A paper subdivision refers to land that has been formally subdivided on a legal or cadastral map but lacks physical infrastructure such as roads, drainage, sewerage, and electricity. While these lots exist "on paper" as individual titles, they are often undeveloped and inaccessible, making them unsuitable for immediate construction or habitation.

Where Does Paper Subdivision Information Appear?

In New South Wales, information about paper subdivisions may be disclosed in a property’s Section 10.7 Planning Certificate under the heading “Paper Subdivision Information”. This section alerts buyers, developers, and planners to any limitations or restrictions associated with such undeveloped land.

Key Characteristics of Paper Subdivisions

• No access roads or road reserves may exist.
• Essential services (sewer, water, electricity) are usually missing.
• Lots may not meet current planning standards, even if once legally approved.
• Land may be zoned for rural, environmental protection, or deferred development, restricting permissible uses.
• Some lots may not be capable of being built on without significant upgrades or a full development plan involving multiple landowners.

What Are the Development Implications?

If a property is part of a paper subdivision:

• Development consent is usually not granted until infrastructure is built and approved.
• An approved development application (DA) or Voluntary Planning Agreement (VPA) may be required.
• Multiple landowners may need to form a development consortium to fund roads and utilities.
• Council may refuse development due to accessibility, bushfire risk, or environmental concerns.

Can Paper Subdivisions Be Developed?

Yes—but it can be complex and expensive. Development is generally possible only when:

• A development scheme is created and approved.
• A planning proposal or rezoning is supported by the local council.
• Services and road access are provided and meet modern standards.

In some cases, councils or the NSW Government may facilitate infrastructure upgrades in priority areas through Paper Subdivision Infrastructure Schemes, but this is not guaranteed.

Disclaimers

Legal Disclaimer: This content is intended to provide a general overview of the relevant legislation and should not be relied upon as legal advice. Property and planning laws are subject to change and may vary depending on specific site conditions and council policies. For advice tailored to your circumstances, please consult a qualified legal or planning professional.

General Disclaimer: This article is provided for general informational purposes only and does not constitute legal, planning, or environmental advice. While every effort has been made to ensure accuracy, the information may not reflect the most recent changes in law or policy. You should seek advice from a qualified professional or relevant authority before making any property-related decisions.