Residential Subdivisions


If you're considering a subdivision, you'll need to submit a planning permit with all the required information. 

Use this guide to ensure your permit application addresses each of the criteria we need to consider.

If you’re unsure about whether you need a planning permit, we can help. Call and make an appointment with us to discuss your options. 

To meet the information requirements of a subdivisions planning permit, you’ll need:

  • A covering letter and an up-to-date copy of title (less than six months old)
  • Written information including a site and context description
  • Design response
  • Subdivision details and outline development plans
  • Supporting information based on whether your subdivision is in the township zone or the low density residential zone
  • Supporting information

Use the navigational structure on the top of this page to learn more about the requirements of each of these elements. Note that this is a guide and more information may be required when you lodge your application.

Please note that the materials you submit with your application, including plans, will be made available for public view. Copies may be made to interested parties for consideration and review as part of the planning process under the Planning and Environment Act 1987.

It is important that you discuss your proposal with us before you submit your application to avoid potential delays or disappointments during the planning process.

Covering Letter & Copy of Title

Cover Letter

Outline your proposal with as much detail as possible about the intended use or development. You need to include a covering letter that includes all the details about your intended operation and how you plan to use or develop the land.

Copy of Title

It’s a requirement under the Planning and Environment Act 1987 (Section 47 (1)(d)) that you provide an up-to-date copy of title with any planning permit application. If the application is for a permit to remove or vary the title in any way, or if the permit would breach any covenant, you’ll need to include all of this information in your application.


Written information

As part of your response, you'll need to include: 

  • Details of the proposed subdivision
  • The current and proposed use of the land
  • The site area and proposed lot sizes


Site and context description

A site and context description is a compulsory requirement for all residential subdivision applications.

The neighbourhood and site description should include a site context plan that shows the site in its existing state (note - this should be separate from the development site plan)

The site context plan should be based on a feature survey of the site by a licensed surveyor and needs to include surrounding properties

Usually, the plan will include written notation and relevant cross-sections and views

Include photos of the site and environs showing predominant characteristics

The site context plan is an existing conditions statement but should also demonstrate how the design will respond to key issues

For further information that might help with preparing a site and context description, refer to the Benalla Planning Scheme (Clause 56.01).



The design response

Use this section to demonstrate how your proposed design: 

  • Is drawn from, and responds to, the site and context description
  • Meets the objectives of Clause 56 of the Benalla Planning Scheme
  • Responds to site and context features of the area


Subdivision details and outline development plans

Subdivision proposal

As part of your application for a subdivision planning permit, you'll need to submit: 

  • Three copies of site and development plans, at a scale of 1:100 or 1:200 (including one full-colour copy)
  • One copy of plans must be A3 sized (also to scale) for copying
  • It would help if you could submit an electronic copy of all plans in PDF format on CD


Subdivision plans

You’ll need to provide specific plans for the subdivision, detailing:

  • The north point
  • The boundaries and dimensions of the existing and proposed lots, including total site area and proposed lot sizes
  • The location and use of existing buildings
  • Mature trees and other significant vegetation to be removed or retained
  • Main service connection points and easements
  • Proposed streets and accessways within the site
  • The location of buildings on adjoining lots

The information above is a guide only – we may require additional information. We strongly recommend you engage a licensed surveyor to prepare subdivision plans.

Outline development plans

Has an outline development plan been prepared for the location of your proposed subdivision? You should check with us to confirm as you prepare your planning permit application. 


Supporting information (depending on zone)

Subdivision in the township zone

Each lot must be provided with reticulated sewerage, if available. If reticulated sewerage is not available, include the following details in your application:

  • A land assessment which demonstrates that each lot is capable of treating and retaining all wastewater in accordance with the State Environment Protection Policy (Waters of Victoria) under the Environment Protection Act 2017
  • A plan which shows a building envelope and effluent disposal area for each lot


Subdivision in the low density residential zone

An application for the subdivision of land in the low density residential zone doesn't need a site and context description and design response. Instead, it needs a site analysis and design response. 

Site analysis

Include a site analysis that details:

  • Land form
  • Vegetation coverage
  • Relationship with surrounding land


Design response

A design response is a report that explains how the proposed subdivision responds to the site analysis. The report needs to include:

  • A land assessment demonstrating how each lot is capable of treating and retaining all wastewater in accordance with the State Environment Protection Policy (Waters of Victoria) under the Environment Protection Act 1970 (in the absence of reticulated sewerage)
  • A building envelope and driveway envelope for each lot
  • Existing vegetation
  • How the proposed subdivision relates to the existing use or likely development of adjoining and nearby land
  • If you're planning a staged subdivision, show how the balance of the land may be subdivided


Supporting Information

For us to be able to quickly inspect the site:

  • Provide a photograph of the site from the street
  • Mark the site clearly with a sign showing the street number
  • Peg out the location of the development and tape any vegetation to be removed
  • If the height of the development may be an issue, erect height poles to indicate the height of the proposed development
  • Advise whether access to the site needs to be prearranged (for example, if there are locked gates at the site)