We specialise in providing a range of quality land surveying services including subdivision, site analysis surveys, construction set-out and more.


Nilsson Noel and Holmes (Surveyors) Pty Ltd has decades of experience as licensed surveyors and planners undertaking building and land subdivisions. Our expertise includes subdivision of:

  • Newly constructed town house and multistorey apartment developments
  • Existing buildings
  • Suburban backyards
  • Factory developments
  • Design and creation of estates in growth areas

Our subdivision service includes the liaison with councils and referral authorities through the permit and certification stages through to obtaining a statement of compliance and provision of survey documents to your solicitor for registration and creation of new titles at Land Victoria.

Our understanding of the processes involved together with our relationships with councils and referral authorities enable us to ensure the planning and subdivision approvals process is as smooth as possible.

Site Analysis Surveys

We provide many architects and designers with surveys to support development applications. Our surveys provide information regarding existing conditions on subject sites and surrounding properties and are suitable for supporting assessments under various clauses of the planning scheme with connection to the Australian Height Datum (AHD).

Title Re-Establishment

Only surveyors licensed by the Surveyors Registration Board of Victoria (SRBV) are qualified to undertake title re-establishment surveys. Our re-establishment surveys identify the position of existing fences or buildings relative to the title boundary and we offer advice to clients to resolve access and usage rights, adverse possession claims as well as easement and covenant explanations.

We highly recommend a title re-establishment survey is undertaken prior to any development planning or design is undertaken to identify any potential issues as early as possible. Re-establishment surveys should be undertaken when building on or near any title boundary.

We also have expertise in survey based Transfer of Land Act 1958 applications to tidy up land status, such as Section 60, Section 99 and Section 103 applications.

Nilsson Noel and Holmes (Surveyors) Pty Ltd can also prepare creation, variation and removal of easement plans to accompany applications under the Subdivision Act 1988 and the Transfer of Land Act 1958.

Road and Engineering Surveys

Nilsson Noel and Holmes (Surveyors) Pty Ltd can undertake topographic surveys for road and infrastructure design with connection to the Australian Height Datum (AHD), Map Grid of Australia (MGA) Coordinates and provision of a 3D digital terrain model. We utilise licensed AutoCAD and Liscad software and have the ability to convert other file formats.

Construction Set-Out

From small residential dwellings to large scale commercial and industrial developments we specialise in construction set-out and can set-out various elements of the build including but not limited to gridlines, hold down bolts, finished floor levels and temporary level benchmarks. Other elements of the build can be set-out through liaison with builders, architects and project managers.

Lettable Area Surveys

We can undertake various types of lettable area surveys in accordance with Property Council of Australia Guidelines.

Asset Recording

Most councils in Victoria now require as-constructed surveys of newly constructed road and drainage infrastructure to be submitted in a digital GIS ready format which meets A-SPEC standards. Nilsson Noel and Holmes can provide D-SPEC and R-SPEC as-constructed information to A-SPEC consortium member councils.

Town Planning

From infill developments to creating new neighbourhoods, we focus on nurturing a close partnership with our clients to ensure the planning process runs as smoothly as possible.

We will manage your project from initial advice on feasibility, to preparing the town planning report and application to Council, through to providing documents for lodgement at the Land Titles Office.

Our planning team has a firm understanding of the complex planning controls and the requirements under the growth area Precinct Structure Plan system.

Teamed with a strong network of sub-consultants and long established relationships with Councils and Authorities, we have the necessary expertise to ensure all the multi-faceted planning requirements are successfully achieved.