Subdivision Surveys: What’s Required and How Long It Takes

Whether you’re dividing a large property into smaller plots for development, inheritance, or sale, a subdivision survey is an essential legal and planning step. In South Africa, land cannot be subdivided without approval, and the process must follow a specific sequence of planning, surveying, and municipal submission.

At S.J. McMillan Surveys, we regularly assist clients with subdivision surveys in the Plettenberg Bay and Garden Route region. Here’s a breakdown of what’s required, how the process works, and how long it typically takes.

What Is a Subdivision Survey?

A subdivision survey is a detailed land survey that defines how a single parcel of land will be divided into two or more portions. It ensures that each new portion:

Meets legal and zoning requirements
Has defined boundaries and access
Complies with municipal planning regulations
Can be formally registered at the Deeds Office

The surveyor’s job is to create a clear, accurate plan showing the proposed new erven (plots), roads, servitudes, and other relevant features. This plan forms part of the application submitted for subdivision approval.

What’s Required to Start a Subdivision Survey?

To begin, the following is typically needed:

A copy of the title deed
This helps confirm ownership, property boundaries, and any existing restrictions.
Zoning and land use information
Local zoning regulations determine the minimum erf size, land use type (e.g., residential, agricultural), and other development parameters.
Access to the site for fieldwork
A site visit is required to collect data using GPS and total station equipment. This includes locating existing boundaries, structures, and services.
Town planner involvement
While your land surveyor prepares the subdivision plan, a town planner may also be required to handle rezoning or consent use applications, especially if the subdivision doesn’t comply with current zoning.
Municipal application forms
Each municipality has its own submission requirements. S.J. McMillan Surveys will help coordinate this process and provide the technical documents required.

What Is the Subdivision Process?

Here’s how the typical subdivision process unfolds:

Pre-Application Consultation
We start with a review of your property, the zoning, and any potential constraints. A preliminary sketch plan may be drawn to guide discussions with the municipality or town planner.
Survey and Drafting
Once everything is confirmed, we carry out the survey work and prepare the Subdivision Diagram or General Plan, depending on the number of new erven.
Municipal Submission
The plan, along with supporting documents, is submitted to the local municipality for approval. This may include input from various departments (e.g., roads, services, environmental).
Approval and Conditions
If approved, the municipality may impose conditions, such as installing services, paying development contributions, or providing access. These must be met before the subdivision can proceed to registration.
SG Approval and Registration
The final diagram is submitted to the Surveyor-General for examination and approval. Once approved, it is lodged at the Deeds Office for registration of the new erven.

How Long Does It Take?

Subdivision timelines can vary significantly depending on:

The municipality and its internal processes
The zoning and land use complexity
Whether the subdivision complies with existing regulations
Whether additional approvals (e.g. rezoning or EIA) are needed

In straightforward cases, where the zoning supports subdivision and no major objections arise, the process can take 9 to 12 months from start to finish.

In more complex cases, especially if rezoning or environmental assessments are needed, the process may take 12 to 18 months or longer.

It’s important to understand that while the survey itself can be completed within a few weeks, much of the timeline is determined by external approval bodies.

Can You Speed It Up?

While the legal steps can’t be skipped, working with an experienced surveyor and town planner from the start can help you:

Avoid unnecessary delays
Ensure your application is complete and accurate
Navigate municipal procedures efficiently
Resolve issues early, before they hold up the process

At S.J. McMillan Surveys, we work closely with planners, architects, and local authorities to keep your project moving forward as smoothly as possible.

Ready to Subdivide?

Whether you’re splitting land between family members, preparing a property for sale, or planning a new development, we’re here to help.

Contact S.J. McMillan Surveys to discuss your property and get expert guidance on the subdivision process from start to finish.