Specialised and experienced Town Planners and Surveyors in Brisbane

Trusted Plan Sealing Brisbane

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Experienced Plan Sealing

Every subdivision whether it is for freehold or building format plan under the Body Corporate and Community Management Act involves conditions of approval that must be met before the land or buildings can be subdivided. If you’re looking to subdivide your land or building in Brisbane, then plan sealing will be your final and most important step. 

As the final stage of dealing with your local council prior to contacting the Land Titles office for your new titles, it’s crucial you work with a team that brings extensive experience and the commitment to standing by your side from start to finish to ensure the process is hassle-free and undertaken in a timely matter.

At bplanned & surveyed, our proven experience can assist you in streamlining the process, saving you time and money. We take a practical no nonsense approach and are focused on getting your plans sealed promptly. 

As accredited consultants for ExpressSeal plan application in Logan City Council and by Planning Institute Australia, we can help you fast-track your applications in Logan City Council.

Our experienced team can assist with your subdivision needs to ensure you minimise unnecessary costs and delays. Reach out and speak to a member of our friendly team to learn more on 1300 275 266 or request an obligation-free quote using our secure online form.

Quick links to useful information on the page:

Our Projects

Ballade Residences | Norman Avenue, Norman Park

Ballade Residences | Norman Avenue, Norman Park

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Wattle Grove | Lyton Road, Cannon Hill

Wattle Grove | Lyton Road, Cannon Hill

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9-11 Andrews Street, Southport

9-11 Andrews Street, Southport

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147 Lots | Parklake Adare Estate, Adare

147 Lots | Parklake Adare Estate, Adare

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130 Lots | Parklands At Clarendon Estate, Rifle Range

130 Lots | Parklands At Clarendon Estate, Rifle Range

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34 Lots | De Hill Estate, Algester

34 Lots | De Hill Estate, Algester

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Our services range

  • Plan sealing applications
  • Express Seal applications – Logan City Council 

What is plan sealing?

Before finalising a subdivision of your property, a Survey Plan must be lodged with your local council for endorsement.

This process must be done before registration with the State Government’s Titles Queensland and can only happen when the following criteria have been met:

  • Earthworks have been completed
  • Essential service infrastructure has been connected (e.g. water and sewer)
  • Construction costs, infrastructure charges, and any other fees or levies have been paid
  • All necessary development conditions have been met

You need a sealed or endorsed survey plan from Council to create new freehold land titles, or approved plans to create building format titles, so trust our team which has decades of industry experience supporting Queensland property owners and developers.

What is Express Seal?

Express Seal is a process offered by the Logan City Council that aims to expedite times for development applications. The process allows accredited consultants to self-certify all aspects of subdivision development applications, such as boundary realignments, building envelopes, access easements, freehold subdivision and subdivision of buildings including apartments and townhouses. 

To participate in the Express Seal program, consultants must meet certain criteria and have the appropriate qualifications and experience. Once accredited, they can submit applications for Express Seal assessment, which involves a faster assessment process than the standard application process and allows a 25% reduction in the Council fees and charges.

The Express Seal process allows for faster turnaround times, reduces the workload for Council assessment officers, and provides greater flexibility for property owners and developers. However, it is important to note that not all applications are eligible for the Express Seal, and the accreditation process for consultants can be rigorous.

If you are considering submitting an application and believe it may be eligible for the Express Seal process, it is recommended that you consult with an accredited consultant or the Logan City Council to determine whether your proposal is eligible and how to proceed.

Plan Sealing Brisbane

Frequently Asked Questions About Plan Sealing in Brisbane

Your local council will typically charge a fee at the beginning of the process and will expect payment of any infrastructure charges, fees and rates before endorsing the survey plan. It’s also worth noting other costs associated with this crucial step of the development process. 

The table below outlines some average costs in Queensland. However, these should be considered average figures only. For an accurate breakdown of likely costs, request a 100% obligation-free quote online to understand your options with no risk or commitment.

The below table is a GUIDE ONLY of fees for a 1 into 2 lot subdivision in Brisbane.

InclusionsAverage Cost
Surveying$5000 – $7000 (pending the requirements of the development approval conditions)
Plan Sealing$2000 + GST – $3000 + GST (pending the requirements of the development approval conditions)
Council fees and charges (approx. as they are subject to change by Council)

Inspection Fees – $2500

Plan Sealing -$1280

In accordance with schedule 18 of the Planning Regulation 2017 the local government must give notice of the approval in 20 business days if the request complies. 

If the request does not comply when it is received by the local Council they will give notice and the survey plan will be endorsed 20 business days after the person gives notice to the local government that the request complies.

PLEASE NOTE: Some councils offer streamlined approval services to fast-track the process. In these cases, the council relies on the accredited consultant to assess the project for compliance.

For example, the following Queensland councils offer this service:

  • Logan City Council: ExpressSeal
  • Moreton Bay Regional Council 

These applications are typically decided within five business days, which can help advance your development goals in a timely and risk-free manner. 

As accredited consultants with ExpressSeal, the team at bplanned & surveyed can work with you to provide expert knowledge and insight, and help you fast-track your sealing and land title process with minimal fuss.

To learn more about our expedited process, call 1300 275 266 to have a chat with a member of our team to learn about our services or submit a request for a quote online.

The process can be complex and difficult to navigate without the right support. When managed incorrectly, the outcome can range from delays to issuing final titles and settlements through to unnecessary costs and charges. 

Though each project is unique, there are a number of steps you’ll likely go through following approval of a development application. These include:

Step 01: Site works are carried out in accordance with the conditions of the development approval and a surveyor is brought on to survey the development and prepare a survey plan.

Step 02: A finalised survey plan is submitted to your local council for sealing. To ensure this step is successfully completed, the following is required:

  • Compliance materials to show the development has been carried out in line with relevant Conditions of Approval.
  • A Community Management Statement is prepared for subdivisions under the Body Corporate and Community Management Act.
  • Any easement documents for easements required as part of the development.
  • Full payment of any fees, charges, or outstanding rates.

Step 03: The local council will assess the Survey Plan Endorsement application to ensure the development complies with all relevant planning regulations. If approved, the council will officially endorse the survey plan, allowing it to proceed to the Queensland Titles Office for registration.

Step 04: Once the endorsed survey plan is received, it must be lodged with the Queensland Titles Office within six months to complete Subdivision Title Registration. This process, governed by the Land Title Act 1994 (QLD), legally creates new property titles. We ensure all documents meet Queensland Titles Registry requirements for a smooth, delay-free registration.

Navigating the sealing process can be challenging, especially when dealing with delays, compliance issues, and document preparation. Many clients experience setbacks due to council approval delays, missing compliance materials, or unclear easement requirements. 

At bplanned & surveyed, we proactively manage the process, ensuring that all documents meet council conditions before submission. We also assist in preparing essential legal documents like Community Management Statements and easement documents, preventing costly mistakes. 

 Additionally, we monitor outstanding fees and charges to avoid unexpected delays. With our expertise, we help clients meet their title registration deadlines efficiently.

In Brisbane, the minimum lot size for building a dwelling varies based on the zoning of the property and its proximity to certain amenities. A “small lot” is defined as a property with an area of less than 450 square metres, or less than 600 square metres for a rear lot (excluding the accessway).

In the Low Density Residential Zone, the general minimum lot sizes are:

  • Front lot: 400 square metres
  • Rear lot: 600 square metres

However, if the property is within 200 metres of walking distance of a Centre zone larger than 2,000 square metres, the minimum front lot size can be reduced to 300 square metres.

In the Low-Medium Density Residential Zone, the minimum lot sizes are:

  • 2-storey mix or 2 or 3-storey mix precincts: 260 square metres for front lots; 350 square metres for rear lots
  • Up to 3-storey precinct: 180 square metres for front lots; 350 square metres for rear lots

These regulations are outlined in Brisbane City Council’s planning documents.

It’s important to note that additional factors, such as minimum frontage, average width, and specific site conditions (e.g., slope, flooding, heritage considerations), can influence the suitability of a lot for building. 

Therefore, it’s advisable to consult with a town planner or the Brisbane City Council to understand the specific requirements for your property.

In Brisbane, the proximity of your building to the property boundary –known as the “setback” –is governed by the Queensland Development Code (QDC) and Brisbane City Council’s regulations. These setbacks are influenced by factors such as lot size, building height, and zoning.

General Setback Requirements:

  • Front Setback: Typically, buildings should be set back 6 metres from the front boundary.
  • Side and Rear Setbacks:
    • Lots 450m² and Over:
      • Building Height up to 4.5m: Minimum side and rear setback of 1.5 metres.
      • Building Height between 4.5m and 7.5m: Minimum setback increases to 2 metres.
      • Building Height over 7.5m: Setback of 2 metres plus an additional 0.5 metres for every 3 metres (or part thereof) over 7.5 metres in height.
    • Lots Under 450m² (Small Lots):
      • Side Setback: Generally, a minimum of 1 metre.
      • Rear Setback: Typically, 6 metres.

What Are the Exceptions?

  • Built-to-Boundary Walls: In certain cases, constructing a wall directly on the boundary is permissible, provided it adheres to specific criteria, such as:
    • The wall does not exceed 3.5 metres in height.
    • The total length of all buildings or structures within the setback does not exceed 9 metres.
    • The structure is located no closer than 1.5 metres to the window of a habitable room of the adjoining dwelling.
  • Carports and Sheds: These structures may have relaxed setback requirements if they meet certain conditions, such as height restrictions and overall size limitations.

Additional Factors to Consider:

  • Zoning and Overlays: Specific zoning regulations and overlay provisions (e.g., character residential zones) can influence setback requirements.
  • Performance Criteria: If standard setback requirements cannot be met, proposals may be assessed against performance criteria to ensure they do not adversely impact neighbouring properties.

Expert Tips for Setback Requirements in Brisbane:

Given the complexity and variability of setback requirements based on individual property characteristics, it’s a good idea to:
  • Consult with a Private Building Certifier: They can provide guidance for your specific situation.
  • Review Brisbane City Council’s Guidelines: Detailed information is available on the Council’s website.
  • Engage with Town Planning Professionals: For comprehensive advice, consider consulting with town planners or building professionals familiar with Brisbane’s regulations.
Adhering to these setback requirements is crucial to ensure compliance with local building codes and to maintain harmonious relationships with neighbouring properties. Besides, if you don’t get it right, you might have to tear everything down and face serious fines.

To discuss town planning matters with Brisbane City Council, you have several options:

1. Planning Information Office:

For general planning advice, you can speak with a Planning Information Officer. Reach the Council’s Contact Centre at 07 3403 8888 during business hours (9 am-4 pm, Monday-Friday) and request to speak with a Planning Information Officer.

2. Talk to a Planner Sessions:

The Council offers free “Talk to a Planner” sessions throughout the year, providing face-to-face opportunities to discuss how the Brisbane City Plan 2014 relates to your property or project. These sessions are by appointment only. 

To book a 15-minute appointment, visit the Council’s website and select your preferred session.

3. Online Enquiries:

For written planning advice, you can submit an online enquiry through the Council’s Development Services online enquiry form. They aim to provide written advice within 10 working days of fee payment.

4. Mail:

You can mail your letter to:

Brisbane City Council GPO Box 1434 Brisbane Qld 4001

Expect a full response to letters within 20 working days.

5. Email:

For general enquiries, complaints, or feedback, you can email the Council. If you request a Council service, within 3-5 business days, they will provide you with a reference number and details of your request.

6. In-Person Visits:

The Council’s Customer Centres provide information and advice on topics such as licenses, permits, rate enquiries, and development applications. For locations and operating hours, visit the Council’s website.

Before reaching out, it’s advisable to gather relevant information about your property or project to facilitate a productive discussion and avoid having to call back.

How our experience can help you

As a trusted name in the industry, bplanned and surveyed stands for support, professionalism, and results. Our clients come to us to remove the stress from the development process – and we’re excited to do the same for you. 

From first contact through to project completion, our town planners and surveyors can assist and simplify a complex process. Always, friendly, honest and approachable, we’re committed to providing peace of mind and helping you navigate the final hurdle in your next exciting development.

With decades of industry experience and a track record of delivering for Queensland clients, our team can help you understand:

  • how to understand the development application (DA) process from start to finish
  • the full picture of the process – how long it may take and what other resources you may need
  • identifying cost/time saving opportunities at each stage of the process
  • flagging any potential issues early to help you avoid delays and unnecessary expenses

Call 1300 275 266 to have a chat with our Brisbane team to help take the stress out of the property development process and see what a difference a partnership with bplanned & surveyed makes.