AU2009221624B2

AU2009221624B2 - Method and system for defining land boundaries

Info

Publication number: AU2009221624B2
Application number: AU2009221624A
Authority: AU
Inventors: Anthony Richard Riordan
Original assignee: Individual
Current assignee: Individual
Priority date: 2007-07-12
Filing date: 2009-02-18
Publication date: 2015-01-22
Anticipated expiration: 2029-02-18
Also published as: AU2008100200A4; AU2009221624A1; AU2007100629A4; AU2008100200B4; NZ587908A

Abstract

A method of defining the boundaries of a number of subdivision lots, comprising: defining the boundaries of a selected parent lot, within which the subdivision lots are to be provided; and defining a number of subdivision lots, all being within the parent lot, by electronically generating data which defines the boundaries of each of said subdivision lots; and wherein the subdivision lots are generated so that the boundaries of each subdivision lot are spaced apart from and within the boundaries of the parent lot. The parent lot may be an area which is desired to conserve and/or rehabilitate, and the sale of subdivision lots may be used for fundraising and involving purchasers in the conservation and/or rehabilitation process. A carbon sequestration value may be associated with one or more subdivision lots so that carbon credits associated with a subdivision lot can be traded in association with the subdivision.

Description

- 1 METHOD AND SYSTEM FOR DEFINING LAND BOUNDARIES FIELD OF THE INVENTION The present invention relates to methods and 5 systems for defining land boundaries. BACKGROUND OF THE INVENTION Plots of land are often subdivided. It is known to create, and record the boundaries of, subdivision lots 10 by registration of a plan of subdivision which defines the boundaries of the subdivision lots by dimensional vectors. That is, a bearing and a distance uniquely defines a boundary line (vector) from one boundary corner to the next. In practice the corners are physically marked on 15 the ground to delineate the boundaries, and hence area, of each subdivision lot. Each subdivision lot is identified by a unique "lot number", appearing on a "plan" of a number of lots, the plan having an associated plan number. Under the cadastral system, the plan is a graphical 20 representation of the various defined land areas, including subdivision lots, and is stored on public record (in hard copy and/or in electronic format) for evidentiary purposes. When a plan of subdivision is recorded on the 25 State Title Registry, a title issues as proof of ownership. The certificate of title records the name of the registered proprietor, details of tenureship and other interests in the land such as covenants, easements and the like. 30 Defining and recording numerous lots and associated certificates of title can create a significant administrative burden, which increases as the number of lots and certificates increases. 35 SUMMARY OF THE INVENTION The inventor has discerned that it can be valuable to create a very large number of very small 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 2 subdivision lots that have no effective building or development use rights, and further that it can be useful to provide an associated certificate of title for each subdivision lot. 5 According to a first aspect of the present invention, there is provided a method of creating the boundaries of a number of subdivision lots, comprising: defining the boundaries of a selected parent lot, within which the subdivision lots are to be provided, by: 10 creating a software model of the parent block including the establishment of the external boundaries of the parent block on an existing Cadastral framework; connecting the external boundaries of the 15 parent lot to a geodetic framework; converting the boundaries of the parent lot to a local coordinate system; converting the local coordinates to establish coordinates consistent with the geodetic 20 network; creating a number of subdivision lots, each sub division lot being within the parent lot, by electronically generating data which creates the boundaries of each of said subdivision lots; 25 and wherein the subdivision lots are created so that the boundaries of each subdivision lot are spaced apart from and within the boundaries of the parent lot the location of each subdivision lot being defined by the coordinates on the geodetic network to survey accuracy. 30 Preferably, the method further comprises the step of defining a subdivision area for subdivision into the said number of subdivision lots, the subdivision area being smaller than the area of the parent lot and the subdivision area being entirely within the parent lot. 35 Preferably, said step of defining a subdivision area for subdivision into the said number of subdivision lots is performed prior to the step of electronically 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 3 generating data which defines the boundaries of each of said subdivision lots. Preferably, the step of defining the boundaries of the parent lot comprises defining the boundaries of the 5 parent lot by ground survey. Preferably, said step of creating a number of subdivision lots by electronically generating data comprises creating least twenty subdivision lots. Preferably, said step of creating a number of 10 subdivision lots by electronically generating data comprises creating at least one hundred subdivision lots. Preferably, said step of creating a number of subdivision lots by electronically generating data comprises virtually overlaying an array of polygons on an 15 area to be divided into subdivision lots. Preferably, said step of creating a number of subdivision lots by electronically generating data comprises virtually overlaying a grid on an area to be divided into subdivision lots. 20 The overlaying process may be graphical or non graphical. Preferably, said step of creating a number of subdivision lots by electronically generating data comprises creating at least twenty subdivision lots which 25 are of substantially identical size and shape. Preferably, said step of creating a number of subdivision lots by electronically generating data comprises creating at least one hundred subdivision lots which are of substantially identical size and shape. 30 Preferably, the method further comprises the step of storing the data relating to the boundaries of said subdivision lots in Land Registry records, such that legal title to each individual subdivision lot can be established, recorded, and transferred. 35 Preferably each subdivision lot has an area less than 100 square metres. Preferably each subdivision lot has an area less 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 4 than 20 square metres. Preferably each subdivision lot has an area less than 10 square metres. Preferably each subdivision lot has an area less 5 than 5 square metres. Preferably each subdivision lot has an area more than 0.001 square metres. Preferably each subdivision lot has an area more than 0.05 square metres. 10 Preferably each subdivision lot has an area of the order of 1 square metre. Preferably each subdivision lot has an area of approximately 1 square metre. Preferably, the subdivision lots are to be sold 15 to purchasers without building or development use rights. Preferably, said step of creating a number of subdivision lots by electronically generating data comprises creating at least one hundred subdivision lots, each having an area no greater than twenty square metres. 20 Preferably, the method comprises creating said number of subdivision lots for use as small lots of land to be sold for fundraising. The fundraising is preferably for raising funds to have a beneficial effect on the subdivision or at least parent lot. For example, the 25 fundraising may be to pay for projects to facilitate environmental, ecological and social objectives related to the parent lot. Preferably, the method further comprises the step of tagging at least one subdivision lot with a Unique 30 Digital Address Code (UDAC) to facilitate identification and/or observation of said subdivision lot. Preferably, the method is implemented on a computer system, the computer system comprising: memory storing instructions for defining the 35 boundaries of a selected parent lot, within which the subdivision lots are to be provided; and memory storing instructions for creating a number 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 5 of subdivision lots, all being within the parent lot, by electronically generating data which creates the boundaries of each of said subdivision lots. Preferably, the method further comprises the 5 steps of: allowing an application to purchase the subdivision lot of land by a purchaser via a website; and accepting payment from the purchaser by an electronic transaction. The method may be implemented by a computer 10 program comprising instructions for controlling a computer to implement the said method. In one implementation the method comprises associating a carbon credit amount with at least one subdivision lot. Preferably the carbon credit amount is 15 related to the carbon storage characteristics of the subdivision lot. Preferably the carbon credit amount and legal title to the subdivision lot are bundled for sale together as a package. Preferably, the carbon credit amount is arrived at by assessing an area of land which 20 includes the subdivision lot in order to estimate the carbon credit value thereof, and calculating a carbon credit amount for the subdivision lot based on the carbon credit value of the area of land which includes the subdivision lot. The carbon credit amount may be assessed 25 and/or calculated at or around the time of creation of the subdivision lot and/or at or around the time of sale of the subdivision lot. A monetary value for the carbon credit amount is preferably determined prior to sale of the subdivision lot. Re-assessment and/or recalculation 30 of the carbon credit amount for the (or each) subdivision lot may be performed subsequently. The re-assessment and/or recalculation of the carbon credit amount for the (or each) subdivision lot may be performed periodically (for example, but not limited to, annually). Re-assessment 35 and/or recalculation of the carbon credit amount for the (or each) subdivision lot may be performed upon request by the owner, or as a result of some other circumstance or 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 6 combination of circumstances relating to the subdivision lot (for example, but not limited to, sale of the lot). A revised monetary value for the of the carbon credit amount for the (or each) subdivision lot may be performed taking 5 into account any re-assessment and/or recalculation of the carbon credit amount. Any suitable carbon sequestration auditing process may be used. It will be appreciated that an increase, over time, in the assessed and/or calculated carbon storage provided by a subdivision lot can 10 correspond to an increase in the monetary value of the carbon credit amount. It will be appreciated that sale of small subdivision lots which are part of an area which it is desired to conserve, for example to preserve flora or 15 fauna which inhabit or use the area is an effective way of raising money to be used for conservation and of allowing purchasers of the lots to feel that they are participating in a real and effective manner. According to a second aspect of the present 20 invention, there is provided a method of facilitating ownership of land and the administration associated therewith, the method comprising: creating the boundaries of a subdivision lot of land, created from subdivision of a parent lot, by a 25 method in accordance with the first aspect of the invention; allowing an application to purchase the subdivision lot of land by a purchaser via a website; and accepting payment from the purchaser by an electronic transaction. 30 Preferably the method comprises generating a certificate of ownership of the subdivision lot of land and delivering the certificate to the purchaser. Preferably the method comprises registration of the ownership of the subdivision lot of land with 35 statutory land registry authorities. Preferably the certificate of ownership reflects registration of the ownership of the subdivision lot of 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 land with statutory land registry authorities. According to a third aspect of the present invention, there is provided a method of facilitating identification and/or observation of a subdivision lot of 5 land the boundaries of which have been defined in accordance with the first aspect of the invention, the method comprising: tagging the subdivision lot with a Unique Digital Address Code (UDAC). 10 Preferably the method comprises using a computer to transform the UDAC into coordinates of latitude and longitude for use by GIS systems. According to a fourth aspect of the present invention there is provided a system for creating the 15 boundaries of a number of subdivision lots, the system comprising a computer, and comprising: means for defining the boundaries of a selected parent lot, within which the subdivision lots are to be provided; and 20 means for creating a number of subdivision lots, all being within the parent lot, by electronically generating data which creates the boundaries of each of said subdivision lots; and wherein the subdivision lots are generated so 25 that the boundaries of each subdivision lot are spaced apart from and within the boundaries of the parent lot. According to a fifth aspect of the present invention there is provided a computer program, comprising instructions for controlling a computer to implement a 30 method in accordance with the first aspect of the invention. According to a sixth aspect of the present invention there is provided a computer readable medium, providing a computer program in accordance with the fifth 35 aspect of the invention. It will be appreciated that integers described above in relation to an aspect of the invention may be (or 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 8 may have equivalents or analogues which may be) applicable to other aspects. BRIEF DESCRIPTION OF THE DRAWINGS 5 Embodiments of the present invention will now be described, by way of example only, with reference to the drawings in which: Fig. 1 is a schematic representation of a lot of land with boundaries defined by ground survey; 10 Fig. 2 is a schematic representation of the lot of land of Fig.1, with survey control marks provided adjacent at least most of its corners; Fig. 3 is a is a schematic representation of the lot of land of Fig.1, with an area marked which is to be 15 subdivided into subdivision lots, the area being entirely within the lot; Fig. 4 is a schematic representation of the area which is to be subdivided into subdivision lots divided by an overlaid grid; 20 Fig. 5 is a schematic representation of one of the subdivision lots shown in Fig. 4, and parts of neighbouring subdivision lots; Fig. 6 is a is a schematic representation of the area of Fig. 4, subdivided into subdivision lots, shown in 25 relation to the lot of land of Fig.s 1 to 3; Fig. 7 is a block diagram illustrating an embodiment of a method in accordance with an aspect of the present invention; Fig. 8 is a block diagram illustrating software 30 functions used in implementing a method in accordance with an aspect of the present invention; and Fig. 9 is a schematic illustration of web based interaction between a computer system implementing a method in accordance with an embodiment of the invention 35 and other parties. 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 -9 DETAILED DESCRIPTION With reference to Fig.s 1 to 6, an embodiment of a method in accordance with an aspect of the present invention comprises defining the boundaries of a large 5 number of small subdivision lots within an area of land which it is desired to conserve, so that the subdivision lots can be sold to persons who support the conservation of the area of land. This can effectively provide divided ownership of the area of land so that each of the owners 10 is unable to develop the land (as will be described hereafter) and can provide considerable revenue which can be used to further the conservation of the area (and or other areas worthy of conservation). Further, such an arrangement can provide the owners (purchasers) of the 15 subdivision lots with a feeling that they are doing more than merely making a financial contribution, and that they are participating in the conservation of the area in a real and effective manner. The teaching herein discloses embodiments of a computer implemented method which can 20 facilitate these results. With reference to Fig. 1 an area of land which it is desired to conserve is selected and designated a parent lot 10. In the illustrated embodiment the parent lot 10 is adjacent a road 12. Fig. 1 is a schematic 25 representation of the parent lot 10 with boundaries 14 defined by ground survey, in accordance with land registry records. In the illustrated embodiment a cadastral boundary survey of the parent lot 10 is undertaken to 30 define the parent lots external boundaries 14. As illustrated in Fig. 2 (which represents a software model of the parent lot 10, as will be described hereafter) control survey marks 16 are placed around the perimeter of the boundaries 14 of the parent lot 10, and these control 35 survey marks 16 are connected to the geodetic network utilising GPS control survey techniques in order to generate network coordinates for the boundaries of the 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 10 parent lot 10. In the illustrated embodiment this comprises use of a geodetic network control mark 18. The nature and functions of control survey marks and their use in connection with the geodetic network of a region will 5 be familiar to surveyors and others skilled in land survey and demarcation, and will not be described in detail herein. The locations (or coordinates) of the survey marks are provided, for example by downloading from survey 10 instruments used on site to a computer system used to implement the method disclosed herein. As illustrated at blocks 130, 140 and 150 in the block diagram of Fig. 7, software running on the computer system calculates the boundaries and represents them 15 graphically within the digital cadastral boundary model, in this embodiment substantially in the form illustrated in Fig. 2. The boundaries of the parent lot 10 are initially defined by an assumed or 'local' two dimensional Cartesian 20 coordinate system. However, once the software has calculated the external boundaries of the parent lot 10 to fit with the existing cadastre, the boundaries are transformed from the 'local' system onto the geodetic network and corner coordinates are established. Thus the 25 boundaries of the parent lot 10, within which subdivision lots are to be provided, are effectively defined. An area of land within the software model of the parent lot 10 is then selected for subdivision into subdivision lots, and this subdivision area is designated 30 20 in Fig. 3. (It will be appreciated that two or more distinct subdivision areas may be provided in a single parent lot, and each divided into subdivision lots, but in the described embodiments it will be assumed, for convenience, that only one such area is provided in the 35 parent lot.) In the illustrated embodiment the external corners 21, 22, 23, 24 of the subdivision area 20 are 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 11 generated to form a square or rectangular subdivision area 20. Further, in this embodiment, for simplicity of using a system based on latitude and longitude, and of further steps in the disclosed method which will be described 5 hereafter, the subdivision area 20 is aligned to the cardinal reference (North-South, East-West). The software model of the subdivision area 20 is then divided, in this embodiment by being overlaid with a grid 25, in order to generate a number of subdivision lots 10 in the subdivision area 20. Although use of a square grid (which may be considered an array of adjoining squares) is considered simple and convenient, it will be appreciated that the subdivision lots may be of any suitable desired size and shape. For example, square subdivision lots 15 which are not adjoining may be used, a triangular grid could be used, or a number of circular subdivision lots could be defined. In the illustrated embodiment each of the subdivision lots is substantially identical in area and 20 shape and may be referred to as sibling lots. By way of example, one of the sibling lots, designated Lot 12 is specifically labelled in Fig. 4. It will be appreciated that Lot 12 is the twelfth sibling lot in the subdivision area 20, when the sibling lots are counted left to right 25 starting at the top left hand lot as illustrated in Fig. 4. It is envisaged that sibling lots will typically be one square metre in area. This size allows generation of a large number of sibling lots in a reasonably sized subdivision area 20, and is a convenient and attractive 30 size for marketing purposes. A square formation grid, with one metre by one metre squares may therefore be effectively used. However, it will be appreciated that the formation (eg square or rectangular) and sizing of the grid may be varied as desired. Having overlaid the 35 virtual grid on the modelled subdivision area 20, the software stores the four corner coordinates of each of the sibling lots. 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 12 Fig. 5 illustrates in enlarged form, the sibling lot designated as Lot 12 in Fig. 4, and parts of the neighbouring sibling lots. As illustrated in Fig. 5, the coordinates of the four corners of Lot 12 are recorded and 5 illustrated (clockwise from bottom left) as being (X,Y), (X,Yl) , (X 1 ,Yl) and (X 1 ,Y) . The software also calculates the centroid coordinates, designated (X',Y') in Fig. 5, of each sibling lot (and in the illustrated embodiment, with the grid running North-South and East-West, the centroid 10 coordinates X', Y' will be the mean of the respective X and Y coordinates of the sibling lot corners, although suitable algorithms could be used for other orientations). Each sibling lot is allocated a lot number, and lot numbers are unique in a given subdivision area 20. In 15 one embodiment the centroid coordinates are generated sequentially and each sibling lot is allocated a lot number according to the number of centroid coordinate sets generated. The information relating to the lot numbers, 20 boundary positions and centroid positions of the sibling lots is provided to the Land Registry. In one embodiment this information is provided as lot numbers and respective coordinates sets within a 'plan' for given subdivision area 20. In an alternative embodiment the sibling lot 25 information is provided in the form of a graphical 'plan' for given subdivision area 20. In either case each 'plan' is allocated a unique plan number. Thus a sibling lot can be uniquely identified by its lot number and plan number. This facilitates the creation of a conventional property 30 title uniquely identified by lot number and plan number, facilitating official land registry recording and registration of the individual sibling lots despite the small size, low individual value and large number of sibling lots. 35 Fig. 6 illustrates a number of sibling lots, eg Lot 12, within a subdivision area 20, which is itself within the parent lot 10. It will be appreciated that 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 13 although 25 sibling lots are illustrated the number of sibling lots generated in a given subdivision area 20 would typically be much greater (and equal to the area, in square metres, of the subdivision area 20, if the sibling 5 lots are each one square metre). It will also be appreciated that the subdivision area 20 is chosen such that it is totally encapsulated within the parent lot, that is, so that there is a significant distance between any part of the boundary of the subdivision area 20 and 10 the nearest part of the boundary of the parent lot 10. It will be appreciated that the owner of the parent lot (typically a conservation organisation) will normally continue to be responsible for the sibling lots thereon, as well as for parts of the parent lot which are 15 not divided into sibling lots. It will also be appreciated that (as stated above) there is a significant distance between any part of the boundary of the subdivision area 20 and the nearest part of the boundary of the parent lot 10. This means that the subdivision 20 area 20 will be within the parent lot 10, even if there has been some small error in generating coordinates for the subdivision area 20 and/or sibling lots, and any errors will not affect the boundaries of neighbouring properties owned by other parties. This in turn means 25 that the Land Registry is likely to accept the electronically generated sibling lot details, despite the fact that they do not rely directly on ground survey as do other land boundaries. Once a conservation organisation (or other entity 30 creating and selling sibling lots) has the sibling lots created and registered with the land Registry, the sibling lots can be sold and make an attractive item to sell to those wishing to contribute to conservation. In a preferred system the sibling lots are sold through an e 35 commerce interface, such as a website at which potential purchasers may apply to purchase the sibling 'conservation' lots. 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 14 A detailed Restrictive Covenant sets out what activities are not permissible on the sibling lots. This restrictive covenant preferably accompanies the plan of subdivision lodged at the land registry. In addition, 5 various Covenants are created which pass control and occupation rights back to the registered proprietor of the parent lot to facilitate and undertake conservation works as specified in a 'land management plan' which relates to the parent lot. The land management plan is prepared for 10 the parent lot and details the extent of conservation works/rehabilitation works required to be undertaken on the overall parent lot and individual sibling conservation lot sites. A computer system, which may be the same system 15 as that used to define the sibling lots is then utilised to tag a Unique Digital Address Code (UDAC) to each individual sibling lot. The centroid coordinate of each sibling lot is used as the tie point for the UDAC ensuring that each and every sibling lot is uniquely identified and 20 tagged. As mentioned previously, the centroid coordinates have been transformed from the "local" system onto the geodetic network and this transformation permits a further transformation to derive a 'world coordinate' (latitude 25 and longitude) for each sibling lot. The world coordinate allows the information attached to the sibling lot to be implemented within a Geographic Information System (GIS). This process allows for continual monitoring and visual confirmation of the progress of environmental 30 conservation/rehabilitation works being undertaken on the sibling lot. The land management plan and covenants attached to the title ensure that the management of conservation initiatives confers control between the parent lot and all 35 subsequent sibling lots. The conservation effort for all sibling lots is planned, measured, reported and viewable in time through the ability to access and view the 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 15 specific Sibling Conservation Lot using the UDAC as a dynamic access point. The information relating to the parent and sibling lots is utilised in a product package to 5 facilitate electronic, web-based sale of sibling lots to purchasers. The intending purchaser must complete a purchaser disclosure statement and must be prepared to accept that the land they are purchasing will assign occupation rights 10 back to the proprietor of the parent lot before they are permitted to enter into the transaction. To complete the transaction the purchaser must also agree to the applicable Covenants, both restrictive and positive, and must provide personal details. Acceptance of terms and 15 conditions prior to conducting web-based sales is known per se, and therefore is not described in detail herein. When a purchaser has accepted the conditions of sale of the sibling lot, the web based system then processes the application and if all acceptance criteria are met, 20 proceeds to process the transaction. In one embodiment the system then utilises a random lot generator to select a subdivision lot from the available land stock and allocate it to the purchaser. The random lot generator is utilised to ensure that no 25 lots with common boundaries are owned by the same person such that an amalgamation of adjoining lots could infer development rights outside of the intention of the land management plan. It is envisaged that a random lot generator would not be required if the layout of sibling 30 lots were such that neighbouring sibling lots do not share a common boundary (eg in the case of separated or circular conservation lots). A title is automatically generated and, subject to election by the purchaser, a copy is forwarded 35 immediately by electronic conveyance or by normal postage. With the transaction completed, the purchaser may be sent a basic "Conservation Club" package which would 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 16 include a Certificate of Title, a Certificate stating the UDAC reference information, a copy of the Land Management Plan and a copy of the Covenants if applicable. In addition to the basic Conservation Club package, the 5 purchaser can elect to receive enhanced product services and utilities. It is envisaged that the extended services and utilities for purchasers would be offered on a multi tiered level and could include one or more of: a) IT Enhancements including: 10 * Automatic email/sms notification of animal occupation of their land * Automatic email/sms notification of points of interest, ie. like a threatened bird species returning to the rehabilitated land 15 * Greater resolution satellite imagery and aerial photography * Progressive imagery and site profiling update * Additional data sets of information as relevant * Access to more regular updates and information 20 bulletins from the organisation and/or b) Product Enhancements including: * Personalised welcoming letter from the Parent Conservation Lot organisation 25 e Personalised colour Title output, which could include the purchaser's photo on the Title * Individually framed Title print mailed to purchaser * Personalised message printed on Title * Carbon Offsetting opportunities 30 The described embodiments thus facilitate delivery of a useful product to the world market place, and can provide assist in providing an effective model for conversation funding and land management practices. With reference to Fig. 7, it will be appreciated 35 that an embodiment of a method in accordance with an aspect of the invention comprises, defining the boundaries of a parent lot (block 110); defining a subdivision area 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 17 (block 120); electronically defining the sibling lots (blocks 130 and 140) well within the boundaries of the parent lot (block 150), providing details to, and as previously agreed with, an official Land Registry (block 5 160), selling sibling lots as fundraising via a website (block 170) and providing an official land title to the purchaser (block 180). The tagging of the lot via UDAC and latitude/longitude coordinates also facilitates allowing the purchaser to view and/or be kept updated 10 regarding status of and/or activity on the purchased sibling lot (block 190). With reference to Fig. 8 it will be appreciated that computer software installed on a computer system is an important part of implementing the described method. 15 As shown in Fig. 8, operations performed by the software, in a preferred embodiment, are illustrated as being with the 'software' box 200. A method in accordance with an embodiment of the present invention thus comprises: performing on-site measurements of the parent lot (block 20 90) for example using survey control marks as described above; having data receiving means in the software 200 receive data relating to the boundaries of the parent lot (block 210); having calculating means in the software 200 calculate local data relating to the boundaries of the 25 parent lot (block 220); having transform means in the software transform the data to a geodetic network and establish corner coordinates of the parent lot (block 230); having a subdivision area boundary determination means in the software determine or accept data relating to 30 the boundaries of the area to be subdivided into subdivision lots (block 240); having subdivision lot boundary defining means establish boundaries of subdivision lots within the subdivision area (block 250); having subdivision lot data recordal means in the software 35 record data relating to the positions of the corners (and hence the boundaries) and centroid of the subdivision lots (block 160); having a data output transmit said data, for 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 18 example via an Internet connection, to an official land registry 92; and having an e-commerce part of the software transact web-based sales of subdivision lots (block 270) to purchasers 94. It will be appreciated that the 5 reference numerals in Fig. 8 which begin with the digit "2" designate, at least in one embodiment, functions performed by the software system 200. It will further be appreciated that the UDAC tagging can be performed by the software, even though this is not shown in Fig. 8. 10 With reference to Fig. 9 the interaction of the computer based system used to implement an embodiment of the method with other parties is schematically illustrated. The computer-based system 301 is connected via an internet connection 302 to the internet 303. The 15 government Land Registry 304 is also connected to the internet 303 allowing transfer of data between the system 301 and the Land Registry 304, as discussed herein and as illustrated in Fig. 8. The computer based system 301 also communicated with a server 305 which administers a website 20 allowing potential purchasers of subdivision lots to obtain information regarding the parent lots and subdivision lots, to apply to purchase subdivision lots, and to make payment therefore. The described embodiment thus provides a valuable 25 means of creating and utilising a saleable product, allowing fundraising of conservation initiatives and/or environmental rehabilitation which might otherwise be unfunded. It should be appreciated that the use of software on a computer system provides important benefits 30 over an equivalent manual (or entirely ground survey based system) since it removes much of the mathematical and administrative burden. One benefit is in gaining the cooperation of the official government Land Registry, which is required in order to allow provision of formal 35 Land Registry approved title deeds to the purchasers of the subdivision lots. It is believed that most (if not all) government Land Registries would not be willing to 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 19 endure the administrative burden of registering thousand of (eg) one square metre subdivision lots if the plans for such lots were provided in analogue form and arrived at by ground survey. However, given the potential environmental 5 and/or other benefits that the sale of subdivision lots as described above can bring about, it is believed that cooperation from government Land Registries will be forthcoming provided the administrative burden is acceptable. Use of the computer based system can at least 10 help to keep the administrative burden acceptable, by providing plans of subdivisions in digital form. One potentially valuable use of creation and sale of small subdivision lots is in carbon sequestration and carbon credit trading schemes. One known means of 15 'owning' carbon credits is to purchase the credits from the owner of land which generates carbon credits (such as by sequestration of carbon by growth of trees or other vegetation). A disadvantage of this is that it can be difficult to verify that the carbon sequestration credits 20 are sold to only a single purchaser. Another disadvantage is that the purchaser may feel far removed from the environmental benefit provided by the vegetation growth because where a relatively small number of credits are purchased they may be an indistinct portion of a large 25 number of credits generated by a large area of land. In an embodiment of the present invention, a subdivision lot (which is an area of land) is assessed on the basis of the land characteristics and the use to which the land is put, and certified to be associated with a 30 discrete amount of carbon credit. Ownership of the subdivision lot is arranged to include ownership of the associated carbon credit. Because ownership of the subdivision lot is unambiguously determined by official land registry records, ownership of the associated carbon 35 credit is assured, and an owner (and any other interested parties such as certifying authorities or customers of the owner) can feel confident that the carbon credits have not 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 20 been sold to more than one purchaser. Further, the purchaser may feel content that he actually (and demonstrably) owns a distinct area of land which is being used for environmental benefit, in addition to owning an 5 intangible carbon credit. In one embodiment carbon credit certification may comprise assessment of the subdivision area (or perhaps, of the parent lot) to assess the carbon sequestration value of the land area. This may include assessment of 10 one or more of soil depth, soil characteristics, vegetation growth and potential for future vegetation growth, and other variables. The amount of carbon credit associated with a given sibling or subdivision lot may be taken to equate to 15 a proportion of the amount of carbon credit associated with the entire assessed area. In one implementation, the amount of carbon credit associated with a given sibling or subdivision lot may be based simply on the area of the given sibling or 20 subdivision lot as a proportion of the entire assessed area. This is appropriate for convenience and/or where the assessed area is substantially uniform in its characteristics which affect carbon sequestration. In an alternative, the total assessed area (eg 25 subdivision area or parent lot) may be divided into areas having different grades of carbon offset value (based on sampling and/or other assessment of different parts the total assessed area), and the amount of carbon credit associated with a given sibling or subdivision lot will 30 depend on its grade (as well as its area). This is appropriate where the assessed area is substantially non uniform in its characteristics which affect carbon sequestration, for example where one part of the assessed land area comprises deep fertile soil and another part 35 comprises a rocky outcrop. The carbon offset value may be assessed at or around the time of creation and/or sale of the sibling 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 21 lot. A monetary value for the carbon offset value can thus be determined prior to sale. Re-assessment of the carbon offset value may be performed subsequently, for example periodically or as a result of certain 5 circumstances relating to the subdivision lot (for example, but not limited to, sale of the lot). Any suitable carbon sequestration auditing process may be used. A revised monetary value for the carbon offset value for the or each sibling lot may be performed taking 10 into account any re-assessment. It will be appreciated that an increase, over time, in the carbon storage provided by a subdivision lot can correspond to an increase in the monetary value of the carbon offset value and of the lot. Thus, as a subdivision lot stores more 15 carbon, for example by vegetation (including tree) growth, the corresponding monetary value of the lot should increase. Thus, in one implementation, a purchaser of the sibling lot may be regarded as acquiring an appreciating asset which could be traded (bought and sold) on a normal 20 speculative market scenario. Thus a trading market for sibling lots may be realised. A purchaser may therefore purchase a sibling lot at a given price (which may be related to a monetary value of the carbon sequestration provided at the time of purchase) and may choose to sell 25 the sibling lot at a later date when the value has increased (due, for example, to increased carbon sequestration) so as to generate a profit. It should be appreciated that although the primary use of the creation and sale of small subdivision 30 lots is to further conservation of an area, objectives other than conservation may be realisable, such as facilitating ownership of traditionally owned land by a large number of people, or enhancing land such as a run down botanical gardens. 35 It is to be understood that, if any prior art publication is referred to herein, such reference does not constitute an admission that the publication forms a part 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 22 of the common general knowledge in the art, in Australia or in any other country. In the claims which follow and in the preceding description of the invention, except where the context 5 requires otherwise due to express language or necessary implication, the word "comprise" or variations such as "comprises" or "comprising" is used in an inclusive sense, i.e. to specify the presence of the stated features but not to preclude the presence or addition of further 10 features in various embodiments of the invention. Variations and modifications can be made in respect of the invention described above. 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14

Claims

1. A method of creating the boundaries of a number of subdivision lots, comprising: 5 defining the boundaries of a selected parent lot, within which the subdivision lots are to be provided, by: creating a software model of the parent block including the establishment of the external boundaries of the parent block on an existing 10 Cadastral framework; connecting the external boundaries of the parent lot to a geodetic framework; converting the boundaries of the parent lot to a local coordinate system; 15 converting the local coordinates to establish coordinates consistent with the geodetic network; creating a number of subdivision lots, each sub division lot being within the parent lot, by 20 electronically generating data which creates the boundaries of each of said subdivision lots; and wherein the subdivision lots are created so that the boundaries of each subdivision lot are spaced apart from and within the boundaries of the parent lot the 25 location of each subdivision lot being defined by the coordinates on the geodetic network to survey accuracy.

2. A method according to claim 1, wherein the method further comprises the step of defining a 30 subdivision area for subdivision into the said number of subdivision lots, the subdivision area being smaller than the area of the parent lot and the subdivision area being entirely within the parent lot. 35

3. A method according to claim 2, wherein said step of defining a subdivision area for subdivision into the said number of subdivision lots is performed prior to 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 24 the step of electronically generating data which defines the boundaries of each of said subdivision lots.

4. A method according to any preceding claim, 5 wherein the step of defining the boundaries of the parent lot comprises defining the boundaries of the parent lot by ground survey.

5. A method according to any preceding claim, 10 wherein said step of creating a number of subdivision lots by electronically generating data comprises virtually overlaying an array of polygons on an area to be divided into subdivision lots. 15

6. A method according to any preceding claim, wherein said step of creating a number of subdivision lots by electronically generating data comprises creating at least twenty subdivision lots. 20

7. A method according to any preceding claim, wherein the method further comprises the step of storing the data relating to the boundaries of said subdivision lots in Land Registry records, such that legal title to each individual subdivision lot can be established, 25 recorded, and transferred.

8. A method according to any preceding claim, wherein each subdivision lot has an area less than 100 square metres. 30

9. A method as claimed in any preceding claim wherein the method comprises associating a carbon credit amount with at least one subdivision lot. 35

10. A method according to claim 9, wherein the carbon credit amount is related to the carbon storage characteristics of the subdivision lot and/or of the 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 25 subdivision lot or parent lot.

11. A method according to either of claims 9 or 10, wherein the carbon credit amount is arrived at by 5 assessing an area of land which includes the subdivision lot in order to estimate the carbon credit value thereof, and calculating a carbon credit amount for the subdivision lot based on the carbon credit value of the area of land which includes the subdivision lot. 10

12. A method according to any preceding claim wherein the method further comprises the step of tagging at least one subdivision lot with a Unique Digital Address Code (UDAC) to facilitate identification and/or 15 observation of said subdivision lot.

13. A method according to any preceding claim, the method being implemented on a computer system, the computer system comprising: 20 memory storing instructions for defining the boundaries of a selected parent lot, within which the subdivision lots are to be provided; and memory storing instructions for creating a number of subdivision lots, all being within the parent lot, by 25 electronically generating data which creates the boundaries of each of said subdivision lots.

14. A method according to any preceding claim, the method further comprising the steps of: allowing an 30 application to purchase the subdivision lot of land by a purchaser via a website; and accepting payment from the purchaser by an electronic transaction.

15. A method according to any preceding claim, 35 the method being implemented by a computer program comprising instructions for controlling a computer to implement the said method. 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 26

16. A method of facilitating ownership of land and the administration associated therewith, the method comprising: 5 creating the boundaries of a subdivision lot of land, created from subdivision of a parent lot, by a method in accordance with any of claims 1 to 12; allowing an application to purchase the subdivision lot of land by a purchaser via a website; and accepting payment from the 10 purchaser by an electronic transaction.

17. A method according to either of claims 14 or 16, wherein the method further comprises: registration of the ownership of the subdivision lot of land with 15 statutory land registry authorities; generating a certificate of ownership of the subdivision lot of land which reflects registration of the ownership of the subdivision lot of land with statutory land registry authorities; and delivering the certificate to the 20 purchaser.

18. A system for creating the boundaries of a number of subdivision lots, the system comprising a computer, and comprising: 25 stored instructions for defining the boundaries of a selected parent lot, within which the subdivision lots are to be provided comprising: stored instructions for creating a software model of the parent block including the establishment 30 of the external boundaries of the parent block on the existing Cadastral framework; stored instructions for connection of the external boundaries of the parent lot to the geodetic framework; 35 stored instructions for converting the boundaries of the parent lot to a local coordinate system; 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14 - 27 stored instructions for converting the local coordinates to establish coordinates consistent with the geodetic network; stored instructions for creating a number of 5 subdivision lots, all being within the parent lot, by electronically generating data which creates the boundaries of each of said subdivision lots such that the subdivision lots are created so that the boundaries of each subdivision lot are spaced apart from and within the 10 boundaries of the parent lot, the location of each subdivision lot being defined by the coordinates on the geodetic network to survey accuracy.

19. A computer program comprising instructions 15 for controlling a computer to implement a method in accordance with any of claims 1 to 17.

20. A computer readable medium, providing a computer program in accordance with claim 19. 20 49956021 (GHMatters) P76919.AU.2 NICOLAL 8/12/14