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How to read a plan of subdivision (DP, PS, strata plan) in AU

How to read a registered plan of subdivision across AU: lot boundaries, easements, covenants, common property, state terminology, builder gotchas.

By Dan Waring. Last updated 23 May 2026. Verified 23 May 2026.

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TL;DR

Every Australian state calls this document something different, but the job is the same: a registered plan of subdivision is the legal source of truth for where your lot begins and ends. The names are NSW Deposited Plan (DP), VIC Plan of Subdivision (PS), QLD Standard Format Plan or Survey Plan, WA Survey-Strata Plan, and so on. The single biggest trap on built-up lots is confusing the occupation boundary (where the fence sits) with the title boundary (where the surveyor pegged it). These are often not the same thing. Before you pour a slab or set out a footing, pull the plan.

What this article is for

Plans of subdivision come up before contract, before setout, and before plumbing or drainage design. Builders who can read one spend less time chasing surveyors for basic answers.

This article covers reading a registered plan across all eight Australian states and territories, including strata and community title variants. It does not cover creating a new subdivision; for that, see Subdivision controls for residential land.

State terminology

The plan name varies by state and by subdivision type. This table is your starting point.

State/TerritoryStandard freehold subdivisionStrata / community title
NSWDeposited Plan (DP)Strata Plan (SP), Community Title Scheme plan
VICPlan of Subdivision (PS)Plan of Subdivision (PS) with owners corporation lot
QLDStandard Format Plan (SP)Community Title Plan (CTP)
WADiagram or Plan of SurveySurvey-Strata Plan (Strata Plan)
SAPlan of DivisionCommunity Plan
TASSealed Plan (SP)Strata Plan
ACTDeposited Plan (DP) / Block PlanUnit Plan
NTPlan of SubdivisionUnit Title Plan

In QLD, older plans pre-dating the Land Title Act 1994 are called Registered Plans (RP). You will still encounter RPs on titles for lots in established suburbs. The SP prefix replaced RP for all new surveys from 1994 onward.

Reading the plan

A registered plan is a technical drawing, but the key elements are readable without a surveyor’s licence.

Lot numbers and boundaries. Each lot has a number inside its boundary. The boundary is defined by bearings (degrees, minutes, seconds) and dimensions (metres). A side boundary “N 15° 23’ E 18.44” runs north-northeast for 18.44 metres. All bearings and dimensions must close the polygon. If they do not, the plan cannot be registered.

Title boundary vs occupation boundary. The title boundary is what the plan shows. The occupation boundary is where the fence or wall sits. On older subdivisions these can be 300-600mm apart. On a tight residential lot that difference can put a proposed structure inside a setback or on a neighbour’s land. Set out from surveyed pegs, not from existing fences.

Easements. Shown as dashed or hatched areas with a text annotation: “Easement for drainage 1.5m wide in favour of [Council].” Width and centreline are dimensioned from a lot boundary. A drainage easement running across a proposed slab can mean a full redesign or a formal consent from the authority.

Reference marks and benchmarks. Permanent marks (pegs, bolts, concrete nails) noted on the plan allow the lot to be re-pegged if boundary markers are disturbed. They are not boundary corners; they are fixed points surveyors use to relocate corners. Not movable.

Common property in strata plans. Lot boundaries in a strata plan are defined by reference to building structures (mid-point of walls, floors, ceilings). Everything outside lot boundaries is common property (“CP”), owned collectively through the owners corporation (VIC), strata scheme (NSW), body corporate (QLD, WA), or community corporation (SA).

Easements on the plan

Easements shown on a plan are either created by the plan itself or noted from a prior instrument. In NSW, easements created by a plan are supported by a Section 88B Instrument lodged alongside the DP; the 88B sets out the terms and identifies burdened and benefited lots. In VIC, a plan of subdivision under the Subdivision Act 1988 can create easements directly. In QLD, easements are typically created by Statutory Easement or Transfer Instrument referenced on the plan.

A note like “Easement Q in Deposited Plan 1234567” means you need both documents: the DP for location and width, and the dealing for the terms. NSW LRS and Titles Queensland both provide online access; typically under $30 per document.

Easements run with the land. They survive a sale and bind the builder during construction.

Restrictive covenants and schedules of restrictions

New greenfield subdivisions often include a schedule of restrictions on the plan or in a Section 88B Instrument (NSW), Memorandum of Common Provisions (VIC), or covenant deed. Common restrictions:

  • Minimum dwelling size (sometimes expressed as minimum floor area, excluding garage)
  • Approved external cladding materials (brick, render, and Colorbond are common; unpainted fibre cement may be excluded)
  • Roof pitch and material
  • Fence type and maximum height along the street frontage
  • Prohibition on caravans, boats, or shipping containers being stored on the lot

These are private covenants, not planning controls. A DA approval does not override them. The covenant may require separate written approval from the developer before construction begins. Check the title, not just the planning permit.

Strata and community plans

Strata plans (and their equivalents: unit title plans, community title plans) add two elements that do not appear on a standard freehold subdivision plan:

Common property. The plan identifies which areas are lots and which are common property. Common property is owned collectively and managed by the owners corporation or body corporate. External walls, roofs, driveways, lift shafts, and shared walkways are typically common property. Any building work affecting common property requires approval from the owners corporation, not just a council permit.

Lot entitlements and lot liability. Strata plans record each lot’s unit entitlement (proportional interest in common property) and lot liability (share of owners corporation expenses). These affect levies and voting rights and are part of the registered plan.

For builders doing works inside a strata scheme: confirm whether the work crosses onto common property. If it does, the owners corporation must formally resolve to permit the work before any contract is signed.

What can go wrong

Relying on the fence as the boundary. The most common setout error on infill lots. Fences shift or were never on the right line. A set-out survey before footings prevents an encroachment dispute after they are poured.

Missing a drainage or sewer easement under a planned slab. Pull easement locations before the engineer sets footing layout. A 3m-wide drainage easement through a slab centreline usually means a redesign or a formal consent from the service authority, neither of which is fast.

Misreading a 999-year lease as freehold. ACT and NT lots are often Crown leasehold. The tenure shows on a title search, not always on the plan. For the ACT, almost all residential land is Crown leasehold and subject to National Capital Plan overlays as well as the Territory Plan. Confirm tenure before advising clients.

Assuming the schedule of restrictions has expired. Restrictive covenants in Australia do not have a fixed expiry. A covenant from a 1990s estate still binds a 2026 build. Discharge requires a court order or, in VIC, a planning permit under s.60 of the Planning and Environment Act.

Not pulling the Section 88B Instrument (NSW). The DP shows easement location; the 88B contains terms, widths, and maintenance-access conditions. Always obtain both when an easement appears on the plan.

A plan of subdivision tells you the physical and legal shape of the land. The other due-diligence layers are:

References

See also

Last updated: 2026-05-23. Verified: 2026-05-23. Quarterly review for currency. Plan terminology, easement creation rules, and strata lot boundary definitions verified against NSW LRS, Land Victoria, and Titles Queensland primary sources on 2026-05-23.

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