The Queensland Subdivision Framework
In Queensland, subdivision is called "Reconfiguring a Lot" — the official term used in the Planning Act 2016. It's governed by:
- Planning Act 2016 (Qld)
- Planning Regulation 2017 (Qld)
- Your local government's planning scheme
Step 1: Preliminary Feasibility Assessment (Week 1–2)
Before spending money on professionals, determine whether subdivision is viable. A preliminary assessment examines zone, overlays, lot size, infrastructure, and infrastructure charges.
STN Civil Solutions provides this assessment for $750–$1,500 with a 48-hour turnaround.
Step 2: Engage Your Professional Team (Week 2–4)
| Professional | Role | Typical Cost | |-------------|------|-------------| | Town Planner | Prepares the DA, liaises with council | $3,000 – $8,000 | | Cadastral Surveyor | Prepares survey plans, lot layout | $3,500 – $7,000 | | Civil Engineer | Designs drainage, earthworks, road works | $2,000 – $5,000 | | Geotechnical Engineer | Soil testing (if required) | $1,500 – $3,500 |
Step 3: Pre-Lodgement Meeting with Council (Week 3–5)
Most Queensland councils offer a pre-lodgement meeting service. This is strongly recommended — it identifies issues early and can significantly reduce assessment timeframes.
Step 4: Prepare and Lodge the DA (Week 4–8)
The DA package typically includes:
- Application form (via council's online portal or MyDAS2)
- Survey plan showing the proposed lot layout
- Stormwater management plan
- Bushfire management plan (if applicable)
- Ecological assessment (if vegetation clearing required)
Council application fees: $700–$1,500 for a 1-into-2 lot subdivision.
Step 5: DA Assessment (Month 2–6)
Council will notify adjoining owners, refer to state agencies if required, assess the proposal, and issue a Decision Notice.
Typical assessment timeframe: 3–6 months for a standard residential subdivision.
Step 6: Comply with Conditions (Month 6–10)
Common conditions include:
- Pay infrastructure charges ($15,000–$35,000 per new lot)
- Construct required civil works
- Prepare and lodge survey plan
- Create required easements
Step 7: Operational Works (Month 6–10)
If civil works are required, lodge an Operational Works (OW) application, engage a civil contractor, and obtain a compliance certificate.
Civil works costs: $15,000–$40,000 for a standard 1-into-2 lot subdivision.
Step 8: Survey Plan and Title Registration (Month 10–14)
Once all conditions are satisfied, your surveyor lodges the survey plan with the Queensland Titles Registry, council seals the plan, and new titles are issued.
Queensland Infrastructure Charges by Council
| Council | Approximate Charge per New Lot | |---------|-------------------------------| | Brisbane City Council | $27,000 – $35,000 | | Gold Coast City Council | $22,000 – $30,000 | | Sunshine Coast Council | $20,000 – $28,000 | | Rockhampton Regional Council | $15,000 – $22,000 | | Livingstone Shire Council | $14,000 – $20,000 | | Townsville City Council | $18,000 – $25,000 | | Cairns Regional Council | $16,000 – $23,000 |
Capricorn Coast and Livingstone Shire: Local Considerations
STN Civil Solutions is based in Yeppoon with extensive knowledge of the Capricorn Coast market:
Livingstone Planning Scheme 2018:
- Low Density Residential: 600 m² minimum lot size
- Medium Density Residential: 400 m² minimum
- Rural Residential: 4,000 m² minimum
- Coastal Hazard Overlay applies to many beachside properties
- MSES overlays apply in areas with remnant vegetation
