Thinking About Subdividing

The Subdivision Process

Subdivision includes subdividing land, boundary adjustments or subdividing parts of a building.

There is a four-step process for subdivision:

  1. lodge a (DA), if required
  2. obtain a Subdivision Works Certificate (SWC), if required by the development consent
  3. lodge a Subdivision Certificate Application with the supporting documentation - refer to the checklist in 'step 3' on this page
  4. lodge subdivision plan for registration.

Guide to the Subdivision Process

Council's flowchart shows the major steps in the subdivision process. It is a general guide only and does not cover every scenario. Processes may vary for some developments based on legislative requirements:

  • Flow Chart of the Subdivision Process (insert link to PDF Document)

You will need to determine whether a DA for a subdivision is required. Subdivisions are usually assessed as part of the DA for development. Most subdivisions do need development consent under clause 2.6 of the Greater Hume Local Environmental Plan 2012. If a DA is necessary, you can get advice from Councils Planner about the DA requirements and fees.

To find out whether you can subdivide a site, you must:

  • refer to the Minimum Lot Size Maps in clause 4.1 of the Greater Hume Local Environmental Plan 2012
  • get advice from Councils Planner about the:
    • zoning of the land
    • relevant development control plans
    • local environmental plans
    • section 7.12 contributions
  • consult service authorities, NSW Land Registry Services and a registered Surveyor about their requirements and fees.

The Subdivision Process

There are four steps to the subdivision process:

Step 1: Prepare and Lodge your DA

If your proposal is exempt or complying development you will not need to lodge a DA and you can go to Step 3: Apply for a Subdivision Certificate.

However, if your proposal is not exempt or complying development you will need to prepare and lodge a DA.

Please refer to the Lodge an Application page.

Prepare your supporting documents

There are various supporting documents you will need to lodge with your application on the Planning Portal:

  • Owners Consent
  • Development Estimated Cost of Works
  • Preliminary engineering drawings of the work to be carried out.

Application requirements

The NSW Department of Planning and Environment (DPE) has outlined the application requirements for development to help you prepare your DA. The DPE provides this information in a planning system circular:

Click here to download the Circular PS 22-004: Application requirements for development.

Lodge your DA

1: Prepare to upload your supporting documents

Once you have prepared the supporting documents detailed on this page, you will need to save them as separate PDFs ready to upload with your DA.

2: Address all requirements in the checklist

You will need to address all requirements outlined in the checklist:

  • Subdivision Checklist

    This is important so that you're not charged another portal service fee to re-submit your DA. The NSW Government issues portal service fees to support the ongoing maintenance and delivery of the Planning Portal.

    Please note that fees payable through the Service NSW gateway may incur a surcharge.

    If you have any queries about portal service fees, please contact ServiceNSW on T: 1300 305 695.

3: Lodge your DA and supporting documents on the NSW Planning Portal

Click here to Lodge your DA and supporting documents on the Planning Portal.

Council's Development Assessment Team will review your application and notify you of the outcome.

Council will issue you with an invoice for the application fee if we accept your application.

4: Pay your application fee

Once you receive an invoice for the application fee, you will need to pay the fee by following one of the payment options detailed on the invoice.

Step 2: Apply for a Subdivision Works Certificate

After you lodge your DA, Council will make a determination and grant conditional approval, or refuse the DA.

Council will issue a formal notice of determination (consent) which will specify whether your DA is approved or refused. If Council approves your DA, the notice of consent will include conditions. We will also email a set of the stamped and approved plans to you.

If the notice of consent requires you to carry out:

  • civil works
  • extension of reticulated water/sewer
  • inter-allotment drainage
  • new roads,

you will also need a Subdivision Works Certificate (SWC).

You can nominate Council as the principal certifier for your development. Council must issue a SWC before building works start.

Council will carry out inspections to ensure compliance with the approved SWC plans.

Prepare your supporting documents

From 1 July 2021, across NSW it is now mandatory to lodge certain applications - such as SWCs - on the NSW Planning Portal.

There are various supporting documents you will need to lodge with your application on the Planning Portal:

  • Owners Consent Form
  • Development Estimated Cost of Works
  • Plans, specifications and construction detail
  • Long service levy receipt for works that exceed $250,000.

Lodge your Subdivision Works Certificate Application

1. Prepare to upload your supporting documents

Once you have prepared the supporting documents detailed on this page, you will need to save them as separate PDFs ready to upload with your SWC application.

2. Address all requirements in the checklist

You will need to address all requirements outlined in the checklist:

  • Subdivision Works Certificate Application Checklist

This is important so that you're not charged another portal service fee to re-submit your SWC. The NSW Government issues portal service fees to support the ongoing maintenance and delivery of the Planning Portal.

Please note that fees payable through the Service NSW gateway may incur a surcharge.

If you have any queries about portal service fees, please contact Service NSW: T: 1300 305 695.

3. Lodge your application on the NSW Planning Portal

Lodge your Subdivision Works Certificate on the NSW Planning Portal. Council's Development Assessment Team will review your application and notify you of the outcome.

Council will issue you with a quote for the SWC application fee if we accept your application.

4. Pay your application fee

Once you receive an invoice for the SWC application fee, you will need to pay the fee by following one of the payment options detailed on the quote.

Please note:

  • SWC applications may not be made by a person who will carry out the building or subdivision work, unless that person owns the land on which the work is to be carried out.
  • SWC applications must address all relevant conditions of the development consent. You must lodge plans detailing construction works involved with the SWC application for approval.
  • Council will assess your SWC and act as the principal certifier for the development. Once Council has assessed your application and finds it acceptable, we will forward a SWC and set of stamped plans to you.
  • When Council issues your SWC, you can start the civil works that have been approved.

Step 3: Apply for a Subdivision Certificate

After you lodge your DA, Council will make a determination and grant conditional approval, or refuse the DA.

Council will issue a formal notice of determination (consent) which will specify whether your DA is approved or refused. If Council approves your DA, the notice of consent will include conditions. We will also email a set of the stamped and approved plans to you.

If the notice of consent requires you to carry out:

  • civil works,
  • extension of reticulated water/sewer,
  • inter-allotment drainage,
  • new roads,

you will also need a Subdivision Works Certificate (SWC).

You can nominate Council as the principal certifier for your development. Council must issue a SWC before building works start.

Council will carry out inspections to ensure compliance with the approved SWC plans.

Prepare your supporting documents

From 1 July 2021, across NSW it is now mandatory to lodge certain applications - such as SWCs - on the NSW Planning Portal.

There are various supporting documents you will need to lodge with your application on the Planning Portal:

  • Owners Consent Form,
  • Development Estimated Cost of Works,
  • Plans, specifications and construction detail,
  • Long service levy receipt for works that exceed $250,000.

Lodge your Subdivision Certificate Application

1: Prepare to upload your supporting documents

Once you have prepared the supporting documents detailed on this page, you will need to save them as separate PDFs ready to upload with your SC application.

2: Address all requirements in the checklist

You will need to address all requirements outlined in the checklist:

  • Subdivision Certificate Application Checklist

This is important so that you're not charged another portal service fee to re-submit your SC. The NSW Government issues portal service fees to support the ongoing maintenance and delivery of the Planning Portal.

Please note that fees payable through the Service NSW gateway may incur a surcharge.

If you have any queries about portal service fees, please contact Service NSW on T: 1300 305 695.

3: Lodge your application on the NSW Planning Portal

Council's Development Assessment Team will review your application and notify you of the outcome. Council will issue you with an invoice for the SC application fee if we accept your application.

4: Pay your Application Fee

Once you receive a quote for the SC application fee, you will need to pay the fee by following one of the payment options detailed on the quote.

Please note:

  • SC applications may not be made by a person who will carry out the building or subdivision work, unless that person owns the land on which the work is to be carried out.
  • SC applications must address all relevant conditions of the development consent. You must lodge plans detailing construction works involved with the SC application for approval.
  • Council will assess your SC and act as the principal certifier for the development. Once Council has assessed your application and finds it acceptable, we will forward a SC and set of stamped plans to you.
  • When Council issues your SC, you can start the civil works that have been approved.

Step 4: Lodge Plan for Registration

Once Council issues the SC and you receive the endorsed final plan of subdivision, administration sheet and 88b Instrument (if required), you must lodge these documents with NSW Land Registry Services for registration.

Find out more about plan registration on the NSW Land Registry Services website.

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