• Boundary Surveys
  • Subdivision & Strata
  • Site Detail Surveys
  • Engineering & Construction
  • Volume Surveys
  • Environment & Remediation
  • Floor Area Surveys
  • Directional Drilling
  • Transmission Line Surveys
  • Telecommunications

Boundary Surveys (Boundary Definition)


Only a Registered Surveyor is qualified to determine boundaries and to prepare plans in NSW.


When it comes to boundaries, it must be correct! Only a Registered Surveyor has the experience, the expertise and the authority to define and mark them.


Original subdivision plan copies are obtained from Land and Property Information NSW (LPI NSW)

and, following a ground investigation and the location of existing reference marks and monuments, calculations to determine the position of the boundary are made and marked as required.


Boundary surveys include:


Boundary Pegs for fencing and construction

Identification Surveys when buying, selling or refinancing a property

Subdivision of Land into Strata, Stratum, Dual Occupancy or Torrens Title

Permissive Occupancy leases for waterfront structures

Lease Plans for land, buildings, marinas, communications towers, etc.

Easement Plans for access roads & paths, drainage, services, encroachments, etc.

Old System Title conversion to Torrens Title

Acquisition plans for public reserves and road widening

boundary Survey

Subdivision & Strata Surveys


From 2 lots to 200 lots subdivided horizontally and/or vertically.


At some stage in the development of land, one or more plans will be required to create new lots for future sale or lease. This could be a plan to redefine old boundaries for a strata subdivision, a plan to create a new 50 lot estate, a plan to create a 10 storey high rise apartment scheme or a plan to simply adjust a boundary in common with your neighbour.

All these plans must comply with NSW standards to be accepted for lodgement by Land and Property Information NSW (LPI NSW) and all must be prepared by a Registered Surveyor.

Survey plans for registration include:

Boundary Adjustment to reposition a boundary in common with your neighbour

Redefinition Plans Plans to bring old subdivisions up to current standards for future development

Strata Plans for vertical subdivision of land including villas, townhouses & units

Torrens Title for horizontal subdivision in to 2 or more lots

Stratum Plans typically for mixed use developments (commercial/residential)

Lease Plans for land, buildings, marinas, communications towers, etc(commercial/residential)

Easement Plans for access roads & paths, drainage, services, encroachments, etc.

Old System Title conversion to Torrens Title (Primary Application)

Acquisition plans for public reserves and road widening

Subdivision Survey

Site Detail / Topographic Surveys


The starting point for land development ….


Whether it is vacant land, a knock down / rebuild or alterations and additions, any Development Application to Council for the purpose of construction or subdivision will require a site detail survey.


This plan will show the area of the land and its boundaries and will locate existing structures, easements and natural features within and immediately adjoining the site.


The plan is provided in PDF and AutoCAD formats for use by architects, planners and engineers for design purposes.

Land Surveyor

Engineering & Construction Surveys


Prepare the groundwork for design, mark the setout for construction and check the work-as-executed on completion.


Each new project typically goes through the design, construct and verify phases.  Engineering surveys prepare the groundwork by collecting existing land related data to enable route or site selection and commencement of  preliminary designs.


Once plans are prepared, a construction survey places marks and provides levels to assist with the bulk excavation of works or the accurate location of structures.


On completion of these works, a check survey on position and level is undertaken and a work-as-executed plan prepared to show any variations to stromwater drainage plans.


Construction Surveys Include:



Setout Surveys for home, dual occupancy and major works.

Unit Developments residential and commercial

Estate Subdivisions incorporating road & drainage infrastructure

Public Works Projects

Check Surveys including work-as-executed surveys

Monitoring Surveys to detect movement of buildings, bridges, sea walls etc.

Flood Studies for the determination of catchment area to determine stormwater infrastructure and

overland flow paths.

Land Survey
Land Survey
Land Surveyors

Volume Surveys


Determine the amount of material excavated, imported or exported from a site.


When excavation is undertaken for construction purposes (for example, a basement car park) the volume (in cubic metres) of material is calculated for the payment of excavation and tipping charges.


Typically, levels are taken prior to and following excavation and, with the aid of specialised software, the volume between the two surfaces can be calculated - even if the terrain is irregular.


On uneven sites, the same software can be used to determine a level value to equalise cut and fill volumes and avoid tipping charges or the need to import fill.

Volume Survey
Land Surveyor Volume Survey


Environmental & Remediation Surveys



Aid the monitoring of water and soil quality and the remediation of contaminated land


In the past, the environmental impact of waste products from industry was given little consideration.  With an increased awareness of the dangers posed to ourselves, our fauna and our flora,  the protection of our land and waterways is paramount.


Where a change of land use is proposed or as part of the due diligence process, environmental companies are engaged to sample the water & soil quality of a site and provide an assessment as to the type and extent of contamination that may be present.  Where it is considered necessary, a means of remediating the land is devised and employed.


Environmental surveys assist this process by locating sample locations and mapping the remediated areas.
Land Survey
Land Surveyor
Stuart de Nett Land Surveyor
Land Surveying


Floor Area (Lease Area) Surveys



Determining commercial floor areas according to recognised PCA guidelines for leasing purposes.


When offering a commercial property for lease, the floor area should be measured in accordance with the Property Council of Australia (PCA) guidelines.  The type of premise (warehouse, office, retail, etc.) will determine the methodology used and a plan showing the floor area in square metres (m2) of each level of the building is prepared.


For leases or sub-leases of land exceeding 5 years, a Plan of Subdivision is required to be prepared by a registered surveyor.


Floor Area Survey
Land Surveyors
Stuart de Nett Land Surveyors

Directional Drilling & Laser Boring Surveys



When open cut trenching is not an option….


Horizontal Directional Drilling employs highly specialised equipment and techniques to enable the installation of service & pipe lines where traditional open cut methods are not viable.


Where the terrain is steep & irregular, a creek needs to be crossed or existing sub-surface structures and conduits need to be avoided, a route survey is undertaken between the proposed terminals.  A long section is then prepared and a bore path is calculated to suit the drilling rig being used.
Directional Drilling Survey
Directional Drilling
Underbore Survey
Land Surveyor

Transmission Line Surveys



For new infrastructure or upgrading existing networks, transmission line surveys will detail, acquire and construct.


The planning stage of a proposed new electricity line or augmentation of an existing line initially involves the survey and collection of boundary and terrain information and preparation of a plan.


Once a route has been determined, Plans of Acquisition or Easement Plans are prepared by a registered surveyor and the position of structures are marked for construction.

Transmittion Line Survey
Transission Line Survey

Telecommunications Surveys



Surveys to extend or upgrade Cellular and Radio Frequency networks for public & private use.


Australia, being a vast continent, requires a strong telecommunications network to meet the ongoing demands of mobile phone users, emergency services, aviation, defence, etc.  Each proposed site for a communications structure, whether a tall building cellular array or a mountain top tower, will require a detail survey to assist the design process.  Once approved, the position of the structures are set out for construction and a lease plan is prepared by a registered surveyor.


land Surveyors
Land Surveyors