Managing issues and outcomes: Land use controls vs. Subdivision controls

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Infrastructure

The provision of some infrastructure such as roading may be achieved through subdivision activities. However, you will need equivalent provisions in the land use rules to deal with those situations where subdivision may not occur (at least immediately).

Urban form

Issues relating to urban form (particularly in greenfield situations) such as roading layout, accessibility and linkages, catchment management and the like, may require controls on the form and layout of subdivision, as it typically precedes and other form of development on the land. Your subdivision provisions will therefore need to make it clear how these issues will be addressed, particularly in terms of the sequence and timing of development. Building scale, dwelling intensity and location of particular land uses will need to be managed through land use controls.

Urban renewal

In areas of urban renewal, commercial, or industrial areas, land uses effects such as the physical location of buildings, and the uses to be carried out on the land are more likely to be the primary issue, and subdivision becomes a tool to facilitate these activities.

Rural areas

In rural areas, consideration should be given to whether the issues are related to subdivision (such as land management and catchment management), or whether the issues actually relate to land use (such as the impact of dwellings on the landscape).

Subdivision in rural areas is often viewed as having negative effects on the environment because of the new building rights that often result from subdivision. However, this effect should be more appropriately considered as a land use issue, because it is the land use rules that typically allow dwellings as a permitted activity on an existing certificate of title. This emphasises the importance of having complementary density standards for subdivision and dwellings. To counter this common perception, consideration should also be given to how subdivision can be used as a tool to achieve positive environmental outcomes. Refer to Franklin Best Practice Example.

For more information on Section 32, refer to the guidance note Section 32 - Methods of Implementation.