Land Subdivision and Strata Subdivision

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Land Subdivision and Strata Subdivision

Land Subdivision involves dividing an existing parcel of land into two or more lots and requires adherence to a stringent process for approval and development. Strata Subdivision involves dividing whole buildings, internal parts of buildings and external areas on a single allotment of land into multiple Strata lots and shared Common Property.

Depending on the type of development, there are several types of surveying, planning, engineering and other services involved. You will need to lodge a Development Application (DA) with your local Council for most Land Subdivision, Strata Subdivision and Land Development projects. To do this you will need a Detail Survey, Subdivision Design, Statement of Environmental Effects (SEE) and other documents associated with the DA preparation. Once approved, the final Plan of Subdivision (Deposited Plan or Strata Plan) is prepared by a Registered Surveyor, then lodged and registered at NSW Land Registry Services (LRS).

Why choose SurveyPlus?

We’ve successfully completed hundreds of Land Subdivisions and Strata Subdivisions throughout Sydney, the Northern Rivers, Gold Coast and beyond. Subdivision and Land Development is a complex process to navigate. Dealing with government legislation, document preparation and the multitude of required consultants is complicated and time consuming. Our team of Registered Surveyors have the experience and expertise to help with specific items, or handle it all, whether a large greenfield site or two lot subdivision.

Registered Surveyors are better suited than other consultants when it comes to subdivision design. We have a more comprehensive technical expertise than others relating to boundaries, easements, restrictions, land topography, planning regulations, accuracy and precision. We understand the demands and tight timeframes involved in your project and respond quickly to meet your needs. We tailor our Land Subdivision or Strata Subdivision design to your specific needs, your budget and the constraints of your site.

Different types of Land Subdivision and Strata Subdivision Surveys

A Detail Survey is required to show the location of boundaries, buildings, structures, services, vegetation and natural surface features within your site and road frontage. The plan also shows surface levels, contours and the neighbouring building features adjacent to your site. You’ll need this survey to inform your subdivision design and for your Development Application (DA) or Complying Development Certificate (CDC) with Council.

Make sure you choose a Registered Surveyor or you risk having your DA or CDC application rejected by Council. Further, a poor-quality Detail Survey or Contour Survey will lead to additional time taken by your Architect, Designer, Engineer, Builder and other consultants that will likely require them to charge you additional fees.

Land development advice and feasibility investigation typically involves assessing the viability and potential of dividing a piece of land into smaller lots or parcels for residential, commercial, or industrial use. Our Registered Surveyors assist with the Feasibility Study, investigate the relevant zoning and planning regulations, undertake a preliminary site analysis and risk assessment, provide advice relating to optimum subdivision type, potential yield and then outline how we can assist you through the development assessment and approval process.

Planning and Project Management involves the coordination and execution of various activities required to successfully subdivide your land, ensuring compliance with regulatory requirements and the successful achievement of the project objectives. Our Registered Surveyors assist with the management of stakeholders and engagement of the various subconsultants required. We have the experience and expertise to manage this process from concept through design, construction, compliance and approval.

Subdivision Design is the process of planning, calculating and creating a layout for dividing your land into smaller lots or parcels in accordance with the relevant planning regulations and requirements of your Council. Our Registered Surveyors will optimise the use of your land in terms of its size, shape, orientation and access to services infrastructure, the road network and community amenities.

Deposited Plan preparation refers to the creation of the legal document that formally records the subdivision of your land. Our Registered Surveyors create and lodge the Deposited Plan with the NSW Land Registry Services (LRS) after the completion of the subdivision process. The Deposited Plan, in conjunction with the newly created Certificates of Title, provides a detailed representation of the newly created lots or parcels of land, along with any associated easements, rights of way, or other interests affecting the land. It is the definitive record of the subdivision of your land, providing essential information for all stakeholders involved in land transactions and development activities. It ensures transparency, certainty, and legal clarity in the ownership and use of land parcels within the Land Subdivision.

Strata Plan preparation refers to the creation of the legal document known as a Strata Plan, which establishes the legal framework for the subdivision of your building and land and the management of each unit entitlement. Strata Plans are required when a single property is divided into multiple units or lots that are individually owned and managed, with shared ownership of common areas and facilities. It, in conjunction with the strata scheme by-laws and schedule of unit entitlements, is the definitive record of the subdivision of your building and land, providing essential information for all stakeholders involved in land transactions and development activities. It ensures transparency, certainty, and legal clarity in the ownership and use of land parcels within the Strata Subdivision.

Stratum Plan preparation refers to the creation of the legal document used to create a vertical subdivision of land. Each stratum lot represents a distinct level or portion of a building or structure, often used for multi-level, mixed-use developments. It, in conjunction with the stratum scheme by-laws and schedule of unit entitlements, is the definitive record of the subdivision of your building and land, providing essential information for all stakeholders involved in land transactions and development activities. It ensures transparency, certainty, and legal clarity in the ownership and use of land parcels within the Stratum Subdivision.

An easement is a section of land registered on a property Title which gives you or a third party the right to use that section of land for a specific purpose even though you/they are not the owners of that land. Examples of easements include an Easement to Drain Water, Easement for Services or a Right of Access.

An 88B Instrument is a document that accompanies any new plan for registration where a property easement, right, restriction or covenant is being created (or removed). The 88B Instrument defines the parties that are benefitted and burdened and identifies the terms of the easement, right, restriction or covenant. A right or easement creation must be by either registration of the appropriate Dealing and Annexures or by the registration of a Deposited Plan and 88B Instrument at NSW Land Registry Services (LRS).

Our Registered Surveyors can advise the best way to create an easement or right to suit your requirements or the requirements of Council.

NSW Land Registry Services (LRS) Plan Lodgement refers to the process of submitting various land-related documents and plans to the NSW LRS for registration. The NSW LRS is responsible for maintaining the official land Title records and cadastral information for properties in New South Wales. Our Registered Surveyors are authorised to electronically lodge your Deposited Plan, Strata Plan, Stratum Plan, Community Plan, Neighbourhood Plan, 88B instrument, 88E instrument and other documents related to your land ownership and transactions.

Land Title (Certificate of Title), in simple terms, is a legal document that outlines ownership of your land. It also outlines any easements, restrictions or other interests benefitting or burdening your land. Land Titling advice involves a Registered Surveyor taking a strategic and holistic approach to a development to ensure the best outcomes are achieved for you as relates to the use of your land and the rights of all future stakeholders. Effective Land Titling advice by an experienced Registered Surveyor is crucial to any land development project as it can provide significant cost savings or create significant land value that may not otherwise be realised.

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Some Land Subdivision and Strata Subdivision Surveys we’ve completed

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FAQs

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While subdivision can be profitable for many landowners, you do need to meet Council requirements to be able to do so. Depending on the type of land subdivision proposed, there are several different types of surveying and consultant services involved. A Development Application (DA) needs to be lodged with the local Council for most types of subdivision.

SurveyPlus can assess the feasibility of your site before you commit large amounts of money into a potential subdivision. We can assist by researching the yield opportunities and constraints of a potential development site and consider issues such as lot size and zoning, sewer and stormwater drainage and existing easements, covenants or restrictions on the land.

If you’re looking to subdivide your land, click here to get a free quote or click here to find out more about our services

Torrens Title is a system of land Title in which a register of land holdings maintained by the state guarantees an indefeasible Title to those included in the register. Land ownership is transferred through registration of Title instead of using deeds. About 95% of land in NSW is held under the Torrens Title system.

If you need a survey relating to Torrens Title, click here to get a free quote or click here to find out more about our services

Strata Title is a system of ownership devised for multi-level apartment blocks and horizontal subdivisions with shared or ‘common’ areas. The ‘strata’ part of the term refers to apartments being on different levels, or strata.

Lots usually comprise living areas such as units or apartments, balconies, garages, car spaces and storerooms and each is shown on the Title as being owned by a Lot owner. Each owner is attributed a unit entitlement.

All Lot owners are voting members of the Owners Corporation, which has the responsibility for making decisions that benefit the building and caring for things such as the land around the building, entrances, stairways and paths. The rules and regulations which bind all owners and occupiers (including tenants) are called the Strata By-Laws.

If you need a survey relating to Strata Title, click here to get a free quote or click here to find out more about our services

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Completing your survey is as easy as 1, 2, 3…

1. We give you a free quote

Complete and submit this simple form and we’ll email you a free quote.
Alternatively, feel free to call or email our friendly team.

2. We complete the site survey

Once our quote is accepted, we’ll reach out to schedule a convenient time for the site survey.

3. We deliver your survey plans

We’ll complete the calculations, plan drafting and quality assurance to deliver what we promised, on time and on budget.