ISV Surveying Expo Land Victoria, Subdivision Branch Common issues with Plans of Subdivision

Introduction Subdivision Branch status ePlan update Common issues with Plans of Subdivisions Questions

Subdivision Branch Status Retirement of Neil Coupar Lodgements 2015/2016: – 9103 plans (up 8%) Lodgement to Registration time - currently 15 days (available on SPEAR homepage) Next SPEAR release in October - introduces Lodging Parties as a new user Plans refused - 40% Plans requisitioned - 70%

ePlan Update

ePlan Implementation Progress Since May 2013, ePlans have been able to be lodged in SPEAR instead of the PDF drafted by the surveyor ePlan supports Section 22 (Plan of Subdivision/Consolidation), 23, 24A, 26, 32, 32A, 32B, 35, 35(8), 37 (Stage Plan) and text-only plans SPEAR validates the ePlan data and creates a PDF LISCAD, GeoCivil, AutoCAD Civil 3D and 12D support ePlan in Victoria 60 ePlans submitted to SPEAR from 8 firms with 25 registered

Collaboration with the University of Melbourne Aim: design and develop an ‘ePlan Visualisation Enhancement Tool’ to enable surveyors to: – define sheets – define exaggerations – create enlargement diagrams – adjust labels and arrows Further functions will be considered in the development of the tool through consultation with the surveying industry

What Can Be Included In An ePlan? ePlan LandXML File Lots Owners Corporation Details Observations Common Property Survey Marks Monuments Plan Annotations Occupation Restrictions Easements Location (LGA) and Addresses Signatures & Approvals Plan and Surveyor’s Details Field Notes Reserves Roads

ePlan Engagement Program SMEC ePlan Case Study - PDF vs ePlan Creation Input Data Preparation for Stage 5 Computed Plan Add Attributes to Computed Plan Convert CAD file into ePlan Validate and Visualise ePlan Amend Plan Computed Plan Preparation Copy Stage 5 Data to a New Drawing File Draft the Plan of Subdivision in CAD Quality Assurance Amend Plan Enriched Computed Plan as a single data source Duplicated drawing files

Potential Benefits of ePlan ePlan LandXML File Populates the Created Parcel Names for Street Addressing Provides input for creating parcels databases (lots, roads, reserves, easements, restrictions) Councils and Referral Authorities Surveyors Provides pre-lodgement checks via Validation Report Eliminates the drafting step via Visualisation Service Eliminates the duplication of drawing files by storing all required data in Computed Plan Speeds up the application creation process in SPEAR Saves time in constructing the subsequent surveys Auto-generates the Surveyor’s Report Entire State Prepares a standard data exchange format for all stakeholders Upgrades the spatial accuracy of map base Land Victoria Pre-populates the Titling System Creates the OC reports and new titles Reduces lodgement to registration turnaround time Provides the data for digital plan examination

Common Issues in Plans of Subdivision

Plan requisitions are at 70% Goal of new Regulations in 2011 was to gain clarity in plans Summary of the most common issues that hold up plans – Not counting patent errors and SPEAR format issues

Common Issues in Plans of Subdivision 1.General Plan Presentation 2.Easements 3.Road Abuttals 4.Building Subdivisions 5.Cross Sections 6.OC Setups (Multiples) 7.Section 32 Plans 8.Stage Plans 9.Future Subdivisions 10.Re-establishment Issues

1. General Plan Presentation Linework and Drafting Continuous lines only to be used for boundaries – No “boxouts” or diagram borders – Beware of arrows creating ‘parcels’ by crossing boundaries – Feature lines with large ‘dash’ length on short lines need to be broken (>5mm) – ‘Thick’ lines are only for building boundaries! Fonts should be large, clear and standard – Minimum 0.35 for dimensions, 0.5 for parcels, no smaller than 0.2 anywhere else

1. General Plan Presentation Plan Clutter Try not to cram everything onto single pages All boundaries must be clear and defined Use enlargements, split diagrams between sheets to avoid clutter – Group cross sections together – Restrictions are always on their own sheet!

2. Easements Confirm the easement purpose is valid and in keeping with the “acceptable easement purpose” document online – “Gas” or “Water” or “Access” or “Maintenance” not enough information Look for easements not fixed, or not identified clearly Be clear about the land to be benefited

3. Road Abuttals If your plan shows a Road Abuttal that is not on title, it must be justified! – Supply the letter from council or give gazette reference – Give the justification in your Surveyor’s report, don’t just identify that it is not known

4. Building Subdivisions Building boundaries must be defined in two parts: – Which lines? ie “thick continuous lines”, “thick continuous hatched lines” – What is the boundary location? ie median, interior face, exterior face. Keep it simple and consistent Are there three separate boundary “Locations”? Use three separately identifiable lines to define those locations!

4. Building Subdivisions Don’t use different lines to represent the same boundary location – ie “Exterior face shown marked ‘E’ and all other boundaries” Do not only use “ownership” of a structure to define a boundary location – Eg “Boundaries are thick continuous lines and the walls are in Common Property No.1” Missing the Boundary Location!!!

4. Building Subdivisions A Common Property “Exclusion” statement is required if a single common property is not shown in plan view – “Eg Common Property No.1 is all the land in the plan except the Lots and Common Property No.2.” – Used for CP airspace or overhanging lots – Only valid for one Common Property. Any other CP Parcels must be fully defined as if they were Lots! Common Property “Inclusion” statements can be used to improve clarity where appropriate – “Eg Common Property No.1 is all the land in the plan except the Lots and Common Property No.2 and includes the structures of walls floors and ceilings except those marked M.”

5. Cross Sections Once you have parcels above and below each other, make sure every parcel in the plan is defined in some way – yes, even the unlimited ones Stating ‘Typical’ is not enough. What is it typical for? You may need extra symbols where a section has multiple heights for part lots on that level – Eg “Lot 1(pt) is typical for those part lots marked #”

6. Owners Corporation Setups Be aware of the Subdivision Act rules when creating multiple OC’s Ensure ownership and use of common property is valid – Unlimited OC owns CP – Limited OC uses CP – As soon as a lot is in a Limited OC with CP it must be in the Unlimited OC that owns the CP. “Services” are not linked to entitlement and liability. You don’t need another OC with the same members!

7. Section 32 Plans Be sure to clearly define the “Purpose of the Plan” Each step must be set out in order, outlining exactly what the plan is doing – Especially where subdividing with land not in the OC. The 32 must start with “To bring the land into the OC”

7. Section 32 Plans – 32AI?? Do I need unanimous resolution? Section 32AI must be read as “you need unanimous resolution unless you meet the criteria of 32AI” 32AI is not a stand-alone section. Where section 32AI gives no option that is in 32 (eg create a road), it means 32AI does not apply

8. Stage Plans To subdivide a stage lot (ie S2), you must do a stage plan! – This is due to certification and SOC for the balance lot If a new plan must be started, finish off the previous staging process using a text only 37(8) plan first (especially in the case of a section 32) or as a purpose of the new plan Have a compiled plan ready to go to speed up registration – Remember to consider compatibility with earlier stages!

8. Stage Plans Be aware stage plans have additional rules regarding multiple Owners Corporations Creating a new Common Property in Stage 2? Then you need a new OC. – Especially if no CP exists in the first stage

9. Future Subdivisions? When there is definitely going to be future development, think about options at the start If an OC is required in the first plan where there are balance S Lots and/or Super lots, make the OC Unlimited!! – Limited OC = Limited options in the future!

Future Subdivisions – A Big Problem A ROAD R1 STAGE 1 S2 S3 ROAD All Lots in a Limited To Common Property OC As soon as CP No.2 is created anywhere: Unanimous Resolution !! CP No.1

10. Re-establishment issues Make sure there are at least three good marks from each survey Re-establish all abutting surveys! First in the island? Go around the block. Show radiations and/or chainage and offsets to occupation, and show ages! Make sure your report is comprehensive and complete, with the correct references!

Summary The common theme is: A Plan becomes a title diagram. Simplicity and clarity helps everyone understand the plan going forward!

Thank you! Questions?