Are Title Re-establishment surveys important for Planning Permits Applications?

Discussion in 'Development' started by lixas4, 28th Dec, 2016.

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  1. lixas4

    lixas4 Well-Known Member

    Joined:
    24th Jan, 2016
    Posts:
    782
    Location:
    Melbourne
    Hi all,

    There is a growing trend that newer developers are getting site analysis surveys (for Planning Permit to development for subdivisions) completed by firms that have no Licensed Surveyors. There is absolutely nothing wrong with this. If you also have the firm who is completing the subdivision complete a Title Re-establishment survey prior to finalising the Planning Permit. The title re-establishment survey confirms the title position and title/fencing relationship. Only Licensed Surveyors can officially confirm a title boundaries position.

    Some firms who do not have licensed surveyors complete site analysis surveys/plans and then overlay title dimensions onto the plans based on a best fit with fencing and have a statement in very fine print stating that this survey is not a title re-establishment survey. But what if your title boundary does not fit with your fencing? Your designer then designs based on these dimensions that are in fact not your true title boundary.

    You would hate to go though the whole planning process and then do a title re-establishment survey (done with the subdivision) and find that your title isn't in the position you thought it was, and compromise your approved planning permit design plans, and possibly have to amend the planning permit. This costs time and money.

    How can you tell if a title re-establishment survey has been completed when you complete a site analysis survey? Have a look at the plan, see if a 'Licensed Surveyors' name and/or signature is on it. Also look for a statement on the plan stating that title boundary has or has not been based on a title re-establishment survey. Our plans have a big title stating ‘Plan of Title Re-establishment and Site Analysis Survey’. But all firms do it a little bit differently. To the layman, trying to decipher whether an official title re-establishment has been completed can be difficult, so if you are not sure, ask the surveyor who completed the site analysis survey.

    Why does it matter if a title re-establishment survey is completed prior to Planning Permit? To answer this I will tell you about a survey that I did in Mornington two weeks ago (and to be honest, surveys like this come up pretty often). We completed the title re-establishment and site analysis survey and found that the title and fencing position differed by up to 0.5m. That developer now knows where the true boundary is, and can design accordingly, rather than wasting time and money on designs that will have to be amended at a later date, especially as he wishes to maximise the site coverage and build on the title boundary.

    If you employ a firm that does not have licensed surveyors to complete your Site Analysis Survey, then make sure you get the firm who is completing your subdivision to do the Title Re-establishment survey prior to completing your Planning Permit. This way if the title/fencing relationship differs you know about it prior to getting your planning permit approved. This will save you in the long run.

    You may not get caught out on the first development, but if you do enough you will at some stage.
     
    dan_89, bmc and Joynz like this.
  2. Tufan Chakir

    Tufan Chakir Well-Known Member

    Joined:
    18th Aug, 2016
    Posts:
    872
    Location:
    Victoria, Australia
    Surveyors don't do a true Site Analysis. What they provide is an Extsting Conditions drawing, called up as a Site Analysis - that satisfies most Councils. Any competent person can undertake a Site Analysis - which is difference to a Re-establishment Survey (and in the true sense is more analytical ayway). Don't confuse the two, and if boundary posiitons are important (no matter what the scale of the project) get a Re-establishment Survey done before design begins!
     
    lixas4 likes this.

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