Sanctuary Cove and Hope Island are not merely marketing descriptions. Parts of those developments operate under special statutes which create their own bodies corporate, thoroughfare structures, precinct controls and cost-sharing arrangements. The practical question is not where the property is advertised as being located, but which Act and registered instruments apply to the particular title.神仙灣及希望島並非純粹的市場推廣名稱。這些發展項目的部分土地依特別法例運作，由該等法例設立其自身的業主法人團體、道路層級、分區控制及成本分攤安排。實務上的問題不在於物業廣告所稱的位置，而在於哪一部法例及哪些註冊文件實際適用於該項產權。
3.1Why the schemes are different為何有所不同
為何有所不同Why the schemes are different
Sanctuary Cove is governed by the site-specific Sanctuary Cove Resort Act 1985. Hope Island Resort land may be governed by the Integrated Resort Development Act 1987. These statutes were designed for large, staged resort communities containing residential precincts, golf or marina facilities, commercial land and private thoroughfares. They pre-date the BCCM Act and use their own statutory vocabulary and hierarchy.神仙灣受特定地點的《1985年神仙灣度假村法》規管。希望島度假村範圍內的土地則可能受《1987年綜合度假村發展法》規管。這些法例為大型分期度假社區而設，涵蓋住宅區、高爾夫球場或遊艇碼頭設施、商業土地及私人道路。它們早於BCCM法，並採用自身的法定術語及層級。
3.2A layered governance model分層治理模式
分層治理模式A layered governance model
3.3Sanctuary Cove神仙灣
神仙灣Sanctuary Cove
The Sanctuary Cove Resort Act creates the resort site, residential zones, a principal body corporate and a primary thoroughfare body corporate. It also supports resort-specific planning and by-laws. The primary body corporate controls and maintains the primary thoroughfare; the principal body corporate performs a similar function for secondary thoroughfares within residential areas.《神仙灣度假村法》設立度假村範圍、住宅分區、主要業主法人團體及主要道路業主法人團體，並支援度假村專屬規劃與管理規約。主要道路業主法人團體管理及維修主要道路；主要業主法人團體則就住宅區內的次級道路履行類似職能。
3.4Hope Island Resort希望島度假村
希望島度假村Hope Island Resort
The Integrated Resort Development Act uses a comparable multi-level structure for designated integrated resort land. It provides for a primary thoroughfare body corporate and, within residential precincts, a principal body corporate controlling secondary thoroughfares. The legal structure is similar in concept to Sanctuary Cove but comes from a different Act, with different site instruments, precincts, entitlements and by-laws.《綜合度假村發展法》為指定綜合度假村土地採用相近的多層架構，設有主要道路業主法人團體，並在住宅區內設主要業主法人團體以管理次級道路。其概念與神仙灣相似，但法律依據不同，並有不同的場地文件、分區、權益及管理規約。
3.5Due-diligence questions盡職調查問題
盡職調查問題Due-diligence questions
- Which Act and registered plan govern the lot?
- How many bodies corporate affect the lot, directly or indirectly?
- What are the levies at each level, and are special levies expected?
- Which thoroughfares, security systems, waterways, gates and amenities are maintained collectively?
- Which development-control, architectural, residential-activities and local by-laws apply?
- Are there easements, marina rights, club arrangements or service contracts outside the usual body corporate records?
- 該單元受哪一部法例及註冊圖則規管？
- 有多少個業主法人團體直接或間接影響該單元？
- 各層級管理費是多少？是否預期徵收特別管理費？
- 哪些道路、保安系統、水道、閘門及設施由集體維修？
- 適用哪些發展控制、建築設計、住宅活動及本地管理規約？
- 是否存在一般業主法人團體紀錄以外的地役權、碼頭權利、會所安排或服務契約？
3.6Start with title diagnosis先從產權架構著手
先從產權架構著手Start with title diagnosis
Sanctuary Cove and Hope Island contain ordinary and special statutory structures. A suburb, estate name, gatehouse or marketing reference is not enough to determine which regime applies. The lawyer must begin with the current title, survey plan, plan notation and the names of every body corporate or statutory entity affecting the lot.神仙灣及希望島同時存在一般及特別法定架構。僅憑郊區名稱、屋苑名稱、閘口或銷售描述，不能判定適用哪一制度。律師必須先查閱現行產權、測量圖則、圖則註記，以及所有影響該單元的業主法人團體或法定實體名稱。
The diagnostic exercise should then trace the lot upward through any local body corporate, principal body corporate and primary thoroughfare body corporate. It should also identify precinct boundaries, secondary and primary thoroughfares, easements, developmentcontrol instruments and any club, marina or utility arrangements. Only after mapping this structure can levies, voting and maintenance responsibility be explained reliably.制度識別其後須由單元向上追溯至本地業主法人團體、主要業主法人團體及主要道路業主法人團體，並確認分區界線、次級及主要道路、地役權、發展控制文件，以及會所、遊艇碼頭或公用設施安排。完成架構圖後，方可可靠解釋管理費、投票及維修責任。
- Confirm whether BCCM forms and dispute pathways apply.
- 確認BCCM表格及爭議途徑是否適用。
3.7How the governance layers interact治理層級如何運作
治理層級如何運作How the governance layers interact
A local body corporate generally deals with the immediate building or group-title property. A principal body corporate may coordinate residential precincts and secondary thoroughfares. A primary thoroughfare body corporate deals with estate-wide roads and related infrastructure. The actual allocation depends on the special Act, registered plans, by-laws and subsidiary instruments.本地業主法人團體一般處理直接相關的大廈或組合產權財產；主要業主法人團體可統籌住宅分區及次級道路；主要道路業主法人團體則處理全區道路及相關基礎設施。實際分工取決於特別法例、註冊圖則、管理規約及附屬文件。
An individual owner may participate directly at the local level while broader rights and obligations are exercised through that local body corporate. Costs can therefore flow down through more than one budget. A buyer should not add only the levy notices supplied for the immediate scheme; the records must show whether upstream amounts are already included, separately collected or subject to future adjustment.個別業主可能直接參與本地層級，而更廣泛的權利及義務則透過本地業主法人團體行使。因此，成本可經多個預算層級向下分攤。買方不能只合計直接項目的管理費通知；紀錄須顯示上層費用是否已包含、另行收取或日後調整。
3.8Roads, security, waterways and resort infrastructure道路、保安、水道及度假村基礎設施
道路、保安、水道及度假村基礎設施Roads, security, waterways and resort infrastructure
Special resort legislation responds to infrastructure that is more extensive than the common property of an ordinary apartment building. Private roads, gates, security systems, landscaped verges, lakes, canals, bridges and estate signage may be controlled at a thoroughfare or principal level. Access can depend on statutory rights and registered easements rather than ordinary public-road status.特別度假村法例處理的基礎設施，往往超越一般公寓大廈共有財產的範圍。私人道路、閘門、保安系統、園景路旁地、湖泊、運河、橋樑及屋苑標誌，可能由道路或主要層級管理。通行權可能依賴法定權利及註冊地役權，而非一般公共道路地位。
Maintenance quality can support amenity and value, but the infrastructure creates long-term capital exposure. Roads require resurfacing; gates and electronic access become obsolete; revetment walls and waterways may need specialist work. Due diligence should therefore examine condition reports, reserve planning, insurance, service contracts and responsibility for emergency works—not merely current annual levies.優質維修可提升環境及價值，但此類基礎設施亦帶來長期資本支出。道路須重鋪；閘門及電子門禁會淘汰；護岸牆及水道可能需要專業工程。因此，盡職調查應審閱狀況報告、儲備規劃、保險、服務契約及緊急工程責任，而不應只看現行年度管理費。
3.9Development control and residential activity rules發展控制及住宅活動規則
發展控制及住宅活動規則Development control and residential activity rules
Sanctuary Cove and Hope Island resort structures can contain development-control, architectural and residential-activity rules beyond ordinary body corporate by-laws. These controls may regulate external appearance, building works, setbacks, landscaping, signage, vehicles, watercraft, security and use of precinct facilities. Their legal source and approval pathway must be identified.神仙灣及希望島度假村架構可包含超越一般業主法人團體管理規約的發展控制、建築設計及住宅活動規則。這些規則可能規管外觀、建築工程、退界、園景、標誌、車輛、船隻、保安及分區設施使用，必須確認其法源及批准途徑。
Council planning approval does not necessarily satisfy private or statutory estate controls, and estate approval does not replace council or building approval. An owner proposing renovation or redevelopment may require several independent consents. Contracts should allocate the risk that a desired design, marina use, short-term letting plan or home business is not permitted.取得市政府規劃批准不一定符合私人或法定屋苑控制；屋苑批准亦不能取代市政府或建築批准。業主擬裝修或重建時，可能需要多項獨立同意。契約應分配擬議設計、碼頭用途、短期出租或居家業務不獲准的風險。
3.10Resort purchase file: enhanced due diligence度假村購買檔案：加強盡職調查
度假村購買檔案：加強盡職調查Resort purchase file: enhanced due diligence
A resort purchase file should include the ordinary contract, title and physical investigations plus a scheme map, entity chart and consolidated cost schedule. The records search should target minutes, budgets, insurance, disputes, security and infrastructure contracts, proposed capital works and any dealings affecting club, marina or thoroughfare rights.度假村購買檔案除一般契約、產權及實體調查外，亦應包括項目地圖、實體架構圖及綜合成本表。紀錄查冊應針對會議紀錄、預算、保險、爭議、保安及基礎設施契約、擬議資本工程，以及影響會所、碼頭或道路權利的任何交易。
The buyer’s intended use should be tested explicitly. A permanent residence, holiday home, investment letting, marina lifestyle and renovation project each raise different questions. Finance and valuation instructions should describe the special statutory structure so that the lender and valuer do not assume an ordinary BCCM scheme.買方的擬議用途須明確測試。永久自住、度假屋、投資出租、遊艇生活方式及裝修改建，均會提出不同問題。融資及估值指示應說明特別法定架構，避免貸款人及估值師錯誤假設屬一般BCCM項目。
This chapter is general educational information, not legal, financial, tax, building or investment advice. Outcomes turn on the particular contract, title, survey plan, community management statement, applicable regulation module and the law in force at the relevant time. Obtain independent Queensland legal advice before signing a contract, waiving a condition, settling, or buying management rights. Where the English and Chinese texts differ, the English text governs. 本章僅提供一般教育資訊，並非法律、財務、稅務、建築或投資意見。法律結果取決於個別契約、產權、測量圖則、社區管理聲明、適用的規管模組，以及相關時間的現行法例。簽署契約、放棄條件、辦理交割或購買管理權前，應取得獨立的昆士蘭法律意見。如中英文本有異，概以英文為準。