 07 3403 8888.
Step 4 - Check which aspects of the Subdivision Code apply to the proposal
The Subdivision Code in City Plan has criteria about how your proposal can, and should, be designed. In your application, you may need to consider issues such as connections to public transport, location of pedestrian paths and the layout of new roads. This will depend on:
- the scale of the proposal (refer to Table 1 of Subdivision Code)
- the size and shape of your site (and proposed new lots)
- where your property is located (refer to Table 2 of Subdivision Code)
Step 5 - Engage a surveyor to design your subdivision so it complies with the relevant Code criteria
A plan of subdivision must be certified as accurate by a registered surveyor. A surveyor will:
- design your subdivision
- prepare a plan of survey to submit with your planning application
Surveyors are listed in the Yellow Pages under 'Surveyors'.
Surveyors are familiar with the Subdivision Code and Council's Subdivision and Development Guidelines (which provide guidance on how to interpret and meet the requirements of the Subdivision Code and other relevant Codes).
Step 6 - Engage a planning consultant to help you prepare the application
A town planning consultant can help you prepare your planning application. This is not mandatory but will save you time and make the process easier. A town planner will make sure that all relevant Codes are considered, such as the:
Town planners are listed in the Yellow Pages under 'Town planners' or on the Planning Institute of Australia (QLD) website.
Impact assessable application
Once Council has made an initial assessment of your application, and you have given any extra information required, you must advise the public of your plans. Your planning consultant can arrange this for you.
Other issues to consider
- the planning approval process takes time depending on the scale and complexity of the proposal and whether public notification is required. You should consider this as part of your project feasibility
- conditions attached to the approval may include things like surrendering land for road widening or corner truncations, or access easements to neighbouring properties
- once you get your approval, you will need to pay infrastructure charges (for example water, sewerage, parks contribution, waterways, transport) before Council seals the plan and makes it available for registration of title. You should discuss the likely charges with Council before you decide to proceed with a planning application as these charges can be significant
- Council has a number of ‘structure plans’ in place for Emerging Community Areas showing generally the intended form, type and density of future development, including the subdivision layout. If your proposal is in this area, ask Council whether your site is affected
