Short answer: a unit development in Geelong usually needs several surveys from a licensed land surveyor: a feature and level survey (and often a re-establishment survey) before design, accurate site information for the planning permit, a building set-out survey before construction, and a plan of subdivision so each unit can get its own title. Getting the surveyor involved early helps your designer, council and builder all work from the same accurate information.
Whether you are adding a second dwelling behind an existing house in Belmont or building a row of townhouses in Lara, the survey work follows a fairly predictable path. This guide explains each stage, what the surveyor does and how to keep your project moving.
What is a unit development survey?
“Unit development survey” is not one single survey. It is the group of surveys a multi-dwelling project needs from start to finish. In Victoria, only a licensed surveyor under the Surveying Act 2004 can define title boundaries and prepare a plan of subdivision for registration, so a land surveyor is involved at the beginning and the end of the project.
The main stages are:
- Site information for design (feature and level survey, plus boundary checks)
- Information supporting the planning permit application
- Building set-out during construction
- Subdivision of the finished units onto separate titles
Stage 1: Feature and level survey before design
Your architect or building designer needs to know exactly what is on the site before they can lay out units, driveways and private open space. A feature and level survey records the shape of the land, existing buildings, trees, fences, services, crossovers and spot levels, along with relevant details of neighbouring buildings such as windows and wall heights.
On a multi-unit project these details matter more than usual. Setbacks, overlooking, overshadowing and driveway gradients are all assessed against the survey, so small errors early on can cause redesigns later.
Do I also need a re-establishment survey?
Often, yes. Fences in older Geelong suburbs do not always sit on the title boundary. When units are designed close to a boundary, or the title dimensions are uncertain, a re-establishment survey confirms where the boundaries actually are on the ground. Combining it with the feature and level survey gives your designer one reliable base plan.
Stage 2: Planning permit
Most unit developments in the City of Greater Geelong and neighbouring councils need a planning permit. For two or more dwellings on a lot, the ResCode standards in Clause 55 of the planning scheme apply, and council will normally expect a neighbourhood and site description with your application, along with a design response.
The survey information underpins those plans. It shows existing conditions on your site and the interface with neighbours, which council uses to assess the design. The zone and any overlays on your land can also add requirements, so it is worth getting a planning property report from VicPlan early. Our guide to planning permit surveys in Geelong covers this stage in more detail.
Planning for the subdivision at the same time
Many owners apply to develop the units and subdivide them in the same planning application. Talking to your surveyor at this stage helps the layout work for future titles, including where common property, easements and services will sit.
Stage 3: Building set-out
Once you have your permits, the builder needs the units pegged on the ground exactly where the approved plans show them. A building set-out survey marks the corners or offsets of each building so the slab and footings are placed correctly in relation to the boundaries and to each other.
On tight unit sites there is little room for error. A set-out by a land surveyor reduces the risk of a building encroaching on a setback, an easement or the neighbour’s land.
Stage 4: Subdividing the units onto separate titles
To sell or refinance units separately, each one needs its own title. The land surveyor prepares a plan of subdivision under the Subdivision Act 1988. The plan is certified by council, and once conditions are met council issues a Statement of Compliance. The plan is then lodged with Land Use Victoria for registration and new titles are created.
Common property and owners corporations
If the development includes shared areas such as a common driveway, the plan of subdivision will usually create common property and an owners corporation. Your surveyor can explain how the boundaries between units and common property are defined, and what that means for the finished titles. For more detail on how those plans work, see our guide to owners corporation plans in Geelong. For a simpler two-lot project, see our two-lot subdivision guide. If you plan to lease or sell units in a mixed-use or apartment project, a lease plan or residential area survey can confirm the measured area of each one once it is built.
Things that can slow a unit development down
- Boundary uncertainty: fences that do not match the title can change setbacks and site area.
- Easements and services: sewer and drainage easements can limit where units go and may need relocating or consent from the authority.
- Restrictions on title: covenants or building envelopes on the title can affect what you can build.
- Sloping or low-lying land: levels affect driveway gradients, floor levels and drainage, so accurate levels are essential.
- Late subdivision planning: designing units without thinking about future titles can lead to awkward boundaries or extra approvals.
Tips for a smoother project
- Order your title and plan from the land registry early, and check for covenants and easements.
- Get the feature and level survey and any boundary re-establishment done before design starts.
- Tell your surveyor up front that you intend to subdivide, so the survey and design support it.
- Keep the same surveying firm through the project where possible, so information carries through from design to titles.
- Talk to your designer and council early about the zone and overlays affecting your land.
If you are weighing up a multi-dwelling project, our older article on things to think about when developing apartments and units is also worth a read, along with our subdivision services.
Unit developments across Geelong and the region
Geelong Land Surveyors works on unit and townhouse projects across Geelong, including Belmont, Highton, Newtown, Lara and Grovedale, as well as the Bellarine Peninsula, Surf Coast and Ballarat. We can prepare the surveys you need from first site visit through to new titles.
Planning a unit development? Request a quote online or call 0412 722 261 to talk through your site with a licensed land surveyor.
Frequently asked questions
What surveys do I need for a unit development in Geelong?
Most projects need a feature and level survey before design, often a re-establishment survey to confirm boundaries, a building set-out survey before construction and a plan of subdivision so each unit can get its own title.
When should I involve a land surveyor in a unit development?
As early as possible, ideally before your designer starts. Accurate site and boundary information shapes the layout, supports the planning permit and makes the later subdivision simpler.
Can I build and subdivide units under the same planning permit?
Many owners apply for the development and the subdivision together. Your surveyor and designer can advise whether that suits your project, and council will confirm what the application needs.
Will my unit development need an owners corporation?
If the plan of subdivision creates common property, such as a shared driveway, it will usually create an owners corporation as well. Your surveyor can explain how this applies to your layout.