What is Plan Sealing?

Plan Sealing (sometimes called Plan Sealment) represents the critical final stage in the property development process in Brisbane. It is the formal approval by Brisbane City Council that confirms all conditions of your Development Approval (DA) have been satisfied. Without this formal endorsement, new property titles cannot be issued, and a development cannot be legally finalised.

 

This guide explains the Plan Sealing process for Brisbane property owners and developers, outlining what to expect and how to navigate this essential procedural step.

Why Plan Sealing Matters

Plan Sealing is more than just an administrative formality. It serves several important functions:

• Legal Recognition: Creates the legal basis for new property titles
• Quality Assurance: Ensures development meets all required standards
• Infrastructure Verification: Confirms that all required infrastructure has been properly installed
• Public Interest Protection: Safeguards community interests through regulatory compliance

For developers and property owners, successful Plan Sealing represents the transition from a development project to marketable real estate assets.

The Plan Sealing Process in Brisbane

The journey from Development Approval to Plan Sealing involves several distinct steps:

1. Compliance with All Development Conditions

Before applying for Plan Sealing, you must satisfy all conditions attached to your Development Approval. These typically include:

Infrastructure Requirements: Construction of roads, footpaths, stormwater systems

Service Connections: Provision of water, sewerage, electricity, telecommunications

Landscaping Works: Completion of required landscaping and rehabilitation

Financial Contributions: Payment of infrastructure charges and other levies

Bonding Arrangements: Establishment of security bonds for uncompleted works (if applicable).

Partial compliance is generally not acceptable. Brisbane City Council requires comprehensive evidence that all conditions have been fulfilled before proceeding.

2. Survey Plan Preparation

A registered surveyor must prepare a detailed survey plan that accurately reflects the approved development layout.

 

This plan must:

• Show all lot boundaries precisely
• Include all easements and encumbrances
• Identify dedicated public spaces
• Comply with survey standards set by the Surveyors Board of Queensland
• Match the approved layout from your Development Approval
• The quality and accuracy of this survey plan are critical, as errors can result in significant delays.

3. Compilation of Supporting Documentation

Alongside the survey plan, you must compile comprehensive documentation demonstrating compliance with all DA conditions. This typically includes:

Compliance Certificates: From relevant authorities for infrastructure works

As-Constructed Drawings: Showing completed works as they were actually built

Test Results: For infrastructure components like stormwater systems

Certifications: From qualified professionals verifying work quality

Evidence of Payments: Confirming all financial obligations have been met

Each development will have unique documentation requirements based on the specific conditions of approval.

4. Council Submission and Assessment

The complete package of survey plans and supporting documentation must be submitted to Brisbane City Council for assessment.

During this phase:

Council officers review all submitted materials

They confirm that works match approved plans

They verify that all conditions have been satisfied

They may conduct site inspections to validate compliance

They assess whether any bonding arrangements are acceptable

The assessment period varies depending on application complexity and Council workloads, typically ranging from 20 to 40 business days.

5. Plan Sealing and Lodgement

Once Council is satisfied that all requirements have been met, they will seal the survey plan. This endorsed plan can then be lodged with Titles Queensland (formerly the Department of Natural Resources, Mines and Energy) to create new property titles.

The timeframe from lodgement to title issuance is typically 10-15 business days, depending on Titles Queensland’s workload.

Common Triggers for Plan Sealing

Plan Sealing is required for various development activities in Brisbane, including:

Land Subdivision: Creating multiple lots from a single parcel

Boundary Realignments: Adjusting boundaries between existing properties

Building Format Plans: For unit and townhouse developments

Volumetric Format Plans: For complex three-dimensional property divisions

Easement Creation: Establishing legal access or service corridors

Each type has specific requirements that must be addressed during the Plan Sealing process.

Potential Challenges in Plan Sealing

Several common issues can delay or complicate the Plan Sealing process:

Incomplete Works

All physical works must be complete before Plan Sealing unless a bond arrangement has been approved. Incomplete works commonly lead to rejection.

Inconsistencies with Approved Plans

Any variations between the completed development and the approved plans must be formally endorsed through a change application before Plan Sealing.

Insufficient Documentation

Inadequate or missing documentation is a common reason for delays. Ensure all certificates, test results, and compliance evidence are included in your submission.

Non-Compliant Infrastructure

Infrastructure that fails to meet Council’s standards will need to be rectified before Plan Sealing can proceed.

Unpaid Contributions

Outstanding infrastructure charges or other financial obligations must be settled before Plan Sealing will be granted.

Bonding for Uncompleted Works

In some circumstances, Brisbane City Council may accept a security bond to allow Plan Sealing to proceed before all works are complete. This arrangement:

 

Requires formal Council approval:

Typically involves a bond value of 150% of the estimated cost of remaining works

Includes a binding agreement to complete works within a specified timeframe

Is generally only available for non-critical infrastructure components

Bonding is not automatically available and requires strong justification for Council consideration.

Strategic Approach to Plan Sealing

Experienced developers understand that successful Plan Sealing begins long before the formal application stage.

 

Consider these strategies:

Early Planning: Address Plan Sealing requirements from the project outset

Progressive Compliance: Satisfy conditions methodically throughout development

Regular Council Liaison: Maintain dialogue with Council officers about expectations

Quality Documentation: Invest in thorough, well-organised supporting materials

Professional Assistance: Engage experienced consultants familiar with Brisbane City Council processes

A proactive approach significantly reduces the risk of delays or rejections.

Timeframes and Costs

The Plan Sealing process in Brisbane typically involves:

Application Fee: Varies based on development type and size (check current Council fee schedule)

Processing Time: Generally 20-40 business days from complete application submission

Additional Costs: Professional fees for surveyors, engineers, and other consultants

Holding Costs: Consider project financing costs during the approval period

Factor these elements into your project timeline and budget to avoid unexpected delays or financial pressure.

Plan Sealing represents the crucial final step in bringing a development to market in Brisbane. While procedurally complex, understanding the process and requirements can help property owners and developers navigate this stage efficiently. Thorough preparation, quality documentation, and compliance with all development conditions are the keys to successful Plan Sealing. With proper planning and execution, this process transforms your development vision into legally recognised property assets.