Hi sonny,

As everyone else has suggested contact your council first.

Some other things to consider during the development process in Victoria (councils i have dealt with anyway)

1. You may need to pay an 'open space' contribution to the council (I think it was 2.5% of the value of the land) but in my experience it has only been for sites of three or more.  Ask the council about it when you call.

2.  To get a certificate of compliance (and hence getting it through titles) from the council when selling with plans and permits you may need to bond the driveways, the sewer and the landscaping.  This is based on three times the value of the works to be completed (my last experience).

3.  To sell the property with  plans and permits and if you bond the works the problem may be that you end up bonding this work until the completion of the building by the purchases which could be some time.  An experience of my brother in law who purchased a block like this he decided to change the plans and re-submit to council which took a further 10 months fortunately for the vendor he had bonded the works.  I have spoken to my solicitor about this and it seems that because you are the person making an agreement with the council it is your obligation.  An option maybe to sell it to the purchaser with a contract stipulating that they need to bond the works and then the property will settle a certain period of time once the title is approved.

4.  When you contact your council ask them if they have town planners or draftsmen that they have a good relationship with or if they have anyone that does a good job and doesn't cause them any problems.  This may assist in getting things through council abit more timely.  A couple of the councils stated they couldn't recommend anyone but if you persist a little they may mention someone.  Then contact these people give them a summary of what your trying to achieve and they should be able to assist also.

5. I would be allowing between $15,000- $25,000 plus any bonding or works (retention system mentioned by John) you may need to complete.  My current one will be $15k for town planning, draftsman, and council application fees. no open space, no bonding. Mornington Council.  Building envelope provided only and will hopefully be sold without plans and permits. Speak to your local real estate agent and see what the buyers prefer in your area and what the difference in price would be and weigh it up from that.  Obviously take values from real estate agents with a grain of salt, and make your own judgement.

6. The allowance I suggest covers Town Planning application (2 lots)  $3800 plus gst
                                                               Survey for 2 lot sub-division $4800 plus gst
                                                               Level and features survey $1800 plus gst
                                                                Council Application Fee $356
                                                               Council Advertising fee  $150
                                                               Draftsman $2000
                                                               Miscellaneous allowance

You may need engineering for your drainage etc.

Good Luck