The Plan Sealing Process and The Surveyor's Role

The Plan Sealing process is the formal process of a Local Council endorsing and stamping an original Survey Plan. This endorsement signifies that the development has met all the necessary legal, planning, and engineering requirements laid out in the initial Development Approval (DA).

The Key Document: The Survey Plan

The process revolves around the Survey Plan (also known as a Plan of Subdivision or community titles scheme plan). This is a technical and legal document prepared by a Licensed Surveyor. It is prepared or finalised at the end of the project and lodged with the Council for sealing.

It accurately defines the new boundaries, area, and dimensions of every new lot being created.

It also clearly identifies any land being dedicated to the Council (like new roads, drainage reserves, or parks) or the creation of new easements (rights for services like water, sewer, or access) or covenants (restrictions on land use).

The Compliance Check – carried out by Council

The Survey Plan is just one of a raft of documents that need to be lodged with Council at the Plan Sealing stage of any project. The Council will not seal the survey plan until it is fully satisfied that all the obligations tied to the original Development Approval (DA) have been met.

Essentially they are checking for compliance in three [3] main areas

1.      Documentation: Receipt of all necessary compliance certificates from engineers and other professionals, "as-constructed" drawings (showing works as they were actually built) from the surveyor, and any required legal documents (like final easement documents or a Community Management Statement for a unit complex).

2.      Physical Works: The on-site construction of all infrastructure required by the DA conditions, in such a manner as approved to acceptable quality standards, including: Roads, footpaths, stormwater drainage, water/sewer connections, earthworks, and landscaping.

3.      Financial Obligations: That all fees have been paid, most importantly: Infrastructure Charges (levies for the development's impact on public infrastructure), outstanding rates, and the Plan Sealing application fees.

The Surveyor’s Role:

The surveyor's primary deliverable is the Survey Plan itself, and also any “as constructed” plans. They are also responsible for preparing key compliance and legal forms.

The Original Survey Plan (The Cornerstone)

This is the official document that will eventually be sealed by the Council and lodged with Titles Queensland. The surveyor ensures it meets the exacting standards of the Land Title Act 1994 (QLD) and the Surveying Act 2003 (QLD). Requirements include;

Legal Format: It must be prepared in the correct format depending on the project type (e.g., Standard Format Plan, Building Format Plan for subdivisions or home units ) and signed by the Registered Owner(s) of the land, confirming their agreement to the boundaries and the licenced, registered surveyor.

New Lot Details: It clearly shows the dimensions, area, and unique lot/plan numbers of all the new parcels being created, including any common property.

Easements and Dedications: It accurately delineates any new public easements (for drainage, water, sewer) to be granted to the Council or private easements (for shared access or services) between the new lots. It also defines any land being dedicated to the Council (like new public roads or parks).

Titles Queensland Forms (Required for Survey Plan Registration)

The surveyor and/or the legal team will prepare the necessary statutory forms required by Titles Queensland (the land registry). The Council requires these forms to be lodged with the survey plan.

Survey Certification: The surveyor provides their professional certification that the completed physical works (roads, lot layouts, building location, building height etc.) align exactly with the approved engineering plans and the new boundaries shown on the survey plan. Form 18A (Planning Body Approval): This form confirms the Development Approval details.

Other Transfer Forms: If land is being dedicated or transferred to the Council (e.g., a new road), the relevant transfer forms will be prepared and executed.

Why Is Plan Sealing So Important?

Plan Sealing is the final, essential bridge between a project’s approval and a legal reality. Without the sealed plan, the entire development project is stalled – the plan is not registered by Titles Queensland – hence no new titles are created – and therefore cannot be transferred or sold.

Only once Titles Queensland registers the sealed plan are the new, separate legal Certificates of Title officially created. Before registration, all the new lots exist only on paper; after sealing and registration, they become unique, legally distinct, and transferable properties.

The commercial reality is that a developer cannot legally settle the sale of a new lot or unit until the new title is registered, which requires the sealed plan. Delays in plan sealing directly translate into delayed settlements and revenue for the developer. What’s more, A new lot created via subdivision generally cannot be legally built upon until the sealed plan is registered with Titles Queensland.

Six [6] Month Deadline:

In Queensland, a survey plan that has been sealed by the Council must be lodged with Titles Queensland within six months of the sealing date. If it is not lodged within this timeframe, Titles Queensland may reject the plan and the Council's approval can lapse resulting in the entire Plan Sealing process (and potentially the associated fees) to be repeated.

If you need assistance or further help with your plans feel free to contact us for guidance.