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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.

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.

Useful links and information

Registration processing times

SPEAR

Estate subdivision guidelines and licensed surveyor’s reports

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)

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 and consolidation:

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

Page last updated: 18/11/20