Understanding plans of subdivision and consolidation

Plans of subdivision

A plan of subdivision allows an applicant to divide land into two or more new parcels of land that can be dealt with 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 the Subdivision Act 1988. As part of the subdivision process, a plan may create easements, owners corporations and restrictions (restrictive covenants).

A plan of subdivision may also remove or vary existing easements and restrictions with a planning permit or by a planning scheme 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.

Under the Registrar’s requirements for paper conveyancing all plans first signed by the surveyor on or after 1 January 2020 must be submitted in SPEAR.

Plans of subdivision examples

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

Only a licensed surveyor can prepare a plan of subdivision or consolidation. Members of the public should visit our how to get help page.

For consistency and the interpretation of title diagrams, we have prepared examples to help surveyors prepare these plans.

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

Example 1: General Plan (MS Word Document 430.6 KB)

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

Example 2: Building Subdivisions (MS Word Document 450.3 KB)

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.

Example 3: Cross sections (MS Word Document 789.7 KB)

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

Example 4: Multiple OCs (MS Word Document 536.3 KB)

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

Example 5: Multi-storey (MS Word Document 1.6 MB)

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

Example 6: Section 32 unanimous resolution (MS Word Document 1.0 MB)

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.

Example 7: Section 32 without unanimous resolution (MS Word Document 1.0 MB)

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.

Example 8: Section 32A (MS Word Document 440.2 KB)

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 Titles Act 1967 or Cluster Titles Act 1974 not affected by an owners corporation to create an owners corporation.

Example 9: Section 32B (MS Word Document 331.8 KB)

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

Example 10: Section 35 plans (MS Word Document 665.7 KB)

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.

Example 11: Section 37 stage plans (MS Word Document 1.3 MB)

Plans of consolidation

A plan of consolidation allows an applicant to consolidate two or more parcels of land into one 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 the Subdivision Act 1988.

As part of the consolidation process a plan may create, remove and vary easements and restrictions 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.

Under the Registrar’s requirements for paper conveyancing all plans first signed by the surveyor on or after 1 January 2020 must be submitted in SPEAR.