Feature and Level Survey with Prime Land Consultants

Are you planning on new land development in Melbourne or Victoria and need a finished floor level survey or a feature and level survey? Contact us!

You can trust Prime Land Consultants to offer reliable and professional topographic land surveys.Want to know more about our service? Get in touch with us today!

What are Feature and Levels/Existing Conditions Surveys?

You will need such a survey for your property if you are planning on building or developing on any land/building. The paperwork required may be different depending on your local council/authority, but the need for a Feature and Levels/Existing Conditions Survey carried out by qualified surveyors will remain the same.

When Do you Need AFeature And Level Survey?

Any development or redevelopment project’s initial stages will probably call for one of these surveys. The land parcel you are building on, or making changes to, is subject to specific information requests from your local council. This enables the project to move forward with approval and the necessary permits. The results of the feature and level survey will be used by contractors, architects, and others as they proceed with your project.

Looking for a feature and level survey or a finished floor level survey? We can help. Contact Prime Land Consultants today!

How Can We Help With a Feature & Levels/Existing Conditions Survey?

A Feature & Levels/Existing Conditions Survey conducted by us will include all features, above ground levels, contours, adjoining dwelling information, significant trees, vegetation, fencing, utility and drainage information within our survey extents, which will be shown on a Plan of Existing Conditions. This plan will then be used by architects, builders, designers and even the council for development planning, design and construction purposes.

Why is a Feature and Level Survey Important?

This survey serves several purposes for your building project. One of the most helpful features is that permanent site control can be established and coordinated to MGA (Map Grid of Australia), or local datum and elevations referenced to AHD (Australian Height Datum). This makes it possible to maintain consistency and standards across all project-related aspects.

A general feature and level survey sets the tone for the rest of the project. The design, construction, development of the land, and subdivision of the parcel will be influenced by the survey’s results. This survey’s completion at the beginning of the process ensures that no significant, expensive errors are made as construction moves forward.

Frequently Ask Questions

A Feature & Level Survey (also known as an Existing Conditions Survey) is a survey which maps accurately the positions of features and site levels within the survey extents.

 A Feature & Level Survey is required typically at the beginning or commencement of ANY proposed development.

The answer is a resounding YES for any proposed development. 
Here are some of the reasons why:-
  • Design considerations – Any proposed design for the development requires taking into account the existing site conditions in order to maximise the development potential of any land/property.
  • Planning/Building Permit – An Existing Conditions Survey is generally required as part of the documentation submitted for any Planning or Building Permit application.
  • Construction – Any proposed construction will require understanding the existing site conditions prior to undertaking the works. This includes the following:- Construction costs estimation, Being able to transfer the approved Development Design to actual Site Works. 
  • Detailed locations of the major features of the survey extents including but not limited to building footprints, trees (including heights), fence/structure/occupation locations, utilities/services, pavements.
  • Comprehensive levels across the survey extents to enable design, engineering and construction considerations throughout the life-cycle of a project.
  • Heights should always be connected to the Australian Height Datum (AHD) to avoid issues with Council and Authorities.
  • Temporary Bench Mark(s)  (TBM) should be placed at suitable position(s) to enable construction to follow any proposed design.
  • Neighbouring openings (windows etc) and secluded private open spaces where facing the subject site and within 9m (RESCODE) should be located and shown for overshadowing considerations 
  • Preparation and Delivery of Plan of Survey showing all of the above including comprehensive site photos to enable ease of understanding for any user Designer/Council/Authorities/Builder) of the Plan throughout the entire project life-cycle.
While the answer is yes, we strongly recommend against it due to the following reasons
  • Design Considerations – Without understanding the relationship between the legal title boundaries of the site in relation to the existing conditions on the ground, it will not be possible to design effectively without a significant risk.
  • Planning/Building Permits – Most Planning and Building Permit applications will require a complete understanding of the relationship between the existing conditions of the site and the legal title boundaries of the subject land.
  • Construction – If a Title Re-establishment Survey was not undertaken previously, then it will still be required pre-commencement of Construction in order for the Construction to be able to proceed as per the approved design.
  • Cost Savings – Undertaking the Title Re-establishment Survey concurrently with the Feature & Level Survey results in a lower overall cost as compared to undertaking them separately.

While a Feature & Level Survey maps the existing conditions of a site, the existing conditions information will not be able to be related accurately to the legal title boundaries unless a Title Reestablishment Survey was also undertaken con-currently.

A great Title Re-establishment, Feature & Level Survey is defined by the following factors:- 

  • Detailed – Comprehensive and sufficient survey information is required in order to maximise development and design potential, avoid any risk of time delay with a planning/building permit application and does not cause construction commencement delay. MOST IMPORTANTLY, a great Title Re-establishment, Feature & Level Survey should be able to stand the test of time throughout the entirety of a project
  •  Timely – Time is invaluable. Any week of time delay in obtaining the Title Re-establishment, Feature & Level survey is additional holding/opportunity costs that is incurred throughout the lifespan of a project.  

 

Contact us now at [email protected] or 03 8316 1308 for an obligation-free initial consultation!

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