Trusted Surveying and Town Planning in Ipswich for Nearly 80 Years

Baird & Hayes has proudly provided professional surveying and town planning services across Ipswich and South East Queensland for almost 80 years.

Founded by Ken Baird and later owned by Keith Hayes, the business has been operated by the Henry family for the past 20 years.

Peter Henry, Director and Registered Surveyor, has over 30 years of experience. Liam Henry, Director and Town Planner, has been with the firm for over 10 years and is helping lead the company into a new era of development and planning solutions.

Subdivide Your Land with Baird & Hayes – Local Experts in Surveying and Town Planning

Thinking about subdividing your land in Ipswich or South East Queensland? The experienced team at Baird & Hayes can guide you through the land subdivision process from start to finish. We follow three clear steps to help you achieve a successful outcome:

Step 1: Development Application Preparation and Lodgement
Our qualified Surveyors and Town Planners work closely with you to prepare and lodge a Development Application (DA) with your local Council. This is the first step in gaining approval to subdivide your property.

Step 2: Council Assessment and Conditions
Council will assess your application and issue a Decision Notice, which outlines the Conditions of Approval. Baird & Hayes will help you meet these conditions—coordinating everything needed to satisfy Council’s requirements. Once complete, the Subdivision Plan will be signed and approved by Council.

Step 3: Plan Sealing and Titles Registration
After Council signs off on the Survey Plan, we prepare it for lodgement with the Queensland Titles Registry Office, where new titles for each lot are created—finalising your subdivision.

Not all properties are eligible for subdivision, but the team at Baird & Hayes will conduct a detailed site investigation to determine your land’s potential. Our Surveyors and Town Planners provide accurate, practical advice to help you assess whether your local Council is likely to support a Subdivision Application.

Yes – in many cases, Units can be subdivided into separate titles. Whether it’s a Residential Unit, Commercial Unit, or Industrial Unit, Baird & Hayes can help assess if your property is eligible.

Recently constructed units are more likely to comply with Council planning requirements and the National Construction Code (NCC). However, older buildings—especially older flats or duplexes—may not meet current fire rating or accessibility standards, making subdivision more complex or costly due to required upgrades.

Our team can assess your property’s suitability and help determine the most appropriate titling option, such as a Community Management Statement (CMS) with a Standard Format Plan (SFP) or Building Format Plan (BFP). With decades of experience in town planning, surveying, and title creation, Baird & Hayes will guide you through every step of the process with practical, cost-effective advice.

Council application fees vary depending on the type and scale of your proposed development. For example, in 2024/25, Ipswich City Council charges approximately $3,140 for a One into Two Subdivision application. In comparison, an application for a new commercial use may attract a minimum fee of $4,800.

These fees are set by Council and are separate from the cost of preparing the Development Application itself. The total cost of your application will depend on the size and complexity of the project, as well as the need for any sub-consultant reports such as engineering, stormwater, or traffic assessments.

At Baird & Hayes, we provide clear, competitive quotes tailored to your project. For our Fees and Services please click here.

This really deserves an investigation by our team first, before providing reliable answers based on experience and facts. When undertaking a Subdivision or Reconfiguring a Lot (ROL)—also known as a Material Change of Use (MCU)—there are two main categories of cost:

1. Infrastructure Charges – Council and Statutory Authorities

Local Councils and other statutory authorities impose Infrastructure Charges to support essential services like:

• Roads, parks, and open space

• Water supply and sewer

• Stormwater infrastructure

• Footpaths, kerb and channel

• Community facilities

These charges vary depending on the Local Government Area (e.g., Ipswich, Scenic Rim, Somerset, Lockyer Valley) and the type of development. It’s not uncommon for Infrastructure Charges to total tens of thousands of dollars for a single subdivision project.

2. Construction and Servicing Costs

In addition to Council fees, you’ll need to budget for the physical construction of infrastructure required for the subdivision or development, such as:

• Roads and driveways

• Sewer and stormwater connections

• Electrical and telecommunications services

At Baird & Hayes, we coordinate with experienced Planners, Surveyors, Architects, and Engineers to deliver a complete and practical solution tailored to your site and project goals.

The cost of a survey can vary widely depending on the type of survey required and the specifics of your project. Surveying fees typically depend on factors like location, project complexity, and the type of survey needed. At Baird & Hayes, we offer a range of professional surveying services, including:

• Contour and Detail Survey: Used for land planning, engineering design and flood modelling

• Boundary Survey: Establishes new boundaries for easements or allotments

• Setout Survey: For construction, ensuring structures are built in the correct location

• Flood Survey: Assesses flood risks and drainage requirements

• Certification Survey: Confirms compliance with regulations and standards

• Lease Survey: For commercial or industrial properties

• Identification Survey: Remarks a title or part thereof, for fencing, construction or property sales

• As Constructed Survey: For completed infrastructure, such as roads, pipes, and utilities

Each survey has its own unique requirements, so the cost will depend on your project’s scope and complexity. For example, a boundary survey in Ipswich may have different fees compared to a flood survey in the Scenic Rim due to varying requirements and site conditions.

At Baird & Hayes, we are happy to provide a quote for any of the above services. Simply reach out to discuss your project details, and our team of experienced surveyors will provide you with a tailored quotation based on the specific requirements.

The cost of remarking an existing title on the ground—known as an Identification Survey—can vary depending on several factors such as the age of the title, location, the availability of recent surveys in the area, and the size of the parcel being surveyed.

For a boundary survey of a typical suburban allotment, the cost is generally lower compared to remarking the entire title.

On average, 80% of urban jobs (such as in Ipswich, Brisbane, and surrounding areas) range between $2,500 and $3,500, depending on the complexity and scope of the survey.

At Baird & Hayes, we offer accurate and affordable Identification Surveys tailored to your specific needs. Contact us for a personalised quote based on your property’s details.

Boundary fences may not always align with the true Title boundary of your property. If you are planning to replace or install a boundary fence, it is highly recommended to have a Registered Surveyor conduct an Identification Survey to accurately mark out the true boundary.

An Identification Survey ensures that the fence is placed in the correct location, preventing potential disputes with neighbours and ensuring compliance with property boundaries.

At Baird & Hayes, our expert Surveyors can perform precise Identification Surveys to mark your property’s boundaries. Contact us today to get started.

Different Local Authorities and State Government agencies maintain official records of flood levels for various regions across the state. At Baird & Hayes, we can search these records to obtain the official flood level for your property, helping you assess flood risk and ensure compliance with planning regulations.

To provide a visual reference, we typically follow up our research with a site visit to mark out the exact height of the notified flood level on your property, ensuring you have accurate and reliable data. For our Fees and Services please click here.

Before designing a building, your Draftsman or Architect will typically need a Base Survey Plan on which they can place their design. This Base Survey Plan, also known as a Contour and Detail Survey or Digital Terrain Model (DTM), includes important Surveyor’s information such as:

• Surface levels

• Location of services (e.g. electricity, water supply, sewer, and roof water)

• Existing structures, trees, and landscaping

• Fences, roads, kerb and channel, and footpaths

• Other features that may impact building design

This site measure up is crucial for accurate planning and design. At Baird & Hayes, we provide precise Contour and Detail Surveys tailored to the specific needs of your Draftsman, Architect, or client.