Why Hiring a Professional Surveyor on the Central Coast Matters for Your Project

Property owners often only consider obtaining a survey when issues arise, such as:

• Boundary disputes with neighbors
• Non-compliance with building setbacks required by council
• Delay in development applications due to incomplete or inaccurate site information

These incidents are costly to resolve, and the majority could have possibly been averted if they had been provided with relevant professional counsel at appropriate times throughout the process.

If you are one of the following example groups, utilize an experienced Central Coast Surveyor from commencement of your project:

• Homeowners planning extensions
• Developers managing a subdivision
• Builders breaking ground on their projects

This Guide will review what surveyors truly do as well as indicate the various surveying services required for different project types and what to look for when selecting a surveying firm located on the Central Coast.

What Does a Land Surveyor Actually Do

The practice of land surveying encompasses more than just measuring, mapping, and defining land. A land surveyor also provides professional support to other construction professionals architects, engineers, planners, builders and council authorities so that they can make key decisions when it comes to developing land. If an architect, engineer, planner etc. has inaccurate survey information, the potential to create incorrect or problematic designs is greater. 

For example, on a residential project, the land surveyor may determine the legal property boundary locations, measure current land contours (height), establish where a new structure will be located, and provide the required documentation to apply for a development application or construction certificate.

On a larger commercial development, the surveyor may provide multiple services including subdivision design, strata planning, easement surveys, infrastructure set out and all required compliance documentation for multiple stages of the construction process.However, the one factor that all of these services share is accuracy. A very small piece of inaccurate survey data can cause major cost and scheduling problems at a later date.

Why the Central Coast Presents Unique Surveying Considerations

New South Wales’ Central Coast is an area of rapid growth. There is development of residential housing, investment into commercial property and upgrades to infrastructure across the Central Coast - including Gosford & Erina, Wyong, Tuggerah and the coastline.

This increase in activity presents property owners and developers with both opportunity and complexity. The Central Coast Council requirements, laws and development approval processes vary from council to council and therefore require local understanding in order to be navigated properly.

Having a surveying firm familiar with the Central Coast region and its Council’s application processing procedures, documentation requirements at each stage of the development, and how the local conditions of each site will affect the planning of the site will greatly improve the time required to deliver a project.

The Central Coast is also made up of two main physical features: the coastline, which has flat areas that can be developed, and hilly parts with slopes.

Surveying Services That Matter Most for Central Coast Projects

Various projects will require various types of surveying assistance. The following is an honest overview of the surveying services that are needed in most projects on the Central Coast.

Boundary Surveys

The boundary survey will give you a legal definition of the boundaries of your land by locating the survey points and referring to the legal title of your property. This is essential for anyone who is purchasing property, planning to construct fences or extensions, or having neighbor problems.

There is no room here for assumptions and estimates. Any encroachment may cause legal problems for you that can easily end up being more costly than the survey itself.

Topographic and Detail Surveys

Topographic surveying involves the documentation of various physical features as well as their shapes of land. Topographic surveying also includes such aspects as existing buildings, tree cover, drainage and services. Designers use this information in order to develop an idea about how any particular development will work within the existing conditions.

Omitting this aspect of designing is among the most popular sources of the need to revise designs during their process of execution.

Construction Set-Out

After approval of the design and preparation for the construction process, the role of the surveyor is to convert the drawings into reality by setting out the site. This makes sure that any constructions made will conform to all the approved plans and will comply with all the necessary guidelines.

Set-out of the construction is not done only once. There is often more than one visit made by the surveyor at different stages of construction.

Residential Subdivision and Strata Plans

The role of registered surveyors in preparing and lodging the relevant plans is crucial when subdividing lands or developing strata title plans. The process includes defining boundaries and easements as well as compliance with the conditions set out for development consents and liaison with the Land Registry Services NSW.

It is a compulsory activity to get done by a registered surveyor.

Drone and Laser Scanning Surveys

New developments in surveying techniques include technologies that enhance both accuracy and efficiency. Drone surveys using GPS Real Time Kinematic systems help in quick acquisition of aerial imagery through the generation of point clouds.

This technology is particularly effective when conducting surveys in challenging environments such as ancient structures, underground structures, and utility right-of-ways.

What to Look for When Choosing a Surveyor on the Central Coast

Different surveying companies are not equal. Here are the considerations that really count when looking for someone to handle your surveying project.

Professional registration: Under the laws of New South Wales, only registered surveyors can provide and certify certain surveys, such as those of land divisions, for submission to Land Registry Services. Make sure that the firm you use has registered surveyors on staff.

Local knowledge: A surveying firm with extensive experience with Central Coast projects will understand the procedures involved better than those without local knowledge.

Variety of services: Surveying projects seldom require only one type of survey. A firm that provides multiple services from boundary surveys and topographical surveys to strata planning, easement surveys and construction set-outs can make your job easier.

Investment in new technologies: Advanced technologies such as GPS, laser scanning, drone and digital draughting systems lead to improved efficiency and more accurate results. You should ask about the equipment and software used by a firm.

Effective communication: Even though surveying projects tend to be highly technical, their results must still be communicated effectively to the client. This requires clear explanations of both processes and findings.

Frequently Asked Questions

When should I engage a surveyor for a residential project on the Central Coast?

The sooner the better. Getting a surveyor involved at an early stage enables potential issues to be sorted out before they prove costly later on down the track.

Do I need a registered surveyor for a subdivision on the Central Coast?

Yes. The subdivision plan and the strata plan have to be made and certified by a registered surveyor prior to lodging the same with Land Registry Services NSW.

How long does a boundary survey take on the Central Coast?

The amount of time required depends on the intricacy of the title history and environmental factors. An ordinary residential boundary survey would take several days from start to finish. 

What is the difference between a boundary survey and a topographic survey?

The boundary survey is a determination of the legal boundaries of the property. The topographic survey depicts the terrain of the property. Most projects need both surveys. The boundary survey determines the legal boundaries, while the topographic survey informs the design.

Can a surveyor help with a development application on the Central Coast?

Yes. Surveyors produce survey plans, identification surveys and other technical reports that are included in a development application for Central Coast Council.

What areas on the Central Coast does de Witt Consulting service?

De Witt Consulting works from an office in Gosford and provides services to residential, commercial, and infrastructure developments throughout the Central Coast area.

Final Thoughts

Surveying is not something that is necessarily prominent in a development or property project. Rather, surveying takes place behind the scenes, occurring before the final design is done, before the paperwork has been submitted, and even before the first ground has been broken for the project.

Nonetheless, it is a fundamental component of the project process, as any further information derived from that point will depend on the accuracy of the initial survey.

In this regard, property owners and Central Coast property developers who are building on the Central Coast may wish to seek the assistance of professional local surveyors.