So how is all measured? We use the latest surveying equipment and have both Robotic Total Stations (RTS) and global positioning systems (GPS or GNSS) and we set up a co-ordinated survey control system when we move around. The RTS is the new age theodolite and measures a wave length to a prism and back to determine distances and can be accurate to within a few millimetres. It is robotic which means it tracks the prism the operator walks around with who also had a survey controller which records the observations along with codes  and attributes as required (i.e trunk and tree spreads).  The RTS also has a ‘direct reflex’ mode of measurement which measures to all of those hard to get at places (i.e. ridgelines, eaves, centre of busy roads) without the need to be at the object (you sight the RTS to the object and measure) making the operators job safer and often more efficient.

The GPS (now called GNSS – global navigations satellite system) uses satellites orbiting in space at fixed trajectories to determine our location. We use differential GPS which logs information at a base station (can be locally or can use the statewide based VicPOS system but you need mobile phone coverage) and sends corrections to the GPS that you are walking around with. Phones and handheld GPS units do not have the corrections which is why they are usually accurate to +/- 10 metres. With our system we can be accurate to a couple of centimetres.

The surveys are usually to the Australian Height Datum (AHD) which is an Australian universal height datum, and often to the Map Grid of Australia (MGA) which is a universal coordinate datum.

There may also be a need to carry out a Title Re-establishment Survey to determine the exact location of the property boundaries as sometimes the boundary is different to the existing fencing. This is very important if any proposed works are near to the boundary.

All of this survey information provides the base for any proposed design works by Architects and Engineers, with the value of having quality and detailed information early often saves time and additional works over the course of the application. Step Surveying provides all of the above services so please contact us today to discuss your project.

If you are planning a subdivision you will need a Licensed Land Surveyor to assist in the process.  A Licensed Surveyor is the only person authorised to perform cadastral (title) surveys to define property boundaries and involves interpreting and advising on boundary locations, on the status of land ownership and on the rights, restrictions and interests in property, and subsequently make title boundary changes / amendments through a subdivision application. These days most subdivision applications are lodged electronically via SPEAR (Surveying and Planning Electronic Applications and Referrals) after you been a Planning Permit to subdivide.

The Licensed Surveyor is required to carry out field work to take measurements that enables calculations to determine the title boundary and often requires the survey to be connected (legislated) to the Map Grid of Australia (MGA) which is an overall coordinated datum. They then prepare a Plan of Subdivision that has the details of the land, any encumbrances (i.e. easements, depth limitations etc), and a layout in plan form that shows the details of the land including lot shape, bearings and distances, areas, easements, roads, reserves, building envelopes and any other detail needed. This plan is then lodged on SPEAR and is referred to authorities, Councils internal sections (i.e. engineering, planning etc). The authorities and councils sign off on the plan (called Statement of Compliance) when all items in the planning permit have been completed and usually takes a few months or longer depending on the amount of capital works required (i.e. build roads, connect to services etc). While this is happening the Licensed Surveyor is required to draw and submit Surveyors Abstract of Field Notes and an accompanying Licensed Surveyors Report which details the survey and provides information for future surveyors working in the area. These are then submitted to the Land Titles Office as a record of how the boundary of the subdivision was determined.

So there’s a lot of work for a couple of lines on a plan! Step Surveying provides all of the above services so please contact us today to discuss your project.

These planning permits are lodged with the relevant local governments and are assessed against what the land is zoned, permitted land uses, overlays, municipal strategic statements and various other planning documents available through the Department of Transport, Planning, and Local Infrastructure’s (DTPLI) Victorian Planning Provisions (VPP).  There are a whole host of different zones that allow for different land uses to be conducted – each zone has a purpose and intent to maintain orderly and proper planning which is why it is extremely important to identify what zone and what land uses are permitted. In addition to the zoning of the land there may be overlays (for example Wildfire, Heritage, Vegetation Protection, Land Subject to Inundation etc) on the land, and particular local provisions (for example subdivision land size both minimum and maximum, building heights, plot ratio etc) that you need to be aware of.

How long will this take?

The process of assessing the permit application takes a minimum of 60 days through the council and is referred to service authorities, internal sections of council (i.e. planning, engineering, environment etc), adjoining land holders, and is often advertised to members of the public through signage or newspaper entries.

There is a host of information needed to accompany a planning permit application including the application form available on the relevant council’s website along with payment. You will also need to submit a planning report that assesses the proposal against the Victorian Planning Provisions clauses (i.e. clause 54 for one dwelling on a lot, clause 55 for 2 dwellings on a lot, clause 56 for subdivision etc.) and how it complies / achieves the requirements.

In addition to this you will need most probably need an Existing Conditions Survey (also known as a site and context plan, or a feature survey) which provides accurate information including the location of features on the site and adjoining sites (i.e buildings, private open space, vegetation, fences, habitable windows), the slope of the land and building heights (usually to the Australian Height Datum or AHD), road access, and any services that are present. There may also be a need to carry out a Title Re-establishment Survey to determine the exact location of the property boundaries as sometimes the boundary is different to the existing fencing. This is very important if any proposed works are near to the boundary, or if the application is for a subdivision. All of this survey information provides the foundation for any proposed design works by Architects and Engineers, with the value of having quality and detailed information early often saves time and additional works over the course of the application. Step Surveying provides all of the above services so please contact us today to discuss your project.

And finally you will need to provide details of what you are applying for the planning permit for – building plans, subdivision layout, soil report etc. All of these are project specific and would be determined on a project by project basis.

On a sloped site, our equipment can measure horizontal distances which often causes headaches for builders as they usually haven’t got the equipment to measure the horizontal distance and requires step chaining which reduces accuracies as you go. With the correct setup, our equipment can measure these distances to within a few millimetres. We can also measure vertical distances which are invaluable in providing for cut and fill measurements when constructing a road, drain, or for setting out an excavation for a pipeline.

Having the right set out data at the outset is so important as it provides surety to the construction teams, reduces time loss, and allows those on site to do what they are experts in. What we do at Step Surveying is interrogate the design plans and create our own ‘shop’ plans that have all information required for the set-out. We work with all involved to determine what set out information is required so that we have a plan of attack prior to a site visit. We are there to help not hinder the construction works so we are always thinking of ways to help out and minimise site delays.

When the set out is complete we make sure that a site handover is carried out, and we provide set out plans for reference usually by the next day. We are also very responsive to set out requests – often available the next day so please contact us today to discuss your project.

Surveying and land surveying is the measurement and mapping of our surrounding environment using mathematics, specialised technology and equipment. Surveyors measure just about anything on the land, in the sky or on the ocean bed.

All of the spatial information you use in day to day life (i.e. Atlas’s, Melways, on line maps such as Google Maps) has been mapped and processed by surveyors.  In fact, ancient structures like Stonehenge and the Great Pyramid of Giza were positioned by surveyors using sun, and star observations.  Mount Everest was surveyed for the first time in the 1850’s by triangulation with the determined height then being within 8 metres of today’s height, not bad considering it was over one hundred years before anyone climbed it!

Land surveyors work in the office and in the field. Out in the field, we use the latest technology such as high order Global Positioning Systems (GPS), Robotic Total Stations (Theodolites), and aerial and terrestrial scanners to map an area, making computations and taking photos as evidence (we still carry around levels, tapes and plumb bobs as they are still needed!).   In the office, surveyors then use sophisticated software, such as AutoCAD to draft plans and map the onsite measurements.

Surveyors work on a diverse variety of projects from planning and design of new or existing infrastructure, land and building development, construction (buildings, roads, bridges, sports fields, farming etc.), monitoring and environmental measuring.  We are experts in determining land size and measurements, and give advice and provide information to guide the work of engineers, architects, town planners, geologists and developers. We also work with Government (state, local and there agencies), and service authorities (water, sewer, power authorities etc.).

Surveyors are often the first people on any construction or development site, measuring and mapping the land. These primary measurements are then used by Architects to understand and make the most of the unique landscape when designing, and Engineers to plan structures accurately and safely, ensuring buildings not only fit with the landscape but are able to be constructed. In addition to working with Architects and Engineers, we work with Town Planners, Building Designers, many types of Engineers including Civil, Mining, Structural and Geotechnical, Environmental Scientists, Ecologists, Builders, Civil and Building Construction Companies.

In addition to measuring and mapping the land, we also carry out set out surveys to position any design object in its true position. Often these set out surveys are for buildings that have been pre designed off site and are required to be accurate to less than a few millimetres. We also do as built surveys of constructed infrastructure (pipes, buildings etc) for future reference, monitoring surveys (rivers, vegetation etc), floor area surveys, and subdivisions. As we are well connected to our kindred industries we can also offer advice on projects or developments so please contact us today to discuss your project.

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