Quick contact info

icon_widget_image Monday-Friday: 9am to 5pm icon_widget_image Suite 506, 7-9 Irvine Place Drive, Bella Vista, NSW 2153 icon_widget_image + (61) 02 8678 9195 icon_widget_image info@cbem.com.au info@cbem.com.au

Residential Subdivision in NSW

We provide residential subdivision services across NSW, from bulk earthworks, stormwater drainage, utilities and landscaping. We help managing all TfNSW requirements to keep all the required approvals and titles on schedule. 

Accreditations

  • Quality, environment and safety management (ISO 9001 / 45001 / 14001),
  • Safety management (AS/NZS 4801) to ensure delivery and compliance
  • Prequalified contractor -R2 (NSW2021-115) for transport, roads and maritime services.

Residential Subdivision Capacities

Shape land for construction or infrastructure projects

Footpath, Carpark, Kerb & Gutter

Manage traffic flow, drainage and accessibility in urban developments

Collect and direct rainwater to prevent flooding and water damage

Land Development Management

Plan, design and execution of transforming raw land into usable properties

Design & Construct

Responsible for both the design and construction phases to ensure project outcomes

Retaining Wall

Create level areas in construction to prevent collapse on sloped land

Residential Subdivision Approval Pathway in NSW

Development Application (DA)

The first move is to send a Development Application (DA) to the local council. This form has plans for how the land will be used, zones, and what will be built there. The council checks the form to see if it follows area plans and planning controls before saying yes. Learn more about the DA process here.

Subdivision Work Certificate (SWC)

When DA is approved, you need a Subdivision Work Certificate (SWC). This certificate says that things like roads and drainage are up to safe building standards. It makes sure the split plans are good and follow the rules. Check the Subdivision Work Certificate requirements here.

Construction

With the SWC ready, building starts. This part includes making roads, water, and other key components. Checks are done often to see if the work sticks to the agreed-upon plans and rules. Construction standards and guidelines can be found here.

Subdivision Certificate (SC)

After building, a Subdivision Certificate (SC) is given out. This shows that the split jobs are done and hit the needed marks. You must have this certificate to move to the next main step. Learn about the Subdivision Certificate process here.

Land Registration Services (LRS)

The last step is to put the split land into the Land Registration Service (LRS). This makes new titles for the split parts. It makes the land split official and lets the new parts be sold or built on. Visit the Land Registration Service here.

By following these five steps—DA, SWC, construction, SC, and LRS—those who split land make sure their projects are on the right side of the laws and can be legally owned.

Key Constraints of Residential Subdivision

OSD (On-Site Detention): Stormwater detention is a common cause of redesigns and delays. We size and site OSD early, balancing council requirements with practical construction and maintenance access.

Utilities: Water, sewer, power, and NBN need space, depth, and capacity. We consult with service providers upfront, confirm connection points, and design corridors that avoid clashes and future relocations.

Access & Easements: Driveways, shared access, and service easements must meet strict width, grade, and sight-line standards. We map these constraints early so that lot layouts, retaining walls, and fencing all work together.

Traffic: Subdivisions near busy roads can trigger traffic reports, RMS/TfNSW conditions, or upgrades like turning lanes. We scope these requirements early to set a realistic budget and program.

Addressing these details at the start gives you clarity on what’s involved before you commit to construction.

Time & Cost of Residential Subdivision

Key Cost Drivers

  • Land size and slope. Bigger or steeper sites usually mean more earthworks, retaining walls, and drainage complexity.
  • Roads & drainage. Council-standard pavements, pits, and pipes can be significant items; design efficiency matters.
  • Utilities. The distance and difficulty of tapping into existing mains (water, sewer, electricity, NBN) materially affect costs.
  • Approvals & compliance. RMS/TfNSW conditions, environmental overlays, or heritage items can extend scope, fees, and time.

Typical Timelines (6–24 months)

  • Council processing speed. Assessment queues and RFIs can vary by LGA and season.
  • Utility approvals. Provider responses and lead times influence when you can break ground.
  • Market conditions. Some projects pause until pre-sales or pricing make financial sense.

Risk Management

  • Site investigations before design. Geotech, survey, and services scans reduce mid-design surprises and help right-size structures and OSD.
  • Pre-lodgement conversations. Talking to council and utility providers upfront clarifies conditions and prevents avoidable redesigns.
  • Parallel planning. We line up approvals, procurement, and construction sequencing together, so momentum isn’t lost between milestones.
  • Single point of contact. One project manager keeps consultants, contractors, and authorities aligned—so issues are resolved quickly and decisions are documented.

Recent Residential Subdivision Projects in NSW

25 Byron Rd, Leppington NSW

Residential Subdivision & Bulk Earthworks

This project delivered a brand-new residential estate in one of Sydney’s fastest-growing corridors.

  • Milestone: Development of 43 residential lots and approximately 1.5 km of council road, creating the backbone of the new neighbourhood.
  • Delivery: Our team managed bulk earthworks, road construction, stormwater detention (OSD) systems, utility connections, and landscaping. Every stage was sequenced to keep works progressing without downtime.
  • Compliance focus: The site’s sloping terrain meant careful balance of cut and fill, with erosion controls and drainage checked at each stage. We also coordinated multiple utility providers—water, sewer, electricity, and NBN—so services were ready when titles were released. Certification was completed on time, avoiding delays at plan registration.

75 Windsor Rd, Baulkham Hills

Residential Subdivision & Landscaping

This project required more than just subdivision—it involved working alongside a busy arterial road while keeping everything compliant with TfNSW standards.

  • Milestone: Delivered in two stages—Stage 1 with 24 lots, Stage 2 with 37 lots plus 2 commercial lots. A new slip lane was also built on Windsor Road to meet TfNSW requirements.
  • Delivery: Works included road and subdivision infrastructure, landscaping, and traffic management systems. Our crews worked in tight site conditions while still meeting all subdivision milestones.
  • Compliance focus: Meeting TfNSW (ex-RMS) road standards was critical, and traffic control plans were implemented to keep vehicles and pedestrians safe. We delivered all upgrades with minimal disruption to surrounding residents and businesses, and certification was achieved without rework.

149 Ingleburn Rd, Leppington

Residential Subdivision & Bulk Earthworks

This project highlights the scale of delivery CBEM manages in Sydney’s south-west growth areas.

  • Milestone: Subdivision of 46 residential lots plus 2 residual lots, along with the construction of new council roads.
  • Delivery: Full package of bulk earthworks, drainage networks, roadworks, and utility installation, with staged release support to align with market demand.
  • Compliance focus: We provided clean and accurate as-built documentation, managed all council inspections, and secured plan sealing smoothly. Titles were registered on schedule, giving the developer certainty for sales and settlement.

Residential Subdivision FAQs

Delays usually occur when there is a poor stormwater design, unclear title boundaries and slow utility installation. CBEM Constructions will flag issues at early stage and provide suggestions as soon as possible to prevent delays and also have quick respond time for emergency issues.

CBEM Constructions will hand over all the documents including separate lot titles and design plans. We will conduct a lot orientation and show the infrastructure placement planning. We ensure that the separated lots are ready to move on. In the handover documents we will label out all the necessary files that you may need in the future. 

Yes, it is required to have council approvals for residential subdivisions. You will need to submit a Development Application which includes site plans, engineering reports and so on. Our team will handle all the paper work to help you go through the process. 

NEED HELP WITH YOUR PROJECTS?

Get a Quote NOW!