What is the Process?

Subdivision Process WA

If you’re a first-time developer embarking on your very first project, there’s a lot to take in. Unless you have an experienced surveying company or town planning specialist to work alongside you, it’s a challenge to figure out the complex regulations laid out by the Western Australian Planning Commission (WAPC) in relation to Perth subdivision.

The information in the below drop down menus is designed to introduce you to the WAPC planning process using the example of a residential two-lot subdivision. It will show you what to expect as we at Subdivision Perth work through the process with you every step of the way.

See Our Perth Subdivisions

The 4-Stage Subdivision Process

The information we provide is a general guide. It is essential that you discuss the details of your subdivision with your property surveyor to ensure full compliance.

Congratulations on your first development, and happy reading!

Disclaimer: This text is a general summary of the WA subdivisions process, and not to be acted on without full consultation with your surveyor concerning the requirements of your project. No responsibility is accepted by land surveyors Zenith Surveying Pty Ltd (Subdivision Perth) for any subdivision carried out by persons who refer to this document at any stage, in any way.

Stage 1 Subdivision Survey / WAPC Application

  1. Land surveyor and client consult regarding the client’s objectives for the development, and the various ways in which this can be carried out. (Surveyor and client)
  2. Surveyor carries out formal consultations with the appropriate local government bodies, also studying INTRAMAPS and R-Codes to ascertain the site’s dimensions, land area and zoning requirements. (Surveyor)
  3. The surveyor advises the client on the most suitable option for subdivision. A contract or quote is drawn up detailing expenses relating to surveying and project management. Please note that costs relating to service, site works and total project are not provided by the property surveyor. (Surveyor)
  4. At this stage, the surveyor advises the client to contact Western Power, Water Corporation and local government to establish the full range of application requirements and costs involved in the process. (Client)
  5. A Feature and Contour Survey of the site will now be undertaken by the surveyor to map the area. This will determine the buildings, services and features (such as fencing, trees and driveways) that currently exist. Essential in every subdivision, this survey is used to create the plan of proposal for application to the WAPC. (Surveyor)
  6. The information reported in the Feature and Contour Survey is analysed, with new boundaries for the subdivision now mapped and applied to the survey plan. This must be done in a particular format so it is ready for presentation to the WAPC. (Surveyor)
  7. Surveyor Lodges Application at WAPC and Client pays fee via credit card. (Surveyor)
  8. Now there’s a wait of up to three months to allow Western Power, Water Corporation and local government to assess the conditions relating to your subdivision. Unfortunately, this thorough process cannot be shortened.

Stage 2 WAPC Approval and Conditions

  1. After around 90 days, the WAPC tells the property surveyor whether the application has been conditionally approved or rejected. (Surveyor)
  2. The client is contacted by the surveyor to advise of the decision and discuss what happens next. (Surveyor)
  3. Water Corporation sends the surveyor a Water Agreement Request form. Surveyor makes an online application for a Land Development Agreement. (Surveyor)
  4. The Land Development Agreement contract is forwarded by the Water Corporation, advising of connections, conditions and fees due. The client must check, sign and return the contract to the Water Corporation to facilitate the process of water connection. (Client)
  5. Western Power sends letter to surveyor containing all relevant information about regulations surrounding existing and required connections. (Surveyor)
  6. An online application is submitted by the surveyor to Western Power regarding a new Power Dome connection, if this is necessary. (Surveyor)
  7. An Access Offer letter is sent to the land surveyor by Western Power, setting out conditions and costs relating to installation of the required dome. (Surveyor)
  8. This letter is forwarded to the client by the surveyor. It must be checked in detail and fully understood by the client to ensure future compliance. (Client)
  9. When the client signs and returns the Access Offer, Western Power can begin to design the underground power which will connect and service the subdivided lots. The client is now liable for associated costs. (Client)
  10. The electrician and plumber can now be brought in. Once the surveyor issues the client with Western Power’s designs, the electrician can start working through the conditions, such as removing the overhead power cables. clearing conditions as per the approval documents. The plumber can start meeting water and waste water requirements, such as creation of new sewer junction as part of a green title subdivision. (Surveyor and Client)
  11. Now is the time to confirm that the subdivision meets all relevant local government conditions, and that any necessary engineering or site works are scheduled in. (Client)
  12. Boundary pegs are placed around the site – or on walls or fences – by the surveyor. This marks out the new boundary of your subdivision. To be sure that survey pegs remain undisturbed, the client is advised to complete all necessary site works before the boundary is pegged.
  13. Once the survey pegs are in place, several things can happen. The power dome will be installed by Western Power, the surveyor can get the Deposited Plan ready, and fencing and walls can now be put up. In the event of a survey strata subdivision, we mark locations precisely so your contractor can cut back any overhanging roof or porch to ensure it falls within your new boundary. Regarding an intrusion easement, we will carry out a precise survey of the roofline and map easement dimensions. These details will then be added to the Deposited Plan. (Surveyor)
  14. Now’s the time to engage a settlement agent or solicitor who is authorised to take care of title consent. The granting of separate titles for your new lots does not happen automatically when the Deposited Plan is approved. The existing Parent Title must be cancelled, the plan registered and new titles granted in the name of the Parent Title. To ensure the new titles are granted, any bank which holds a mortgage over the Parent Title needs to give consent to the process going ahead. (Client)

Stage 3 Progressing to Final Clearances

So, what happens once all specifications in the approval document have been met? This is when final clearances begin. All outstanding payments owing to local government must now be completed. The client should also ensure they receive fully documented compliance certificates from every contractor who has worked on the site. While this is not an exhaustive list, the following must be finalised and ticked off:

  • All conditions of Deposited Plan met
  • Geotechnical report
  • Electrician: design and connection compliance
  • Plumber: sewer, water and waste water compliance
  • Demolition permit
  • Compaction certificate
  • Statutory declarations permitting structures like bore or pool to be removed
  • Documented evidence of full payment compliance
  • Drainage design plans from your engineers
  • Final Notice of Completion
Clearance from Western Power

Be aware that not all the following may apply to your subdivision.

  1. When submitting your clearance request, attach two versions of the survey plan.
  2. Submit all relevant information in one go to ensure swift clearance.
  3. Pay underground connections required for each lot in full.
  4. Pay current revision fees in full.
  5. Pay all lot fees in full, including former Option B bond and before-handover.
  6. Completion notices for relocation of underground mains connection; converting overhead to underground service; installing distribution board or main switch for three or more lots.
  7. Provision of accurate dimensions as part of road reserve for transformer sites.
  8. Supply demolition licence if demolition is taking place.

Specific requirements relate to site easements, including the following:

  • 136C easements: These must meet a width of one metre if necessitated by the survey strata plan.
  • 167 easements: These must meet a width of one metre where underground distribution cables dissect any lot.
Local government clearance

It is vital that all local government conditions for clearance are fully met.
These can vary, so be sure you know exactly what conditions apply to your subdivision.
You may receive an on-site visit from a council representative, checking that all conditions have been complied with before approval is granted. (Surveyor)

Water Corporation clearance

Property surveyors complete and submit all clearance checklists and documentation relating to the Water Corporation. (Surveyor)

Stage 4 New Titles Application

  1. Clearance letters. When all authorities involved have signed off on your conditions, clearance letters will be issued to confirm approval (Authorities)
  2. WAPC. Once received by your surveyor, the letters will be sent to the WAPC together with Form 1C and a client-written cheque made out to WAPC. (Surveyor)
  3. Deposited Plan. Your surveyor will facilitate the sending of the Deposited Plan from Landgate to WAPC for endorsement. (Surveyor)
  4. Order for Dealings. Once endorsed, WAPC will return the plan to Landgate. The Deposited Plan will be placed in Order for Dealings, and Landgate will inform the property surveyor. (Surveyor)
  5. Settlement Agent. The settlement agent, once informed by the land surveyor, will apply for new land titles at Landgate. (Settlement Agent)