Plans of subdivision

A plan of subdivision allows an applicant to divide land into two or more new parcels of land that can be disposed of separately.

The only new parcels that can be created by a plan of subdivision are lots, roads, reserves or common property.

All new plans of subdivision lodged with Land Use Victoria are lodged under Section 22 of the Subdivision Act 1988 As part of the subdivision process a plan may create restrictions, owners corporations and any easements (including implied easements under section 12(2) of the Subdivision Act 1988) necessary to make a development functional.

A plan of subdivision may also remove or vary restrictions and easements (created in an earlier plan of subdivision), with a planning permit under Section 23 of the Subdivision Act 1988.

Regulation 8 of the Subdivision (Registrar's Requirements) Regulations 2011 outlines the information that must be on plans of subdivision lodged at Land Use Victoria.

Useful links and information

Registration processing time

SPEAR

Building subdivision guidelines (DOC, 1.2 MB)

Acceptable easement purposes (DOC, 735.5 KB)

Interpreting strata plans (PDF, 589.0 KB)

Consents for Subdivision Act Plans (DOC, 184.0 KB)

What is NICO? (DOCX, 164.5 KB)

Licensed surveyor's report template (DOCX, 69.1 KB)

Non-survey guidelines (DOCX, 159.6 KB) - for plans signed up to 30 June 2016

Survey documents required when lodging a plan of subdivision or consolidation (DOCX, 103.3 KB) - for plans signed from 1 July 2016

Common terms

The following is a list of terms used in relation to plans of subdivision:

  • PS – Plan of Subdivision
  • LP – Lodged Plan
  • RP – Registered Plan
  • SP – Strata Plan
  • CS – Cluster Subdivision
  • PC – Plan of Consolidation
  • CP – Plan of Consolidation

Plans of consolidation

A plan of consolidation allows an applicant to consolidate two or more parcels of land into one marketable parcel. Only one new parcel can be created by a plan of consolidation.

All new plans of consolidation lodged with Land Use Victoria are lodged under Section 22 of the Subdivision Act 1988.

As part of the consolidation process a plan may create, remove and vary restrictions and easements created in earlier plans or dissolve an owners corporation.

The plan can also deal with land that has a reserve status under Section 24A of the Subdivision Act 1988.

Regulation 8 of the Subdivision (Registrar's Requirements) Regulations 2011 outlines information that must be on plans of consolidation lodged at Land Use Victoria.

Plans of subdivision examples

When a plan of subdivision is registered, the plan (or the compiled plan, if applicable) becomes the title diagram of the folio of the register.

For consistency and the interpretation of title diagrams, Land Use Victoria has prepared examples to help prepare these plans.

A simple plan, which contains easements that overlap and points about general plan layout and presentation.

The use of buildings to define boundaries in plans under the Subdivision Act 1988.

The use of cross-sections in plans (under the Subdivision Act 1988),which define upper and lower boundaries of parcels that overlap or are located above and below other parcels.

Information about the use of multiple owners corporations that overlap in plans of subdivision and their effect on common property.

Information about building boundaries, cross-sections and multiple owners corporations in a multi-level apartment subdivision.

Key points about preparing plans of subdivision that require unanimous resolution of the owners corporation, under section 32 of the Subdivision Act 1988.

Key points about preparing plans of subdivision that do not require unanimous resolution of the owners corporation, under section 32AI of the Subdivision Act 1988.

Guidance about preparing a plan under section 32A of the Subdivision Act 1988, which is a total re-subdivision or consolidation of all the land affected by an owners corporation.

Guidance about preparing a plan under section 32B of the Subdivision Act 1988, which allows lots in a plan under the Subdivision Act 1988, Strata Act 1967 or Cluster Titles Act 1974 not affected by an owners corporation to create an owners corporation.

Guidance about plans that are for the acquisition of parcels by an acquiring authority in accordance with section 35 of the Subdivision Act 1988.

Guidance about preparing plans of a staged subdivision in accordance with section 37 of the Subdivision Act 1988. It also contains general notes to assist in the preparation of compiled plans, which are to be supplied for title diagram purposes.