TYPES OF SURVEYS

Topographical Survey For DA, (Small or Large Scale)

Boundary Pegs (Urban or Rural)

  • A topographical survey is sometimes known as a land survey or topographical land survey, and it is also described as a contour survey.

    A topographical land survey determines the accurate location and characteristics of natural and man-made elements within a given region of land. The survey is then turned into an accurate plan that incorporates human-made characteristics like boundaries, fencing, neighbouring buildings, and walkways, among other things.

    Natural elements such as ground, trees, ponds, walls, earthworks, etc are also picked up by the topographical survey.

  • 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.

    The purpose of a boundary survey is to show you where the legal limits of your property lie—usually by defining the corners of your plot—so you can avoid the expense and stress of any potential legal disputes with your neighbors or Council.

    Under NSW legislation only a Registered Land Surveyor can peg a boundary. Contact our Registered Surveyors to request a quote for your survey and enjoy the confidence that comes from having experienced professionals on your side.

Construction Setout

Torrens Title Subdivision

  • We have extensive experience in all types of construction set-out and from residential dwellings to civil work for subdivisions and roads.

    Construction Setouts are surveys to set-out or position a structure such as a house, pool, outbuildings such as granny flats or garages on a parcel of land. This type of survey ensures that the structure is set out accurately as per the approved design and boundary setbacks.

    We have been doing construction set-out for a very long and we understand the frustration and cost that goes with delays and poor quality set out. That cheapest quote you got might be OK, but you know it can also give you a lot of unnecessary headaches.

  • Subdivision plans can be two block subdivisions such as duplexs and dual occupancies to three and four block subdivisions through to large scale greenfield developments with large numbers of new lots.

    Subdividing land requires following a stringent process for approval and development. Subdivision involves dividing an existing parcel of land into two or more lots. This process creates a new Title for each new lot once registered with the NSW Land Registry Services (LRS). Depending on the type of development, there are several types of surveying, planning and engineering services involved.

    Services include (but not limited to) the following items:

    • Searching Titles and Plans from LRS and approved brokers;

    • Visiting the site and surveying existing cadastral marks, occupations and structures;

    • Placing new boundary and reference marks according to the NSW Surveying Regulation.

    • Conducting Office calculations to fix and re-establish the original boundaries;

    • Subdividing the Land according to architectural design;

    • And Preparing a deposited plan together with signed administration sheets and draft 88B Instrument if any easements are to be created.

    • The deliverables will include deposited plans & other documents suitable for lodgement with NSW LRS.

    • We could also help you to lodge the documents with LRS and provide advice on obtaining consent from other authorities, eg, the Council.

Strata Subdivision

Lease Plans

  • A lease survey is undertaken to determine the lettable area of a premise and/or to register a lease on a certificate of title. Lease surveys assist landlords, property managers and tenants in understanding the lease arrangements on commercial, industrial and retail properties.

    There are a few different types of Lease Surveys which can be completed.

    • Telecomunication Lease Plans

    • Gross Lettable Area (GLA) for industrial buildings such as warehouses, showrooms, workshops and free-standing showrooms or supermarkets;

    • Net Lettable Area (NLA) for office buildings and tenancies; and

    • Gross Lettable Area Retail (GLAR) for retail tenancies in shopping centres, commercial buildings, free-standing and shopping strip shops.

    Our qualified and experienced surveyors can advise you on any requirements and provide you with a clear understanding of the entire process from start to finish.

  • “Strata” is a unique term native to Australia, which describes a type of ownership where individuals can own an individual part of the property – such as a lot with a home on it – while other parts of the property are defined as common property.

    Strata subdivision entails obtaining a Strata Plan, which permits for the subdivision of buildings and structures on a single allotment of land into multiple Strata lots and shared Common Property. Once the Strata Plan is designed, an owners corporation is established.

    A Development Application (DA) needs to be lodged with the local Council for most Strata Subdivision (and Stratum Subdivision) projects. This will necessitate a detail survey / contour survey, draft strata plan and other associated documents. Once approved, we make a plan of redefinition (Deposited Plan) and final strata plan and lodge them at the NSW Land Registry Services (LRS).

Identification Surveys: for Council Certification, for Water Access Licence and for Conveyancing purposes

Creation of Easements, Right of Access Section 88B and Section 88E Instruments

  • "Identification Survey" means a survey required for the purpose of locating and identifying a particular title of boundary, including the relationship of improvements to that title of boundary, but not requiring the boundary to be marked.

    An Identification Survey confirms or otherwise that what you have seen on site is reflected in the title you purchase. It clarifies the relationship between the improvements (fences, buildings, sheds, driveways etc) at the location with the title boundaries. It does NOT redefine the boundaries of the site (ie the boundaries are not certified as correct for legal purposes) nor provide level or contour information, it gives a general relationship between the boundaries and the improvements. It does NOT result in survey marks, boundary or corner pegs being placed and should NOT be used as the basis of a building or structure setout

    To protect against potential disputes, it’s recommended (and usually a requirement of the mortgagee) to have an Identification Survey Report completed prior to purchasing a property. A Final Identification Survey Report is also a requirement of Council following completion of construction works.

  • An easement is created and registered on a property title to provide a right for someone other than the landowner, to use the land for a specific purpose. An easement can restrict how the owner can use their property and is often a condition of development. Common easements include a shared driveway or pathway and to protect assets such as sewer or water mains. There are a number of ways to register an easement over a block of land. We can advise you on the best method for each situation and prepare an easement plan for registration on the titles of the dominant and servient lots.

    A Registered Land Surveyor prepares a plan for electronic lodgement via ePlan at the LRS. electronically with the Plan.

DA Submissions

  • DSP and Co have the Team to assist with your lodgment of DA, from initial Site Survey to Pre Da Meetings with Council to Managing Consultants (Statement Of Enviromental Effects) to Submission to Setout to final Occupation Surveys.

    DSP and Co have a team of consultants that will make your DA Process smooth Sailing