Land Division / Subdivision

Council has produced a series of short videos that answer the common questions relating to land division.

Please watch all of the videos and read the accompanying information before contacting Council.

Important Information

The content provided is general in nature and intended for preliminary guidance only. We strongly recommend that you undertake your own research and seek independent professional advice where necessary.

Council staff are unable to provide definitive preliminary advice on the viability of your proposal. Certainty can only be obtained through the formal development assessment process, which involves lodging an application via PlanSA and receiving a decision following a comprehensive assessment.

Video 1 - Process Overview

This first video provides an overview of the land division process and covers the following items.

Check Zoning: Visit the SAPPA website to confirm your land’s zoning and understand minimum site requirements.

Engage a Surveyor: Hire a qualified land surveyor for expert advice on process, costs, and timelines.

Application Lodgement: Your surveyor will submit the land division application via the PlanSA Portal.

Approval & Requirements: If approved, you may need to meet conditions like clearing structures or paying fees before proceeding.

Final Steps: Once requirements are met, your surveyor will conduct a certified survey and lodge documents with Land Services SA to issue new titles.

Timeline: The full process typically takes around 6 months.

Costs: Estimated at $20,000–$30,000 (excluding demolition). Costs vary—discuss with your surveyor.

Fees May Include: Surveyor and conveyancer fees, Demolition and application fees, Service connections, Open space contributions.

Video 2 - Allotment Requirements

This second video looks at:

Zoning: Most residential sites fall under the General Neighbourhood Zone.

Minimum Requirements:

• Site area: 300m²
• Frontage: 9m

Design Considerations:

• Allotments must be functional and support a dwelling compatible with neighbouring properties.

Check Your Zone: Use the SAPPA website to confirm your property’s zoning.

Title Check: Get your Certificate of Title from Land Services SA to identify any constraints (e.g. easements).

Video 3 - Additional Information Part One

This video provides answers to frequently asked questions relating to:

Site Functionality: Allotments must allow for a dwelling with appropriate front setbacks.

Demolition Requirement: Existing structures must be removed before new titles are issued.

Title Constraints: Check your Certificate of Title for easements or other restrictions.

Stormwater Management:

• Ideally, drainage should flow to the street.
• Sloping sites may need engineered solutions (e.g., sump and pump) at the developer’s cost.

Retaining Walls:

• Minimise height to reduce impact on neighbours.
• Split-level homes may be needed on steep sites.

Video 4 - Additional Information Part Two

This video provides answers to frequently asked questions relating to:

Driveways & Street Features:

• New driveways should avoid impacting street trees or infrastructure (e.g. pram ramps, bus stops, stormwater pits).
• If a verge tree is affected, Council approval is required before removal. Fees apply if approved.
• Regulated or Significant Trees may not be removable. A development assessment will be needed.
• Check for all verge features as part of your due diligence.

Tree Assessments:

• If a Regulated or Significant Tree is on or within 20m of the site, a qualified arborist must inspect and report on it.

Main Road Considerations:

• Properties on main roads may face restrictions on access and dwelling setbacks.
• Use the SAPPA website to check if your property is affected.

An application must be submitted to the SA Planning Portal.

It is recommended you speak to a professional licensed surveyor and a conveyancer as all land division applications are lodged electronically and there are specific requirements for the application.

This includes the payment of application fees and submitting supporting information including a copy of the current Certificate(s) of Title and a plan of the division drawn to an appropriate standard.

A licensed surveyor will be required for the drafting of plans and preparation of the application.

Refer to the State Commission Assessment Panel website for more information.

Once the land division is received by the State Commission Assessment Panel, the application will be forwarded for comment to various authorities that provide relevant utilities and services, such as SA Water, Electranet and SA Power Networks. These authorities will usually advise the Commission of their specific requirements and conditions to be met by the applicant.

The application will also be forwarded to the Council, who as the relevant planning authority, is responsible for assessing the application against the Planning and Design Code. The assessment will take into account the suitability of the allotments for their intended purpose, their site area, access arrangements, drainage, gradient, whether any significant or regulated trees are affected, open space requirements, etc.

There are five basic steps involved in the process (refer to the video at the top of the page):

1. Check that you can meet the minimum requirements for new allotments at the PlanSA Planning and Design Code page.
2. Engage a qualified land surveyor to prepare the development application.
3. The land surveyor will lodge the land division application with PlanSA.
4. Obtain development approval from Council and satisfy any conditions or requirements of the approval.
5. The land surveyor will complete a certified survey of the site and lodge documents with the land title office to obtain new certificates of title.

The process for land division, from the time you commence your initial enquiry through to the time the new titles are created by the Lands Titles Office, from start to finish can take approximately six months. During that period, the time which Council will take to process your application may take around three to four months.