Presentation on theme: "Land Victoria Kevin Bond Subdivision Branch Proposed changes Subdivision (Procedure) Regulations 2000 Disclaimer The content of this Land Victoria presentation."— Presentation transcript:
Land Victoria Kevin Bond Subdivision Branch Proposed changes Subdivision (Procedure) Regulations 2000 Disclaimer The content of this Land Victoria presentation is provided for information purposes only. No claim is made as to the accuracy of its content. Under no circumstances will Land Victoria, its agents or employees be liable for the accuracy of the information contained in this presentation nor for the use or reliance placed on it. The information is provided on the basis that all persons accessing the presentation undertake responsibility for assessing the relevance and accuracy of its content. Land Victoria does not endorse any of the other information contained elsewhere in this website. Copyright Apart from fair dealing for the purposes of private study, research, criticism or review as permitted under the Copyright Act 1968, no part of this presentation may be reproduced, copied, transmitted in any form or by any means (electronic, mechanical or graphic) without the prior written permission of the State of Victoria. All requests and enquiries should be directed to Land Victoria.
Subdivision Procedure Regs Review of Subdivision Procedure Regs What we have aimed at- Consistency in interpretation/understandingConsistency in interpretation/understanding Consistency in representationConsistency in representation Example of inconsistencies - Reg 10,11 & 12 Definitions/presentation of Building Boundaries –upper boundary (2 views of internal face) Underside ceiling vs underside of slab/structure –Median (3 views) next slide
Median Example 3 possible medians: Suspended Ceiling Floor Level Median is in airspace Slab (building structure) 1) Median of Suspended Ceiling Median of Slab ½ Slab & airspace in Common Property Slab (building structure) 2) Suspended Ceiling Floor Level (elevated) Mid point between faces of building Structure (i.e. Slab) Slab (building structure) 3) Suspended Ceiling Floor Level LV preference! 2 Medians for 1 bdy Air space
Subdivision Procedure Regs Any building or part of a building that defines a boundary must be identifiable from the plan Use of Buildings to define Boundaries Exceptions All internal Columns, Service ducts, Pipe Shafts & Cable Ducts, service installations (other …..) within the building are deemed to be part of Common Property (...). The positions of these Columns, Service ducts, Pipe Shafts & Cable Ducts, service installations (other …..) have not been shown on the diagrams contained herein.
Subdivision Procedure Regs Interior face: lies along the interior face of any wall, floor, ceiling, window, door, balustrade of the relevant part of the building, excluding any suspended ceiling, elevated floor, wall covering, floor covering and fixtures. Use of Buildings to define Boundaries – Internal Face A notation identifying the location of boundaries defined by buildings must be shown on all relevant plans. Unless otherwise specified on the plan the location of any building boundary defined as: See Example Next slides
Subdivision Procedure Regs Use of Buildings to define Boundaries – Internal Face X X 1 Interior Face 2 CP1 Ground Storey X X PLAN – Horizontal Boundary Actual Horizontal Boundaries Window Door Interior Face CP1 1
Subdivision Procedure Regs Use of Buildings to define Boundaries – Internal Face Actual Vertical Boundaries CP1 Wall Foundations Window Interior Face Window Wall Slab Suspended Ceiling 3 1st Storey Ground Storey 1 Cross section X – X (Not to Scale) 3 1 Common Property 1 CP1 Interior Face 1st Storey Ground Storey Cross Section Boundaries
Subdivision Procedure Regs Median: lies within the middle of the building structure of any wall, floor, ceiling, window, door, and balustrade of the relevant part of a building, excluding elevated floor or suspended ceiling, eg: Use of Buildings to define Boundaries - Median Unless otherwise specified on the plan the location of any building boundary defined as: Building structure (ie. Slab) (A) upper face of building structure (B) underside of building structure Median = Midpoint between (A) and (B) Suspended ceiling Elevated floor See further example next slides
Subdivision Procedure Regs Use of Buildings to define Boundaries – Median Actual Horizontal Boundaries Window Door Median CP1 1 X X 1 Median 2 CP1 Ground Storey X X PLAN – Horizontal Boundary
Subdivision Procedure Regs Use of Buildings to define Boundaries – Median Actual Vertical Boundaries CP1 Door Foundations Median Window Wall Slab Suspended Ceiling 3 1st Storey Ground Storey CP1 1 Cross section X – X (Not to Scale) 3 1 Common Property 1 CP1 Median 1st Storey Ground Storey Cross Section Boundaries
Subdivision Procedure Regs Exterior face: lies along the exterior face of any wall, floor, door, window, balustrade, roof, eave and foundation and are external to the building and/or Use of Buildings to define Boundaries – Exterior face Unless otherwise specified on the plan the location of any building boundary defined as: See Example Next slide
Subdivision Procedure Regs Use of Buildings to define Boundaries – External Face X X Window Door Actual Horizontal Boundaries External Face Actual Vertical Boundaries 1 2 Eaves Foundations Roof Window Guttering External Face Plan Boundaries
Subdivision Procedure Regs Where interior face is used to define the location of boundaries defined by buildings and all walls, floors, ceilings, windows, doors, balustrades, service installations or appurtenances of the building which define boundaries are within common property, The following notations should be shown on the plan – Use of Buildings to define Boundaries
Subdivision Procedure Regs Location of boundaries defined by buildings- Interior Face: All boundaries Example of required notations when using Interior face The structure of any wall, floor, ceiling, window, door, (other …..) which define boundaries are contained within Common Property (…). or Common Property (....) is all the land in the plan except the lots & (Roads &/or Reserves - if applicable) and includes the structure of any wall, floor, ceiling, window, door, (other …..) which define boundaries All internal Columns, Service ducts, Pipe Shafts & Cable Ducts, service installations (other …..) within the building are deemed to be part of Common Property (...). The positions of these Columns, Service ducts, Pipe Shafts & Cable Ducts, service installations (other …..) may not have been shown on the diagrams contained herein.
Subdivision Procedure Regs Where a plan adopts exterior face to define location of boundaries, the said boundaries are the exterior of the building. If a plan uses exterior face, interior face or a combination of both exterior and interior face of a building to define boundaries, the extent of the building must be clearly identifiable on the plan by either depiction or notation. Eg; The extent of the building includes those spaces defined by balconies, enclosed courtyards and the entrance to the underground car park (other…). Use of Buildings to define Boundaries (not the lot)
Subdivision Procedure Regs Where a plan adopts a face of a building or part of a building to define the location of boundaries the plan must identify which parcels contain the relevant structure of that building. Diagram & Text examples provided in later slides. Use of Buildings to define Boundaries
Subdivision Procedure Regs Where the whole or part of a boundary is defined by a building or part of a building, the relevant boundaries must be identified on the plan by one or more of the following; a) a thick continuous line b) notation Where the position of hatching along a parcel boundary, easement boundary or feature of a building is used to define the location of the structure of a building, an appropriate notation to this effect must be shown on the plan. Method of showing boundaries on a plan Changes to Building Boundary default
Subdivision Procedure Regs The depiction of any structure or features of a building on a plan that does not constitute a boundary must differ significantly to that of an easement on the same plan, unless they are one and the same. Subject to sub-regulation # (below) a boundary must be shown by a continuous line. #A thick broken line must be used where a boundary is a projection of a boundary defined by reference to a building shown on a cross-section. Method of showing boundaries on a plan
Subdivision Procedure Regs Subdivision Procedure Regs Method of showing boundaries on a plan Location of boundaries defined by buildings. Median: Boundaries marked M Face of walls, floors, ceilings, doors, windows, balustrades: All other boundaries. Hatching within a parcel indicates that the structure of the relevant walls, floors, ceilings, doors, windows and balustrades (other) is contained in that parcel.
Subdivision Procedure Regs Location of boundaries defined by buildings- Interior Face: all boundaries Basement levels: the interior face of ceilings walls and floors – Levels - ground to 4: the underside of the suspended ceilings and the interior face of walls, floors, doors, windows and balustrades (excluding elevated floors, wall and floor coverings and fixtures) Levels - 5 to 10: the interior face of walls, doors, windows, balustrades (excluding wall coverings and fixtures), the underside of the suspended ceilings, and the upper surface of the elevated floor (excluding floor coverings & fixtures). Example - if not adopting default location of boundaries Otherwise Specified Default Position Otherwise Specified
Use of Cross Sections Subdivision Procedure Regs When is a Cross section required? When lots, roads, reserves or common property are located above or below each other or above or below lots, roads, reserves or common property not in the plan then a cross section, plan of elevation or diagram must be shown on the plan.
Proposed addition Unless defined by dimensions a cross section should indicate the extent of relevant parcels by identifying the specific features of a building that defines a boundary. Use of Cross Sections Subdivision Procedure Regs
Boundaries shown by thick continuous lines are defined by buildings. Location of boundaries defined by buildings. Interior Face : All Boundaries Example of specific features defining boundaries Subdivision Procedure Regs General Section X - X (Not to Scale) Common Property 1 Underside of suspended ceiling Common Property 1 First Storey Ground Storey Lots 10 to 19 (B.I.) (See diagram 3) Lots 1 to 9 (B.I.) (See diagram 3) Underside of suspended ceiling Upper surface of elevated floor Structure Common Property is all the land in the plan except the lots and includes the structure of all walls, floors, ceilings, doors, windows balustrades etc…. which define boundaries
Example of specific features defining boundaries Subdivision Procedure Regs General Section X - X (Not to Scale) Common Property 1 Underside of suspended ceiling Common Property 1 First Storey Ground Storey Lots 10 to 19 (B.I.) (See diagram 3) Lots 1 to 9 (B.I.) (See diagram 3) Underside of suspended Ceiling Upper surface of elevated floor Structure Upper face of elevated floor Structure Underside of suspended ceiling
Vinculums & Cross Sections Subdivision Procedure Regs Site Level (Topmost Storey) 1 2 (Ground Storey) Deledio Drive Site Boundary Common Property No. 1 Cross Section X – X (Not to Scale) No Vinculums will be required in cross sections ! Projections thick broken lines
The method of showing boundaries defined by a building or part of a building on Subdivision Act plans under section 32, 32AI or a subsequent stage plans under section 37 must be consistent with the building boundaries on the previously registered plan. Amending Existing Plans Subdivision Procedure Regs
Road abuttals Introducing Road abuttals on Plans
If a road abuttal is a public highway (Noted on our historical Base Records) or Subject Road is encumbered by rights of way, in favour of land in the plan or Council provide a letter advising that the abuttal to........................... Street shown on Plan of Subdivision PS.................. is a Road within the meaning of the Road Management Act 2004 Note: - Just stating the Road is on the Roads Register is not sufficient or A copy of the Government Gazette proclaiming the Road as a Public highway under Section 204(1) Local Government Act 1989 or Section 587(3)(b) Local Government Act 1958 or Road abuttals maybe introduced where the following apply Introducing Road Abuttals
Roads created in Subdivision Act Plans which vest in council or Vic Roads declares that a road is an "Arterial Road (previously known as state highways, main roads etc.) under Section 14 (1) Road Management Act 2004 by notice or Government Gazette - See also Schedule 5 Item 1(2) Road Management Act 2004 or Where a Road is owned by Council and council certifies a plan of subdivision showing the subject road as an abuttal Road abuttals maybe introduced where the following apply Introducing Road Abuttals
Evidence is provided that the Road is a Government Road and therefore the status is deemed to be a Public Highway. When introducing a Government Road as an abuttal on Plans, where they are not known to title, the surveyor must make reference to the introduction of the abuttal in the Surveyors Report. Road abuttals maybe introduced where the following apply Introducing Road Abuttals
EXAMPLE – Introducing Govt Road as an abuttal Introducing Road Abuttals Title plans which are the subject of a proposed Plan of Subdivision - showing an abuttal of Crown Allotment 405 to the south.
EXAMPLE – Introducing Govt Road as an abuttal Introducing Road Abuttals Lands Department Survey OP53202 which alienated subject Land Crown Allotment 405 and Government road. The signature of the Surveyor General is one form of Evidence that the Road identified within OP53202 is a Government Road
Introducing Road Abuttals EXAMPLE – Introducing Govt Road as an abuttal Crown Grant which was generate from OP53202. The Crown Grant is further evidence that the subject Road is a Government Road
Amending Existing Plans Introducing Road Abuttals Registered Plan of Subdivision which shows the Road abuttal.
Removing the need for Plan Affects notation on folio Section 35 – Change of Practice Following consultation / advertisement of a memorandum to all interested parties – Land Victoria (Plan Acceptance) will no longer accept Section 35 Plans without all relevant documentation. Plans by Agreement These plans cannot be lodged without a transfer and duplicate folio. If plans are lodged with both the transfer and duplicate folio – there will be no need for a Plan Affects notation on the Folio. Proposed New Practice
Section 35 – Change of Practice Plans by Compulsory acquisition These plans will not be accepted at lodgement without the gazettal. Note: Duplicate folio will be accepted at lodgement. Where duplicate folio is not supplied: - The duplicate folio will be requested - when unable to deal with balance land If plans are lodged with the gazettal and the above steps are followed there will be no need for the Plan Affects recording on the folio Removing the need for Plan Affects notation on folio Proposed New Practice
Building Envelopes Restrictive Covenants Increased number of Building Envelopes within Plans of Subdivision Land Victorias concerns : The potential for plans of subdivision to be rejected as they may not meet the Registrars standards for clarity and presentation; Unnecessarily large (number of pages) plans of subdivision containing building envelopes, that have in fact ceased to apply, due to sunset clauses within the restriction; continued searching of said plans and associated costs avoiding cluttering the plan with restrictions that are very difficult to remove; and ensuring customers are not confused by building envelopes that have ceased to apply.
Building Envelopes – Other options Restrictive Covenants Creating Building Envelopes Building Envelopes may be created in a number of ways – included in a relevant planning scheme (Land Victorias preference) placed in a 173 agreement and recorded against the folio: or linked to a Plan of Subdivision through the Restriction It is not uncommon for the amount of sheets depicting building envelopes to be greater than the number of sheets defining parcel boundaries. Undesirable, as over time only sheets defining boundaries have form and effect. It is Land Victorias preference that building envelopes should expire as soon as possible after the land is built on. As part of the periodical review required of the Subdivision (Procedures) Regulations 2000, a provision will be included to require building envelopes to have a precise expiry date.
Building Envelopes Restrictive Covenants If linking to the plan then – –Attach the building envelope to the plan instrument (application) of the plan of subdivision –number the sheets for the building envelope separately to the plan numbering (i.e.. commencing as 1 of total number) –include a location notation and an expiry date within the restriction on the plan –example of location notation; –For building envelopes see instrument PS777777W/S3 –example of expiry notation; –Envelope expires upon earlier of either A date specified by council being seven years or less from the date of planning approval 7 years after the date of registration of this plan ; or If earlier than 7 years, the granting of a certificate of occupancy –Land Victoria preference is for a specified date to be nominated
…as shown on sheets 1 & 2 attached to Instrument PS629856F
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