What’s the Process for a Battle-Axe Subdivision in NSW?

Battle-axe subdivisions are a popular option across NSW for homeowners and investors looking to unlock land value.

They allow you to create a new lot behind an existing property, typically accessed via a long driveway, shaped like a battle axe.

But getting council approval for a battle-axe subdivision involves a detailed process that must follow NSW planning rules.

Here’s how it works.

1. Confirm if Your Site is Eligible Under NSW Planning Controls

Before anything else, you need to check your property’s zoning and minimum lot size.

Most battle-axe subdivisions happen in R2 Low Density Residential zones but requirements differ between councils.

Your Local Environmental Plan (LEP) will set the minimum lot size and frontage requirements.

A planning consultant can review your site against these rules and provide early planning advice.

For example, if your block is 1,000m² in an area where the minimum lot size is 450m², a subdivision may be feasible.

If the block slopes heavily or has easements, it may limit development potential.

Town Planning Sydney can help you interpret these controls and avoid costly mistakes.

2. Prepare a Detailed Concept Plan and Site Analysis

Once you’ve confirmed your site is eligible, it’s time to develop a concept plan.

This includes a site layout, driveway access, building envelopes and proposed lot sizes.

Your planning consultant will also assess impacts on privacy, overshadowing and stormwater drainage.

In our experience, councils often want to see that the new lot can support a compliant dwelling with suitable access.

Town Planning Sydney offers in-house drafting to ensure your plans align with both DA approval requirements and good design practice.

A well-prepared concept plan reduces delays and improves your chances of council approval.

3. Submit a Development Application (DA) to Council

For most battle-axe subdivisions, you will need to lodge a full development application.

This includes architectural plans, a Statement of Environmental Effects, drainage reports and sometimes a traffic study.

Your planning consultant will coordinate these reports and manage communication with council.

We recently assisted a client in the Hills Shire area who was initially rejected due to inadequate vehicle access.

With revised drawings and a traffic engineer’s input, we secured DA approval within eight weeks.

Each council has slightly different requirements so having an experienced consultant is critical.

Town Planning Sydney understands what planners look for and how to present strong applications.

4. Obtain Subdivision Works Certificates and Construction Approval

After DA approval, you’ll need a Subdivision Works Certificate before starting site works.

This ensures your proposed services like water, sewer, electricity and stormwater meet council and utility standards.

You may also need construction certificates for any new driveways or infrastructure.

Working with an experienced team ensures your documentation meets NSW planning standards.

Town Planning Sydney regularly works with surveyors, certifiers and civil engineers to coordinate this phase efficiently.

5. Complete Construction and Final Subdivision Approval

Once works are complete, council or your certifier will inspect the site and issue a Subdivision Certificate.

This is the legal document that allows your lots to be registered with NSW Land Registry Services.

You’ll also need a registered survey plan showing the new boundaries and easements.

Once registered, you officially have two (or more) separate titles, ready for sale or development.

Final Thoughts

Battle-axe subdivisions require careful planning, compliance with NSW planning laws and detailed submissions for DA approval.

With the right planning advice and drafting expertise, your subdivision can run smoothly from concept to completion.

Town Planning Sydney has helped hundreds of clients across NSW get council approval for their subdivision projects.

Whether you’re a homeowner in Ryde or a developer in Campbelltown, we can guide you through every step.