Do I need a survey before the plans can be prepared?
You may not need a survey before the very first concept drawings, but it is generally better to have one before the design becomes detailed.
A registered surveyor can establish accurate information about the property, including:
- Block boundaries.
- Existing buildings and structures.
- Existing ground contours and levels.
- Other useful site features such as fences, trees and service easements.
ACT Planning specifically recommends obtaining a survey certificate early, because the information assists architects and building designers during the design process. This is particularly important where the design relies on accurate setbacks, building heights or existing ground levels.
For example, designing a dual occupancy using approximate boundary or ground-level information could result in the building needing to be repositioned or redesigned once an accurate survey is completed.
Reference: ACT Planning – Survey certificates ? “When a survey certificate is required” – https://www.planning.act.gov.au/applications-and-assessments/assessment-approvals/survey-certificates
Short Answer
Not always, but for many residential redevelopment projects it is advisable—and in some cases a survey certificate is required for the DA. Obtaining the survey early gives the architect or building designer accurate information about the block boundaries, existing buildings and ground contours to use when preparing the plans.
Detailed Explanation
ACT Planning states under Survey certificates ? When a survey certificate is required that a survey certificate may be required when lodging a DA for redevelopment. It may also be required for minor development where accurate ground lines cannot be determined from the plans. There are exemptions for certain development types, so it is not a universal requirement for every DA.
Importantly, under Survey certificates ? Why get a survey done, ACT Planning expressly states that obtaining a survey certificate early on will help architects or building designers. The survey information can assist with site analysis and early design discussions and, on sites with significant level changes, establishing appropriate floor heights and the relationship between internal and external spaces.
ACT Planning's Development Application Naming Conventions also defines a Survey Plan as a plan prepared and signed by a registered land surveyor showing the block boundaries, location of existing buildings and contours of the land.
Accordingly, a survey does not necessarily have to be completed before any design work can begin, but for redevelopment it is generally appropriate to obtain accurate survey information before detailed architectural plans are developed. Whether a survey certificate must ultimately accompany the DA depends on the particular development.
No minimum block size does not remove the need for planning assessment.
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