Explore information on the requirements and processes for subdividing land. Whether you're looking to divide a single plot into multiple lots or adjust existing boundaries, you'll find details on the necessary approvals, the clearance process, and key considerations to ensure a smooth subdivision process.
Definition
Subdivision is the division of land into smaller lots and/or amalgamation of several lots into one larger lot.
Types of subdivisions
Subdivisions has three main types, each offering different ownership rights and responsibilities to fit various housing needs and community lifestyles.
This method of subdivision divides land into individually owned lots. Owning a Green Title property means you have exclusive ownership of the land and any buildings on it, with no shared areas or joint responsibilities with neighbours. Historically, these titles were distinguished by a green cover, hence the name.
This type of subdivision creates individual lots with or without shared spaces, such as driveways or gardens. Owners have full ownership of their home but may share rights to common areas. This arrangement doesn't involve the complex joint management typically seen in flats but does require owners to collectively maintain shared spaces.
In this subdivision arrangement, you own a unit within a larger complex, such as an apartment in a block, or sometimes within a grouped dwelling/duplex building. Common areas like the lobby or gym are jointly owned and used by all residents. A strata company, formed by the unit owners, oversees these shared spaces, meaning you have autonomy over your unit but share decision-making and upkeep responsibilities for common properties with other owners.
Subdivision requirements
The ability to subdivide is determined by several factors: the size of your property, its R-Code, compliance with State and local planning policies, and the lot's physical features, including its shape and any buildings already on it.
These criteria are designed to ensure that any subdivision is in line with state and local objectives, promoting sustainable development across the community.
Visit the Zoning, Land Use and R-Codes page for instructions on finding property details using the online mapping.
For a residential subdivision to proceed, it must meet certain criteria and receive the necessary approvals.
Key factors for subdivision:
- Land size and R-Code: The potential to subdivide depends on the property's size and its R-Code density, which sets the minimum and average lot sizes needed.
Additional requirements:
- Lot characteristics: Subdivisions work best with regularly shaped lots. Extra steps may be needed if you're keeping an existing structure in the new layout.
- State planning: Adherence to the Residential Design Codes and other state guidelines ensures uniformity in subdivision standards.
- Local planning: Refer to the City's Residential Development Local Planning Policy (PDF) and Development in Housing Opportunity Areas Policy (PDF) local planning policies for specific subdivision and construction standards.
For non-residential subdivisions, the local planning framework doesn’t set specific minimum lot sizes. Yet, adherence to any applicable structure plan is vital for understanding the detailed guidelines that may apply.
Key factors for subdivision:
- Compliance with Structure Plans: If your area is governed by a structure plan, consult it for precise subdivision guidelines.
- Development potential: Ensure the subdivided parcels meet the City’s development standards, including sufficient space for buildings and essential amenities like parking and landscaping. This step confirms the parcels' useability and adherence to local regulations.
Built strata subdivisions are characterised by buildings and spaces defining the land parcels, often designating the remainder as common property. This subdivision suits completed structures or planned constructions, like apartment blocks and commercial buildings.
Authority and application process
Local governments, with authority delegated by the Western Australian Planning Commission (WAPC), usually assess built strata subdivision applications. The specifics of the authority responsible and the necessary application forms depend on the project's details.
| Type | Determining Authority | Applications |
|---|---|---|
| One to five (1-5) residential strata lots (land parcel no more than 2,500m², with each lot hosting one dwelling) | Exempt from Development (Planning) Approval | Requires only a Building Approval Certificate |
| Six (6) or more residential strata lots | Local government determination |
Form 15A (Application) Form 15C (Endorsement) |
| Land parcel more than 2,500m² | Local government determination |
Form 15A (Application) Form 15C (Endorsement) |
| Commercial / mixed use | Local government determination |
Form 15A (Application) Form 15C (Endorsement) |
| Industrial | Local government determination |
Form 15A (Application) Form 15C (Endorsement) |
| Vacant lot / vacant air strata in a multi-tiered strata scheme development |
WAPC determination Applications to be forwarded to the WAPC by the City. |
Form 15A (Application) Form 15C (Endorsement) |
| State or regionally significant / public interest | Applications to be forwarded to the WAPC by the City. |
Form 15A (Application) Form 15C (Endorsement) |
With the exception of specific built strata applications, all other subdivision approvals are determined by the Western Australian Planning Commission (WAPC). Applications are to be made direct to WAPC via the Department of Planning, Lands and Heritage website.
The City offers advisory support in subdivision processes, while the Western Australian Planning Commission (WAPC) handles application assessments and decisions. We provide a referral response during these assessments based on local and state planning requirements.
For in-depth advice, engaging a licensed land surveyor or professional planning consultant is recommended. They'll offer tailored guidance to streamline your subdivision project.
Subdivision clearance process (finalising the process)
Gaining subdivision approval from the Western Australian Planning Commission (WAPC) is a significant step, but it comes with conditions that must be fulfilled to finalise the process and acquire new titles.
After receiving conditional subdivision approval from the WAPC, if any conditions require action from the local government, the City will inform both the applicant and landowner via letter. This correspondence will detail the necessary actions to satisfy each condition.
For conditions involving construction or demolition tasks, such as building retaining walls higher than 500mm, obtaining the appropriate permits is essential before beginning any work. These may include:
- Development (Planning) Approval
- Building Permit
- Demolition Permit.
It's vital to ensure that all requisite permissions are in place prior to applying for clearance of the conditions to avoid complications.
To find out more visit the following pages:
Once all conditions are met, the subsequent step is to submit a subdivision clearance application to the City, aimed at satisfying the 'Local Government' conditions outlined in your WAPC approval. For details on the application requirements, refer to the Subdivision Clearance Checklist below and the advice letter provided following approval from the WAPC.
Important note: All required works to meet the subdivision approval conditions (i.e. modifications made to the existing dwelling, construction of carbays) must be completed prior to application submission. Failure to do so can result in your application being rejected or significantly delay the process.
How to apply
Submit your application along with the required relevant documentation:
Alternate methods:
- In person: download and complete the Application for Subdivision Clearance and Checklist (PDF) and submit your application at the City of Joondalup Customer Care Centre, 90 Boas Avenue, Joondalup.
- Mail: download and complete the application form/checklist and mail to PO Box 21, Joondalup WA 6919.
Important note: applications will not be accepted if no evidence (i.e. site photos) of how the conditions have been met is provided at the time of lodgement. During the assessment process, additional information may be required if it is not clear from the evidence that the conditions have been fully met.
While there's no statutory timeframe for subdivision clearances, the City aims to respond within 20 working days.
Important note: this period could vary if the required works are not finished before the application is submitted.
More information and contact
More detailed information about subdivisions is provided on the Department of Planning, Lands and Heritage website.
You can also contact the City’s Planning Services team on 9400 4000 or via info@joondalup.wa.gov.au