Subdivision

Experts in Subdivision

At Mackie Surveying, we provide expert subdivision surveying services to help you unlock the full potential of your land. Whether you’re creating multiple lots from a larger parcel, undertaking a small two-lot subdivision, or managing a complex multi-stage development, our team has the knowledge and experience to guide you through every step of the process.

We handle the technical surveying requirements and liaise with councils, town planners, and other professionals to ensure your subdivision is completed smoothly and efficiently. From the initial Title boundary re-establishment survey to preparing and lodging subdivision plans and ongoing iterations as required, we deliver accurate and compliant results that meet all legislative requirements.

Our goal is to make the subdivision process straightforward for our clients by managing the details and providing clear communication throughout. With our support, you can move confidently toward achieving your project’s financial and development goals.

What Is a Subdivision Survey?

A subdivision survey is the process of dividing an existing parcel of land into two or more lots and creating new property titles.
It involves precise measurement of boundaries, preparation of subdivision plans, and management of council and state authority approvals.
Subdivision surveys are essential for:

• Developers and builders planning residential or commercial projects.
• Homeowners and Investors looking to create a second lot for sale or future development.
• Large-scale developments seeking multi-stage subdivision approvals.

Our Subdivision Process

1. Initial Consultation & Feasibility
We review your land and Title, then investigate the proposed designs to determine what subdivision options are possible and best suited to the project before providing a quote for our services.

2. Site Survey & Boundary Measurements
A detailed survey is carried out to re-establish the site Title boundaries, along with an optional feature & level survey to support town-planning, design, and council approvals.

3. Initial Subdivision Design
Completed either before or after the Title Re-establishment Survey.
We work with you, your town planner, and architect to prepare a subdivision layout that maximises land use while meeting design and council requirements.
This preliminary plan can also be supplied to councils, referral authorities, and other consultants as part of early planning or sales documentation.

4. Council Application & Approvals
We prepare and lodge the initial Plan of Subdivision for council and relevant authority approvals, handling any queries or required amendments.
Note: From 29 August 2025, ePlan provisions apply, requiring a secondary Plan of Subdivision to be drafted in ePlan format for upload to Land Use Victoria’s digital cadastral base.

5. As-Constructed Site Survey (for Building Subdivisions)
Near the end of construction, we return to site to locate the critical building walls and structures to ensure they remain compliant.
The measurements and data collected at this stage are used to update the Plan of Subdivision for final submission alongside the Field Records and other required documentation.

6. Plan Preparation & Certification
Once council and authority approvals are in place, we prepare the final certified Plan of Subdivision, together with all compulsory survey records and documentation for submission to the Titles Office.

7. Lodgement & New Titles Issued
Your subdivision is formally registered, and new land titles are issued—ready for sale, further development, or transfer.

Why Choose Mackie Surveying?

• Expertise in Residential & Commercial Subdivisions – From small 2-lot projects to large multi-lot developments
• Licensed Surveyors – Registered in Victoria with extensive cadastral, planning, and development experience
• Start-to-Finish Management – We manage the full subdivision process, ensuring your project is compliant, efficient, and stress-free
• Accurate & Reliable – Using modern surveying technology and methods
• Thousands of Satisfied Clients – Successfully serving residential, commercial, and development projects across Victoria
• Local Knowledge – Experience with Melbourne and regional council requirements
• Fast Turnaround & Transparent Pricing – Clear reports, competitive rates, no hidden costs

FAQ

When do I need a subdivision survey?
Subdivision surveys are essential for developers, builders, investors and landowners who want to split land legally and efficiently. They help with planning, council compliance, and accurate boundary establishment.

Can I subdivide my land before building?
Yes, but it depends on council approvals. We help determine the feasibility and manage all applications.

Do I need a planning permit to subdivide?
In most cases yes, but exemptions exist (e.g., certain consolidations or where a planning scheme specifically exempts the proposal). Always confirm with your local council.

What is subdivision certification?
After a planning permit, the plan must be certified by the local council under the Subdivision Act 1988 to confirm it meets statutory requirements.

What is a Statement of Compliance (SOC)?
A formal document issued by council once all permit conditions and referral authority requirements are satisfied. It allows the plan to be lodged for registration.

Who are referral authorities?
Utility providers and government bodies (e.g., water, sewer, VicRoads, Melbourne Water) that must consent to the subdivision.

Who organises utilities and service connections?
The developer typically arranges service agreements and pays related contributions. We forward all authority requests to you and guide you through the process.