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Consolidation Plan
A Consolidation Plan combines one or more lots into one new lot and may also create or extinguish easements. All Consolidation Plans must be Registered with NSW Land Registry Services (LRS) and may either be compiled from existing plan information (no field survey) or based on field survey depending on the requirements of the LRS.
Redefinition Plan
Redefinition Plans are commonly required prior to establishing a Strata Scheme on a property. A Redefinition Plan will use all available evidence to re-establish and redefine the property boundaries. The property will then be connected to the State Survey Grid.
Other situations when having a Redefinition Plan prepared for your land may be advisable are;
A Detail Survey/Identification Survey exposes errors or omissions in the original Title Plan, in some cases this may mean that extra land may be available on Registration of a Plan of Redefinition;
You intend to build on or very near to the boundaries and would like to have your boundaries confirmed, marked and defined in a new plan Registered with the NSW Land Registry Services (LRS). This removes any uncertainty regarding the position of the boundaries and makes any future surveyors working on your land or your neighbours land aware of the position of the boundaries.
Delimitation Plan
Some Certificates of Title are limited by the fact that the parcel boundaries have not been examined by NSW Land Registry Services (LRS). To remove this limitation a plan of survey, which satisfactorily defines the boundaries of the land needs to be lodged and registered at LRS. This is often referred to as a “plan of delimitation” as once this plan of survey is registered the limitation on the Title is removed.
If you are planning a development or building it is wise to have your plan of delimitation lodged and registered as early as possible. This has several benefits: it creates certainty as to the location of the boundaries both for the designer of the project and the builder; it avoids expensive delays at the end of the project when costs are at their highest; it eliminates doubt for any prospective purchaser allowing for a better return on investment.
Property Council of Australia (PCA) & BOMA Surveys
When a commercial building is leased based on the floor area, there is often a requirement for the Lettable area to be determined. This can prevent arguments between lessor and lessee and resolve arguments on what is included in the lease area. The Property Council of Australia publishes a document known as the Method of Measurement for Lettable Area which sets out guidelines for measuring floor space in leased premises.
There are three different measurement methods which can be used depending on the type of premise; Gross Lettable Area, Gross Lettable Area (Retail) and Net Lettable Area. We will discuss which is most appropriate for your project.
Monitoring & Precise Surveys
Monitoring surveys may be employed to monitor the movement of a building, a wall or another structure. Minute movements in structures can be observed over time so that conclusions can be made to inform maintenance or repairs.
Works as Executed (WAE) Surveys
Work as Executed surveys require the surveyor to measure the drainage system as it is built. The plan and calculation sheets are then submitted to the engineer for their certification.