Whether you’re curious about land surveying, project management, or subdivision planning, our FAQ section provides clear and informative responses to help you better understand our approach and how we can assist with your projects. Browse through our frequently asked questions to find insights that address your queries and guide you through the intricacies of land development.
Our fees are typically based on fixed pricing, calculated from our team’s hourly rate required to complete your survey and plan. When providing a quote, we consider various factors including:
- The age and density of your area
- Available survey information about your property
- Specific project requirements
Our team aims to deliver your survey plan within three weeks of receiving your acceptance of the survey fee.
Site Survey: We strive to conduct the survey on-site approximately two weeks after receiving your acceptance letter.
Survey Plan: Upon returning to the office, our Licensed Land Surveyors meticulously review the survey data. Our drafting team then meticulously prepares your plan, which undergoes thorough checking by our lead surveyor. You can expect to receive your plan as a PDF file approximately three weeks after accepting the survey fee.
To facilitate a prompt site visit, we kindly request the following information:
- Contact details for property access, including those of your property manager if applicable.
- Access specifics, especially for sites with locked gates.
- Site safety details, such as the presence of dogs, which may need to be restrained or removed before our visit.
Soil testing is not within our service offerings. You can locate soil testing contractors in the Yellow Pages under ‘Soil Testing and Investigation’.
SPEAR stands for Surveying and Planning through Electronic Applications and Referrals. It is a free, web-based platform developed by the State Government of Victoria to streamline the processing and monitoring of subdivision planning permits and certification applications online.
SPEAR is utilised by various stakeholders including Victorian councils, land surveyors, solicitors/conveyancers, referral authorities, and members of the public (for basic information). Authorised users can access your application at any time.
Our subdivision team comprises trained SPEAR experts who utilise this platform daily to facilitate the lodging and coordination of your development planning permit and certification of subdivision applications.
For more details, please visit the SPEAR website.
As licensed land surveyors, we are qualified to prepare and submit your new plan of subdivision to council.
Once your application is approved by council, you will need to lodge an application with Land Use Victoria to legally change title particulars. This process can be complex, so we recommend engaging a legal representative (solicitor or conveyancer) to prepare and submit your application documentation and to monitor its progress at Land Use Victoria until your new titles are issued.
As your licensed land surveyors, we will collaborate with your legal representative (typically through the SPEAR online platform) as your application approaches the lodgement stage.
For most land development projects, obtaining both a building permit and a planning permit is necessary. These are distinct legal documents acquired before making changes to your land.
Planning permits authorise land use and development activities such as subdividing land, constructing or altering buildings, or initiating new uses on your property.
Building permits pertain to the construction method of your building or development. Before commencing any construction work, a building permit, prepared by a building surveyor, must be obtained.
Determining if your property can be subdivided isn’t straightforward due to various planning regulations outlined in clause 56 of the Planning and Environment Act 1981. These regulations typically consider:
- Land size
- Land zone and overlays
- Building envelopes
- Neighbourhood character and local development history
Schedule a complimentary consultation and our team of subdivision consultants can assess your property to determine its subdivision potential. We’ll advise you on the required planning permit application for your project.
To divide your property into two or more new parcels, you must submit a plan of subdivision to council for approval. Your plan of subdivision can create new parcels such as lots, roads, reserves, or common property.
Land subdivisions delineate boundaries between lots using permanent survey marks, applicable to both rural and urban land parcels. They encompass backyard subdivisions, broad-acre estate developments, and multi-lot residential projects.
Building subdivisions (formerly strata plans) define lot boundaries within a fixed structure, such as walls, floors, or ceilings. Commonly used for apartment buildings and smaller-scale multi-storey developments.
Your project’s specific requirements will determine the type of subdivision needed. Schedule a complimentary consultation to initiate your subdivision process.
Budgeting for a subdivision entails considering various expenses, which can vary significantly based on the type of subdivision and the number of lots intended for development.
Additionally, depending on the subdivision type, you may need to contribute to infrastructure such as:
- Car parking
- Landscaping, footpath, and road construction
- Provision of private open space, reserves, or parkland
A planning permit is a vital legal document required before initiating any development or change of land use. This includes activities such as subdividing land, constructing or altering buildings, or introducing new uses to your property.
Each planning permit specifies allowable changes and imposes conditions that must be met. Depending on your project, you may need multiple planning permits to cover different aspects of land use modification.
Key points to remember:
- Upon approval of your planning permit application, you will receive a written permit detailing conditions to fulfil and stamped plans.
- Planning permits have expiration dates dictating when all conditions must be met, necessitating diligent project oversight.
- It’s important to note that a planning permit pertains solely to land use changes and does not address building construction methods. For construction, a separate building permit issued by a building surveyor is required.
- A building permit cannot be issued until a planning permit has been secured for projects that necessitate both permits.
You will require a planning permit from your local council if you intend to change the use of your property or proceed with any development on it. As licensed land surveyors, we frequently assist with planning permits for:
- Subdivisions: Planning permits are necessary to obtain new titles through land subdivision.
- Title Variations: Planning permits may be required for changes such as covenant/easement removal or title amendment/consolidation.
- Developments/Construction: Planning permits are needed for constructing multiple dwellings on a single lot.
You may start by contacting the town planning department at your local council. Alternatively, feel free to reach out to us for a complimentary consultation.
Each planning permit is specific to a particular change in land use or development. Your project requirements will determine the specific allowances granted by your planning permit.
As licensed land surveyors, we frequently encounter planning permits that authorise:
- Development: Construction of one or more dwellings, including second dwellings
- Subdivision: Division of two or more lots, typically aligned with approved plans
- Variation/Creation/Removal: Adjustment or elimination of covenants and easements
Schedule a complimentary consultation to initiate your subdivision process and we’ll guide you through the process.
It’s important to note that a development permit solely grants permission for constructing dwellings on your land and does not include the creation of new titles. If your intention is to sell these dwellings separately, it is imperative to obtain a plan of subdivision to divide the property into distinct new titles. Subdivisions alter the land’s dimensions in relation to your original development permit, necessitating a separate planning permit specifically for subdivision changes.
Planning permits for Development/Construction typically include:
- Amended plans (if necessary)
- Endorsed plans
- Conditions prior to commencing works
- Stormwater management requirements
- Conditions prior to dwelling occupation
- Special building overlay considerations
- Street tree removal conditions
- Expiry details
- Notes
Planning permits for Subdivision generally involve:
- Endorsed subdivision plan
- Stormwater management specifications
- Requirements from servicing authorities
- Conditions prior to certification
- Conditions prior to Statement of Compliance (SoC)
- Expiry specifics
- Notes
As licensed land surveyors, we are qualified to apply for your subdivision planning permit. Schedule a consultation to initiate your application process.