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Stage 1 - Pre-construction DA/CDC Approval
A contour survey (also known as a detail and level survey) is the starting point of any design process. This survey picks up all existing features including trees, adjoining neighbours, visible services, easements and takes levels over the land. This survey also determines the location of the property boundaries and the existing buildings in relation to them.
A preliminary plan of subdivision will show your intended new lot layout including the proposed setbacks and square metres of the new lots.
A preliminary strata plan shows your lot layout including car and storage spaces and common property areas.
A pre-allocated plan number is obtained by a Registered Surveyor through Land Registry Services against a particular type of plan such as a subdivision. This secures the number against the registration of the future plan.
Internal Measured Building Surveys or / Measured internal surveys are line drawings which show an accurate representation of a building’s existing floor plan. These plans can display simple or highly detailed information of the area. Some of the typical features that are requested are:
- Overall bird’s eye view of the entire area
- Wall Dimensions and total square meters
- Wall positions
- Floor levels and ceiling heights
- Door positions
- Window positions
- Stairs
- Electricity power points
- Fixed furniture and more
A detail and level/identification survey picks up all existing features including trees, adjoining neighbour properties, visible services, and easements and takes levels over the land. In addition to this, the surveyor determines the location of the property boundaries and the existing buildings in relation to them.
Stage 2 - Construction Phase
A peg out survey is placement of marks on the corner of the boundaries or if requested, offset to the corner to assist with fencing. These marks assist with the footings or slabs of a new development.
During the construction process, large amounts of soil are often removed from the site in the excavation phase. A volume of excavation calculates the amount of soil that has been removed and a volume calculation report is provided.
A detail and level/identification survey picks up all existing features including trees, adjoining neighbour properties, visible services, and easements and takes levels over the land. In addition to this, the surveyor determines the location of the property boundaries and the existing buildings in relation to them.
Stage 3 - Occupational Certificate
A boundary survey determines the exact location of the property boundaries and places physical marks such as wooden stakes along the boundary lines. The surveyor attends the site and through the use of existing Deposited Plans registered with Land Registry Services and State Survey Marks often found within the kerb, the surveyor determines the exact location of the subject property boundaries.
A work as executed (OSD) plan measures your drainage system. The information is then drawn up in red ink on a copy of the approved drainage plan and issued to yourself for provision to the hydraulic and structural engineer for their compliance certificates.
A work as executed (substation) is a measure of the substation. The information obtained is then drawn up in red ink on a copy of the approved substation plan and issued to yourself for provision to the electrical authority
An identification survey and report shows the location of a structure on a property including its roof height, floor level, its position in relation to the boundaries, location of easements and any encroachments onto neighbouring properties.
A final survey and report shows the location of a newly built structure on a property including its roof height, floor level, its position in relation to the boundaries and any encroachments onto the neighbouring properties.
Stage 4 - Subdivision, Strata, Consolidation
A section 88E document consist of standard terms as required by Council and can also include an accompanying sketch showing the location of the On-site Detention System if required by the DA Condition.
A section 88B instrument is a development consent requirement for the registration of many different items ranging from positive covenants to easements with the Land Registry Services. Section 88B instruments are created and registered in conjunction with plans such as Torrens Title Subdivisions and Plans of Easement.
A plan of subdivision allows you to legally create a new parcel of land and subdivide your property into two or more lots.
A plan of consolidation is a requirement when two or more lots are being legally combined into one lot under one Certificate of Title. This plan re-maps the lots to make it one large property.
Consolidation plans do not require Council approval however it is often a development consent condition prior to construction commencement.
The plan of redefinition redefines the boundaries of the particular parcel of land and sits underneath the strata plan as a base plan.
A plan of delimitation investigates the location of the boundaries using extensive survey information including existing deposited plans and State Survey Marks. It then re-establishes the deed boundaries and compares with current occupations.
During the stormwater design process, your engineer may find that you will need to use a portion of a neighbouring property to run your pipes. In order to legally formalise this, you will be required to create an easement. A plan of easement shows the location and size of the easement.
A transfer granting easement consists of a sketch prepared by a Registered Surveyor showing the location and width of the easement and standard terms by which all parties to the easement are to comply.
The forms will need to be signed by yourself, the adjoining property owners and any mortgagees prior to submission to Land Registry Services. In cases where Council land is involved, the forms will also need to be signed by Council.
A net and gross lettable area is a calculation which determines how much area can actually legally be leased in a commercial property. Internal measurements of the subject property are taken and used together with the Property Council of Australia Method of Measurement handbook to calculate the amount of area.
Subdivision is the process of legally dividing a property into two or more lots. When looking at subdividing your Dual Occupancy the main factor that must be considered is the method of subdivision that the property is eligible for.
There are two possible methods for subdividing a Dual Occupancy
1.) Torrens Title Subdivision
2.) Strata Subdivision.
Stage 5 - Lodgements to Authorities
There are a variety of different documents that your Local Council may need to sign prior to lodgement with Land Registry Services. These include:
- Easements through Local Council land
- Torrens Title Subdivisions
- Restrictions on the Use of Land
- Positive Covenants
- Various conditions that may be present in the Development Application
If you are registering any items such as easements and restrictions onto an existing Certificate of Title or changing the title information completely by registering a plan, you will need consent from the Bank that holds your mortgage.
To achieve this you will need to lodge the subject and any other required documents to the bank.
If you are registering any items such as easements and restrictions onto an existing Certificate of Title or changing the title information completely by registering a plan, you will need to lodge it to Land Registry Services.
Plans such as Subdivisions that are prepared by Registered Surveyors are lodged electronically through their appointed Land Registry Services lodgement portal.
If you have appointed a Strata Certifier to provide you with your Strata Subdivision Certificate, the Final Strata Plan and associated documents will need to be lodged to them as per their Strata Certification Checklist.
When you are Strata Subdividing a property you are required to have Unit Entitlements created as part of the Strata Scheme. Unit Entitlements impact on the amount of Strata Levies each owner is required to pay, voting rights and interests in Common Property.
Unit Entitlements are required to be prepared by a Registered Valuer.