Subdivision Plans — Deposited Plans, Strata Plans & Community Title Plans
Subdividing land is one of the most significant and complex processes in property development — and having the right surveyor by your side from the outset can make the difference between a smooth, successful outcome and a costly, time-consuming process. South Coast Surveyors provides professional subdivision surveying services for residential, commercial, and rural properties throughout the Illawarra, Wollongong, and the NSW South Coast, preparing Deposited Plans, Strata Plans, and Community Title Plans in full compliance with the applicable legislation and the requirements of Land Registry Services and local government authorities.
Our registered land surveyors support you through every stage of the subdivision process — from initial feasibility and design consultation through to the preparation and lodgement of the final plan. We work closely with developers, homeowners, builders, architects, and drafters to ensure the subdivision is structured correctly and the plan is prepared accurately and efficiently.
Deposited Plans
A Deposited Plan (DP) is the standard plan used for most freehold land subdivisions in New South Wales. It formally subdivides land into two or more separate lots, each with its own title, and must be prepared by a Registered Land Surveyor and lodged with NSW Land Registry Services for registration. Deposited Plans are used for both torrens title subdivisions and community title subdivisions.
Strata Plans
A Strata Plan is used when land and buildings are subdivided into individual lots — commonly apartments, townhouses, and commercial units — along with common property shared between all lot owners. Strata Plans are governed by the Strata Schemes Development Act 2015 and must meet specific requirements regarding lot dimensions, common property, and building certification. South Coast Surveyors has the expertise to prepare Strata Plans for residential and commercial strata developments throughout the region.
Community Title Plans
A Community Title Plan creates a community scheme in which individual lots and shared community property are managed under a community association. Community title is commonly used for larger residential developments, master-planned communities, and mixed-use developments. Our team is experienced in the preparation of Community Title Plans in accordance with the Community Land Development Act 2021 and associated regulations.
Subdivision in NSW involves a number of stages, typically including a development application to the local council, approval of the subdivision, completion of any required engineering works, preparation of the survey plan, and lodgement of the plan with NSW Land Registry Services for registration. South Coast Surveyors can assist at every technical stage of this process and will work alongside your other consultants — including town planners, engineers, and solicitors — to ensure the process progresses as smoothly as possible.
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Subdivision Plan FAQs
How long does the subdivision process take in NSW?
The timeline for a subdivision in NSW varies significantly depending on the complexity of the project, the responsiveness of the local council, the nature of any required engineering works, and the workload of NSW Land Registry Services at the time of lodgement. A straightforward two-lot subdivision in a residential area may take six to twelve months from development application to registration of the plan. More complex subdivisions or strata developments can take considerably longer. We will provide you with a realistic timeframe based on the specifics of your project.
Do I need council approval before you can prepare a subdivision plan?
In most cases, yes. A development consent from the relevant local council is required before a subdivision plan can be prepared and lodged. This consent sets out the conditions that must be met before the plan can be registered, including any engineering, infrastructure, or certification requirements. South Coast Surveyors can assist you with the surveying components of your development application and will prepare the final plan once all council conditions have been satisfied.
What is the difference between a Deposited Plan and a Strata Plan?
A Deposited Plan is used to subdivide land into separate freehold lots — each lot has its own individual title and the lot boundaries extend from the ground to the sky. A Strata Plan is used where a development involves shared common property and individually owned lots within a building or complex, such as apartments, units, or townhouses. The key difference is that strata lots are typically defined by the internal boundaries of the building rather than the land itself, with common property shared between all owners.
Can you help with a rural or agricultural subdivision?
Yes. South Coast Surveyors services agricultural and rural properties throughout the Illawarra and South Coast region. Rural subdivisions often involve larger lot sizes, different zoning considerations, and specific agricultural land protection requirements. We have experience working with farmers and rural landowners on subdivision projects and can provide expert advice on the surveying requirements for your specific situation.