The floor plan must be prepared on Plan form 1 in accordance with schedules 1 and 3 Strata Schemes Development Regulation 2016.
All lots in a strata plan must be a cubic space. The boundaries which define each lot fall into two categories:
- vertical boundaries, these are defined by lines on the floor plan which relate to structures.
- horizontal boundaries, these are defined by a structural surface, such as a floor or ceiling, or a stratum statement relating to a structural surface.
There are rules to be applied when showing the lot boundaries.
The boundaries can be defined on the floor plan in three ways:
- Structural boundaries (shown by thick lines)
- Line boundaries (shown by thin lines)
- Stratum statements.
Preparing the floor plan
The floor plan must be prepared on a separate sheet to the location plan and show the following:
- A north point (directed upwards).
- The boundaries of all lots and part lots by continuous (ie unbroken) lines. The boundaries which are defined by a structure must be shown by thick lines and the boundaries not defined by structures are shown by thin lines.
- Boundaries which are not defined by a structure are referred to as line boundaries. Line boundaries must be either a prolongation of a structural surface or perpendicular from a specific point on a structural surface. Alternatively they may be defined by connections which are either a prolongation of the structural surface or perpendicular from a specific point on a structural surface.
- Stratum statements for those parts of the lots which do not have structural cover and or a structural base to define their horizontal boundaries (ie upper and lower limits).
- The lot number for each lot or part lot. Part lots must be identified as such. Lot numbering must be consecutive and commence with lot 1.
- An area for each lot or part lot. Part lot areas should be shown in brackets and a total area must be shown within or relevant to the most significant part of the lot. The total area must be the mathematical aggregate of the separate parts. The plan may include a statement indicating the areas are approximate. See schedule 1 Strata Schemes Development Regulation 2016.
- The site and description of all easements which affect the lots and are to be created upon registration of the plan.
- Separate floors of the building must be shown from the lowest level to the highest level.
- Sufficient information to define the extent of any encroachment which is intended for the use of the adjoining strata lot.
- All occupations within an external part of a lot and within 1 metre of any lot boundary must be shown or referred to. The floor plan should indicate the materials and nature of the occupation and indicate if it forms common property or part of the lot. This is not required for fencing within the meaning of the Dividing Fences Act 1991.
- Any other notes which indicate items which are within the air space of a lot are to form common property and not part of the lot. Example "The hot water service within the courtyard of lot 1 is common property and not part of the lot."
To ensure clarity all lettering on strata plan form 2 should have a minimum height of 2.5 mm.