Survey Plans and Site Information for Design

Every set of plans is only as good as the information about the land underneath it. Before your designer starts drawing a new home, granny flat or addition, it pays to gather a proper survey and a handful of key documents. Missing site information is one of the main reasons plans need to be redrawn.

The survey: what it should show

For design work you normally want a detail and level survey, drawn up by a registered surveyor. This is different from an identification survey, which mainly shows where existing structures sit in relation to the boundaries. A survey used for design should include:

the boundaries, with bearings and distances that match the title
spot levels and contours across the whole site, ideally tied to the Australian Height Datum (AHD), a national reference level
existing buildings, sheds, pools, fences and retaining walls, with their floor and ridge levels
trees on the site, plus neighbouring trees that overhang or sit close to the boundary
visible services such as sewer junctions, stormwater pits, power poles and the driveway crossing
kerb and footpath levels at the street
neighbouring buildings near the boundary, including window positions where privacy may be an issue

Why levels matter so much

Under the Housing Code, building height is worked out from existing ground level, before any excavation or fill. Side and rear setbacks also depend on wall height. Without reliable levels, neither can be checked.

Levels also drive practical decisions. They show how much cut and fill the design needs, whether retaining walls are required, and whether stormwater can drain by gravity to the street or needs another solution. On flood-affected land, the approval may require floors to be no lower than a set level, which only a survey tied to AHD can confirm.

Title and planning documents

Alongside the survey, collect these documents early:

Certificate of title and deposited plan. These confirm ownership and lot details. Both CDC and DA applications rely on them.
The instrument setting out easements and restrictions. Often called an 88B instrument, it can list drainage easements, rights of way, building envelopes or material controls. Private covenants still apply even when a design qualifies as complying development.
Planning certificate. Issued by council, it shows the zoning, heritage listing, bushfire and flood mapping, and whether complying development is allowed there.
Sewer service diagram. Available from the water authority, it shows where the sewer line runs, which affects where you can build.

Other site facts worth recording

Some information does not appear on a survey but still shapes the design:

Bushfire. If the site is bush fire prone land, a bushfire attack level (BAL) assessment decides which AS 3959 construction level applies.
Existing structures to be demolished. Buildings constructed before 1987 may contain asbestos, which needs planning before work starts.
Trees. Removing or pruning trees may need council approval, so note their species and size.
Soil and geotechnical information. Your engineer will usually need a soil classification before designing footings.

Keep the information current

A survey that is several years old may not show a new fence, a neighbour's extension or a shed added since. If anything on or next to the site has changed, ask the surveyor to update it. Later in the build, a surveyor is also often needed to set out the building and confirm floor levels, so it helps to use the same firm throughout.

Have the package checked early

Once the survey and documents are in hand, a plan assessment can confirm the concept works before detailed drawings are finished. If you are still deciding on an approval path, read CDC or DA: picking the approval your home project needs and our complying development certificate page. Once your documents are together, request a quote.

Local help across NSW

CertifiBuild certifies Class 1 and Class 10 work in 39 council areas. Local rules on these council pages are a good place to start: City of Canada Bay, North Sydney Council, Camden Council, Burwood Council, Waverley Council, Campbelltown City Council.

Suburb pages with local planning notes: Cabarita, Cammeray, Cobbitty, Croydon, Currans Hill, Dover Heights, Eagle Vale, Fairfield, Georges Hall, Glebe. You can also browse every service area.

Survey plans and site information your designer needs