Step by step guide to building a master planned community

Ever wondered what’s involved in creating a master planned community? From the inclusion of green open spaces to planning for retail services, public transport links and infrastructure, creating a community designed for liveability and connection is a complex process.

Buying and Building

Then there is the construction – the process of sub-dividing the land into lots and turning land into a living, breathing streetscape where dream homes can be built.

The list below includes the steps involved in this construction process, which can typically take many months and often take some twists and turns along the way.  

While the order of the steps may vary, the following is a good indication of the process from start to finish.   


Pre-construction involves applying for and receiving relevant approvals for the development of roads, infrastructure and services required by the community. 

This stage involves the preparation of complex applications to local Councils and other authorities. Application processes and timelines can vary in different States and sometimes between different councils in the same State. 

Before construction is commenced, the following approvals are required:  

  1. Development consent (DA approval) from local council
  2. Service approvals from relevant authorities for construction associated with the supply of water, sewer, electricity, gas and telecommunications services
  3. Finally, a Construction Certificate from Council is required, officially approving the build of infrastructure like roads, stormwater drains, sewer and water reticulation. 

When the above approvals are received, we’re ready to commence construction. 


Once the pre-construction approvals are received, the heavy work begins, starting with clearing and levelling of the area and ending with the construction of roads. 

Delays can sometimes be experienced during this phase due to weather or unexpected irregularities with the site itself.  

Construction involves work in the following order:

  1. Fencing and protection of vegetation, creeks and heritage features
  2. Erosion control and traffic management to ensure that the construction is undertaken safely
  3. Clearing + Bulk earthworks, including the removal of vegetation and unwanted structures and removal or adding of large quantities of soil or rock
  4. Stormwater pipes and basins and sewer mains installation
  5. Detailed earthworks involving minor soil profiling and the final levelling of lots and roads. Retaining walls if required are installed at this stage.
  6. Inter-Allotment drainage lines are installed underground to facilitate the draining of stormwater from each lot. 
  7. Road construction starting with the concrete kerb and channel
  8. House Services installation including water, electricity, gas and telecommunications
  9. Light pole + electric substation installation
  10. Streetscaping and footpaths including turf, street trees and garden beds 
  11. Street traffic lines marking newly built roads are created 
  12. A field survey is conducted to mark out the individual lot boundaries, and location of services. 

Construction has now been completed in accordance with approved development consent. 

We’re ready to commence to the final stage. 


The finishing touches are now officially in progress. The final leg of the journey towards land title registration and settlement begins with the following steps. 

  1. An application is made to council for a Subdivision Certificate. This commences the process to register the land.
  2. After the application is submitted, plans, reports and paperwork necessary for the council assessment are submitted. These documents are a final checklist confirming obligations in the Development Application Consent have been met. 
  3. An assessment by Land Registry Services is required before the formal registration of lots can be finalised. 
  4. Once all lots are registered, the purchasers of land are notified and Settlement can officially begin! Future homeowners and residents are now the proud owners of their own lot of land for their dream home. 

If you’re interested in what comes next, you can find out about the steps involved in building a home here. 

If you have any questions about the construction process or house and land available at Lendlease communities, contact us to find out more.