Short answer: a two lot subdivision in Geelong turns one title into two. In Victoria that usually means a licensed land surveyor checks your title boundaries, a plan of subdivision is prepared, council grants a planning permit (where one is needed) and certifies the plan, servicing conditions are met, council issues a Statement of Compliance, and the plan is registered with Land Use Victoria so two new titles can issue. Getting the survey right at the start is the easiest way to avoid delays later.

Whether you want to split a backyard in Belmont, keep an existing house and sell a new lot in Corio, or build two dwellings on a block in Lara, the steps below explain how a two lot subdivision works and where your land surveyor fits in.

What is a two lot subdivision?

A two lot subdivision divides one parcel of land into two separately titled lots that can be sold, mortgaged or developed on their own. Common versions in the Geelong region include:

• Keeping the existing house and creating a vacant lot at the rear or side
• Dual occupancy, where two dwellings are built (or approved) first and the land is then subdivided so each has its own title
• Splitting a vacant block into two lots before building

Each lot needs legal access, its own service connections and enough area and frontage to meet the planning scheme and council requirements. If shared areas such as a common driveway are created as common property, an owners corporation is usually created too. Many two lot designs avoid common property by giving each lot its own frontage or by using easements for shared access, so ask your surveyor which option suits your site.

The two lot subdivision process in Victoria, step by step

1. Check the title and the planning controls

Start with the certificate of title and any covenants, restrictions or easements on it. A covenant that limits a block to one dwelling, for example, can stop a subdivision unless it is removed or varied. Then check the zone and overlays that apply under the Greater Geelong Planning Scheme (or the Surf Coast, Golden Plains or Ballarat scheme if your land is there). Council’s planning department can confirm what applies to your property.

2. Re-establish the boundaries

Before anyone designs lots, a licensed land surveyor should confirm where your title boundaries actually are. Fences in older suburbs such as Newtown, Herne Hill and Belmont are often not on the true boundary. A re-establishment survey fixes the boundary positions so lot areas and setbacks are based on fact rather than fence lines.

3. Feature and level survey

A feature and level survey records the existing house, trees, levels, driveways, pits and service locations. Your designer, planner and engineer use it to work out where the new lot boundary can go, how stormwater will drain and whether the existing dwelling will still comply once the land is split.

4. Design the lots and prepare the plan of subdivision

Your surveyor drafts a proposed plan of subdivision showing both lots, their dimensions and areas, any existing or new easements, and access. This is the stage to test options, such as moving the boundary to keep a garage with the house or to give the rear lot a wider driveway.

5. Planning permit

Most subdivisions in Victoria need a planning permit. The application is usually lodged with council together with the proposed plan, a planning report and supporting information. Some simple subdivisions, such as splitting land where each lot already contains an existing building, may qualify for council’s faster VicSmart process. Council will tell you what applies to your site. The permit normally comes with conditions you will need to meet before the titles can issue.

6. Certification and referral authorities

Under the Subdivision Act 1988, council must certify the plan of subdivision. In Victoria this is done online through SPEAR, the state’s electronic subdivision system. The plan is referred to authorities such as the water corporation (Barwon Water across most of the Geelong region, or Central Highlands Water around Ballarat) and the electricity distributor, which set their own requirements for connections and easements.

7. Meet the conditions

This is often the longest stage. Typical conditions include separate water, sewer and electricity connections for the new lot, drainage works, a crossover, and in some cases a public open space contribution to council. Your surveyor will update the plan if new easements are needed for services.

8. Statement of Compliance and new titles

Once every condition is satisfied, council issues a Statement of Compliance. Your surveyor or conveyancer then lodges the certified plan with Land Use Victoria for registration, and two new titles are created.

How long does a two lot subdivision take?

It depends on the site. A straightforward split with a quick permit and simple servicing moves much faster than one with an objection, a covenant issue or a long wait for a service authority. Timeframes are usually measured in months rather than weeks, so plan around the permit and servicing stages rather than the survey work itself. Starting with an accurate boundary and feature survey removes one of the most common causes of redesign and re-lodgement.

What affects the cost?

We will not quote a generic figure here because every block is different. The main things that change the cost are the size and shape of the land, whether the existing house stays, how many authority conditions apply, the servicing works needed, council fees, and whether common property or new easements are involved. A land surveyor can give you a fixed quote for the survey and plan work once they know the address and what you want to achieve.

Common mistakes to avoid

• Designing from fence lines instead of surveyed boundaries
• Ignoring easements and covenants on the title until late in the process (see our guide to easement surveys in Geelong)
• Leaving the existing house non-compliant, for example with too little private open space or a driveway that no longer works
• Underestimating servicing, especially sewer connections for rear lots
• Not budgeting for conditions such as drainage works or an open space contribution

For a broader overview, read our earlier article on things to consider when subdividing land.

Talk to a local land surveyor

Geelong Land Surveyors prepares re-establishment surveys, feature and level surveys and plans of subdivision across Geelong, the Bellarine, the Surf Coast, Lara, Corio, Werribee and Ballarat. See our subdivision surveying services, then request a quote online or call 0412 722 261 with your property address and what you would like to do.

Two lot subdivision FAQs

Do I need a planning permit for a two lot subdivision in Geelong?

In most cases, yes. Subdivision usually requires a planning permit under the planning scheme. Some simple applications may be eligible for VicSmart. Check with the City of Greater Geelong or your local council for your property.

Can I subdivide if I keep my existing house?

Often, yes, provided the house still meets the planning requirements once the land is split, and the new lot has access, services and an adequate area. A feature and level survey helps test this early.

Who prepares the plan of subdivision?

In Victoria, a plan of subdivision must be prepared by a licensed surveyor. The surveyor also defines the boundaries, shows easements and works with council and authorities on the plan.

What is a Statement of Compliance?

It is council’s confirmation that all permit and authority conditions have been met. Without it, the plan cannot be registered and the new titles cannot issue.