NSW survey plans (including Deposited Plans and Strata Plans) can look technical, but once you understand the key symbols and terms, they become very useful. Reading a plan helps you understand what you own, where easements run (and for physical boundary location you may need a boundary survey), and what the registered dimensions and bearings say about your boundaries.
This guide covers the practical essentials for Sydney property owners—without pretending that a plan alone is enough to physically locate boundaries on the ground (it usually isn’t).
What Does DP Mean on a Survey Plan?
DP stands for Deposited Plan. It’s the official plan registered with NSW Land Registry Services (LRS) that defines land boundaries. Each DP has a unique number (e.g., DP 123456).
Your property is identified by its lot number within the DP, such as “Lot 10 in DP 123456”.
In strata, you’ll also see SP which stands for Strata Plan, registered under the strata legislation (including the Strata Schemes Development Act 2015).
How to Read Bearings on a NSW Survey Plan
Bearings on NSW survey plans are shown in degrees, minutes, and seconds (e.g., 45°30'15"). They represent the direction of a boundary line measured clockwise from north.
As a quick reference:
- 0° or 360° points north
- 90° points east
- 180° points south
- 270° points west
Bearings are used with distances to define the boundary lines on the plan.
Understanding Measurements (Distances)
Measurements on NSW plans are typically in metres (m). For example, “25.305” means the boundary is 25.305 metres long.
On older plans, you may see older units such as links or feet/inches. Conversions exist, but interpretation can be tricky—especially where older occupation and modern evidence conflict.
How to Identify Easements on a Plan (including Section 88B instruments)
Easements are commonly shown as hatched, shaded, or otherwise marked strips crossing a lot. They are typically labelled with:
- The purpose (e.g., “Easement for Drainage 1.5 wide”)
- The width (e.g., 1.0m, 1.5m, 2.0m)
- A reference to the creating instrument, often a Section 88B instrument (under the Conveyancing Act 1919)
Easement location on paper doesn’t automatically tell you what you can build there. The legal wording in the instrument is critical.
Common Plan Notes Sydney Owners Should Watch For
Depending on your area (City of Sydney, Inner West, Northern Beaches, Sutherland Shire), plans may include notes about:
- Restrictions on use (often created by 88B instruments)
- Rights of carriageway (access rights for driveways)
- Iron pipes / concrete posts indicating survey marks
- Connections to adjoining plans that help define the parcel
Why a Plan Isn’t Enough to Build a Fence (see do you need a survey before building a fence)
Even though a DP sets out legal dimensions and bearings, locating those lines on the ground requires professional measurement and interpretation of evidence. In NSW, boundary definition relies on field evidence, survey marks, and plan history interpreted under the Surveying and Spatial Information Act 2002 (NSW) and the registered plan system at NSW LRS.
This is why online maps and even printed DPs can be misleading if used for construction setout.
Where to Get a Copy of Your Survey Plan
You can obtain a copy of your plan from NSW Land Registry Services (or request a property report if you want a clearer summary) (nswlrs.com.au). Many basic plan downloads are around $15–$20. You’ll usually need your lot and DP/SP number, which can appear on your rates notice or title documents.
Professional surveyors can also obtain and interpret plan sets on your behalf, especially when multiple historical plans affect the boundary position.
Other Common Symbols and Labels on NSW Plans
Depending on the plan, you may see additional information such as:
- Survey marks (e.g., “IP” for iron pipe, notes about posts or drill holes)
- Connection references to adjoining plans that help define the parcel
- Road widths and street alignments
- Notes about restrictions, covenants, or special conditions
Coordinates and MGA: Why Some Plans Look Different
Modern surveys may reference coordinates (often tied to the Map Grid of Australia / MGA). Older plans may not show coordinates at all and instead rely on bearings and distances. It’s normal for Sydney properties to have a mix of old and new plan information across the plan history.
This is one reason professional interpretation matters: the boundary position is determined by weighing evidence, not by taking one diagram in isolation.
Plan Reading vs Boundary Marking (A Practical Reminder)
Reading a plan helps you understand what’s registered, but it does not physically locate the boundary corners on the ground. If you’re building a fence, setting out a building, or dealing with a dispute, engage an experienced surveyor to determine the boundary position from the registered plan record and field evidence.
FAQ
What does “Lot” mean on my plan?
A lot is the parcel identifier within a DP or SP. Your legal description is usually “Lot X in DP/SP Y”.
What is a Section 88B reference on my title?
It refers to an instrument (under the Conveyancing Act 1919) that can create easements, restrictions on use, and covenants that affect your land.
Are the bearings on my plan based on true north?
Plans can use different reference frames depending on era and survey control. A surveyor can explain how the bearings relate to modern coordinate systems and why “north” on one plan may not align with another.
Can I measure the distances myself and find the pegs?
You can try, but it’s easy to make errors due to offset marks, missing evidence, and the need to interpret multiple plans. For construction or disputes, engage an experienced surveyor—contact our team if you want help.
What does SP mean compared to DP?
DP is a Deposited Plan (often Torrens). SP is a Strata Plan (strata title), with lots and common property defined under strata legislation.
