Public Domain Manual
Contents
1
So you need to do some public domain work…
1
2
Policies and guidelines
1
3
Contact us
1
4
Public Domain Plans
2
5
Alignment levels
6
6
Stormwater works
9
7
Road design
9
8
Lighting
9
9
Landscaping
9
10
Works on the public way
9
11
Coordinating works and submissions
10
12
Security deposits (bank guarantees)
10
13
Construction and hold points
12
14
Land dedication – appointing the City as PCA
13
15
Defects, works completion and handover
14
City of Sydney Public Domain Manual
Revisions
Revision No.
Comments
A
Updates to Section 2, policy references; Updates to Public
Domain Plan Checklist; Updates to Alignment Levels
Checklist
City of Sydney Public Domain Manual
Review Date
13/11/2013
1
So you need to do some public domain work…
This manual is here to help. It sets out everything you need to know about:
2

Getting approval for your Public Domain Plan, Alignment Levels, Stormwater Drainage,
Road Design, Landscaping of the Site or Works on the Public Way applications;

What to consider when making your submission;

How to calculate, lodge and re-claim your security deposit for the works;

What to expect during construction; and

Defects liability periods, works completion and handover.
Policies and guidelines
The Public Domain Manual must be read in conjunction with:

the City’s policies, specifications and planning controls;

development consent conditions for your project; and

advice given by City officers during the submission and approval process.
Key policies related to the public domain include:
3

Sydney Streets Code, June 2013;

Sydney Streets Technical Specifications;

Interim draft Sydney Lights Design Code;

City of Sydney Exterior Lighting Strategy;

Stormwater Drainage Connection Information;

Draft Flood Policy (contact City staff for a copy);

Street Tree Master Plan.
Contacts us
Public domain works and submissions
If you have a question about public domain works, how to make a submission or to
request a pre-submission meeting, you can contact the City’s Public Domain team on
02 9246 7575 or by email to publicdomain@cityofsydney.nsw.gov.au.
Other activities in the public domain
Please contact the City’s Customer Service team on 02 9265 9333 if you have a question
about any other works that affect the public domain, such as events, filming, outdoor
dining licenses, applications for land owner’s consent, temporary construction works or
hoarding applications.
City of Sydney Public Domain Manual
1
4
Public Domain Plans
What
A Public Domain Plan is a set of Construction Certificate-level plans (based on an
accurate survey plan), sections and details that clearly shows the existing public domain
elements surrounding a development site and documents elements to be retained and
protected, elements to be removed or replaced and the works proposed to reconstruct the
public domain around that site in accordance with City standards.
This may include works to roads, drainage infrastructure, kerbs and gutters, footways,
driveways, pedestrian kerb ramps, service pit covers, street trees and other landscaping,
furniture, lighting, signage and other elements on land owned by the City.
Why
Public Domain Plans are required so we can clearly understand what changes are proposed
to the public domain and ensure that proposed work is properly assessed and approved.
When
Public Domain Plans may be required:

as a condition of consent under a Development Application (DA);

in association with a Voluntary Planning Agreement (VPA); or

as part of a Works on the Public Way application for approval under the Roads Act
1993, when a DA or VPA is not required.
The City’s Public Domain team aims to provide feedback on Public Domain Plan
submissions within 3 – 6 weeks. The time required may vary depending on the
complexity of the project, the accuracy and completeness of the submission and existing
project workload of City staff. We encourage you to contact us as soon as you know
you have to prepare a Public Domain Plan.
Where
The Public Domain Plan must show the full scope of work proposed to the public domain.
Generally, the extent of work for Public Domain Plan proposals will need to include all
frontages of your project site, from the property boundary to the gutter.
In some cases, works within the road carriageway may also be required, for instance if
new footpath extensions (blisters); kerb and gutter reconstruction; drainage or Water
Sensitive Urban Design works; or correcting cross-falls in the roadway are needed.
Who
Submissions must be prepared by a qualified architect, urban designer, landscape
architect or engineer. Submissions must be approved by City staff before works can start.
How
Submissions for Public Domain Plans and related works should be made to the City’s
Public Domain team by email to publicdomain@cityofsydney.nsw.gov.au. You can also
make a hard copy submission to the City’s One Stop Shop, Level 2 Town Hall House or
by mail to GPO Box 1591 Sydney NSW 2001.
Don’t forget to include a copy of your completed checklist with your submission.
Refer to page 5 of this manual.
City of Sydney Public Domain Manual
2
Things to consider
The following items should be included in your Public Domain Plan submission (as relevant to your site):
Levels and gradients generally – Refer to section 5, Alignment Levels for further detail

adjustment of footways to achieve cross-falls between 1 – 2.5% from property boundary to top of kerb;

localised adjustment of longitudinal grades to suit building entries is not permitted in the public domain;
Kerb and gutter

removal of non-complying or poor quality kerb and gutter and replacement to meet City standards. Noncomplying stone kerbs must be taken to the City’s depot in consultation with City staff;

repair and realignment of stone kerb where required to provide uniform longitudinal grades and a
vertical grade of 150mm above the designed gutter invert (unless otherwise advised by City staff);

where substantial kerb and gutter demolition is needed, the road carriageway must be reconstructed or
resurfaced in accordance with City standards to the centre line of the carriageway or to sufficient
distance from the gutter lip to achieve a uniform cross-fall / transition into the existing road pavement;

replacement of kerb and gutter to comply with the relevant City standard;

the removal of redundant stormwater outlets and replacement of the whole kerb sections as required in
accordance with City standards.
Footpath paving

new or re-paving and sealing of the footway in accordance with the relevant City standard treatment
(refer to the Sydney Streets Design Code and Sydney Streets Design Code Technical Specification);

show paving setout, including paving pattern and coordination of junctions with the adjacent footway;

retention and repair of existing pavement lights/light blocks;
Pedestrian kerb ramps and driveways

relocation of pedestrian kerb ramps (to ensure 90 degree orientation to roadway) and driveways;

provision of new pedestrian ramps and driveway crossovers - Note: this may also include provision of
pedestrian ramps on the other side of the street to the subject site to ensure a complete crossing;

relocation of existing service pits, stormwater gullies and crossings, traffic signals, signs, street furniture
and adjustment of kerbs / kerb returns as required to suit new ramp and driveway locations;

removal of redundant ramps and crossovers and reinstatement of kerb, gutter and footpath pavement;
Roads

construction of new roads or adjustment of existing road alignments and levels to suit new development
and meet City standards;
Services, pits and service covers / lids, permanent and state survey marks

realignment and levels adjustment of service pit lids and survey marks to suit new pedestrian ramps,
driveway works, unit paver arrangements and footway design levels;

new service pit lids are to be infill-type, with infill material to match adjacent final paving finishes;
Lighting

provision and upgrade of street and pedestrian lighting to meet the lighting levels and types required by
City and Australian Standards and City policies. This may include removal or relocation of existing
poles, installation of new poles, undergrounding or bundling of aerial cables, construction of conduits
and the relocation of utilities, signage and services as required;
Street Furniture and signage

removal of redundant traffic or parking signs (and reinstatement of remaining footway opening),
relocation of existing signs and /or provision of new signs in accordance with City standards as required;

removal of redundant street furniture (and reinstatement of remaining footway opening), relocation of
street furniture and / or provision of new street furniture in accordance with City standards as required;
City of Sydney Public Domain Manual
3
Street Trees and other planting in the public domain

retention and protection of existing street trees and understorey planting unless otherwise approved by
the City. Note: applications for removal of trees are processed by the City’s Tree Management team;

provision of new street trees, including tree pit bases and surrounds in accordance with City standards
(refer to the Street Tree Master Plan). Note: locations for proposed trees should be coordinated with
services locations to ensure tree pits can be accommodated in accordance with the City’s standards;

reconstruction of existing street tree bases and surrounds to meet City standards;

provision of mass-planted garden beds (including irrigation as advised by City staff) and rain gardens;
Specialised Designs

in some cases, specialised work to the public domain is required due to the specific impact or technical
complexities of a development or particular site. In such cases, a site specific scope of work and
documentation may be required in consultation with City staff;
Encroachment

elements related to the private property must not encroach into the public domain. This includes things
like steps, balustrades, handrails, Tactile Ground Surface Indicators (TGSIs);
Submission requirements
To speed up the approval process for your submission, make sure your plans clearly show all of
the following items at an appropriate scale. A copy of the plans must be provided electronically
based on Australian Height Datum (AHD) and Map Grid of Australia (MGA) orientation, zone 56:
Context

the building footprint at ground level (including locations of doors, windows, vehicular openings) and
locations of overhead awnings above ground as applicable;

the existing layout of roads, footways, kerbs and gutters surrounding your site, including the street names;

existing and proposed property boundaries, clearly labelling any land proposed to be dedicated;

north point; title block showing the project address and the type of plan; correct drawing numbers,
revision numbers and dates;
Existing and proposed assets

overlay of proposed changes to the kerb and gutter alignment (e.g. for kerb blisters) if applicable;

locations and type of all existing public domain elements, footway pavement and kerb material / types,
light poles, furniture, signage, street trees, parking meters, survey marks and other assets as applicable;

locations, type and materials of all proposed assets. Where planting is proposed, include a plant
schedule to document the species, number and size of proposed plants;

extent of proposed works line, including any works to be covered by a Chargeable Works Order;

integration of the public domain works with adjacent works in private property (e.g. forecourts and
locations of substation kiosks, etc.);

ideally, existing and proposed works should be overlaid on the same plan, rather than separated onto
different plans. This helps City staff understand how the existing and new works relate to each other;
Typical construction details

in accordance with the Sydney Streets Design Code Technical Specification and as relevant to your site;
Public Domain Plans must be properly coordinated with other submissions required for your site so
that information on one plan does not contradict with other plans for the site.
Refer to Section 11 of this manual – Coordinating works and submissions – for more information.
City of Sydney Public Domain Manual
4
Forms, fees and checklists – Public Domain Plan
When submitting your Public Domain Plan, make sure that you include a completed, signed
copy of the following checklist.
A fee or separate application form does not apply to make a Public Domain Plan submission.
1
Background
Yes / No / N/A
Is your Public Domain Plan required as part of a:
Note: more than one
may apply
 condition of consent under a Development Application (DA)?
 Voluntary Planning Agreement (VPA)?
 Works on the Public Way application when a DA or VPA is not required?
Have you completed the following actions?
Yes / No / N/A
2
Read and understood the requirements of the Public Domain Manual
3
Read through your development consent and VPA if applicable and identified
all of the conditions / clauses that relate to your public domain works
4
Coordinated your Public Domain Plan with other information or
submissions required by other conditions of consent or City requests
5
Coordinated your Public Domain Plan submission and details with your
Alignment Levels, Stormwater Drainage, Road Design, Lighting and
Landscaping submissions if those submissions are relevant to your
development and required at the same stage as your Public Domain Plan.
6
Addressed all the items listed in the “Things to consider” section of the
Public Domain Manual for Public Domain Plans
7
Shown all the elements listed in the “Submission requirements” section of
the Public Domain Manual on your plans
8
Complied with all relevant City policies and guidelines, including the
Sydney Streets Design Code, Sydney Lights Design Code, Street Tree
Master Plan, Sydney Streets Design Code Technical Specification and
other documents as applicable
9
Reviewed your submission to ensure that the information is accurate,
consistent across the full set of plans and details and that correct drawing
numbers, revisions and dates have been included
10
Paid all applicable fees, monetary contributions and lodged security
deposits if required to do so in conjunction with your Public Domain Plan
Name:
Organisation:
City of Sydney Public Domain Manual
Signature:
Date:
5
5
Alignment Levels
What
An Alignment Levels submission consists of plans, cross-sections and longitudinal
sections to demonstrate the road, footpath, kerb and gutter levels and cross-falls for a site,
relative to Australian Height Datum (AHD) and Map Grid of Australia (MGA) orientation,
zone 56.
The submission should clearly show the existing public domain levels and proposed
changes to those levels to meet City standards and proposed changes to the public domain.
Why
Alignment Levels are required so we can clearly understand what the existing public
domain levels and grades are; where improvements for accessibility may be required in
accordance with City standards; and what changes are proposed. This allows us to
properly assess and approve your works.
When
When a development proposal involves construction of a new building; the introduction or
alteration of building entries or driveways; or other impacts on the surrounding footway or
roadway, an Application for Approval of Footpath Alignment Levels and Gradients is needed.
An Alignment Levels submission may be required:

as a condition of consent under a Development Application (DA);

in association with a Voluntary Planning Agreement (VPA); or

as part of a Works on the Public Way application for approval under the Roads Act
1993, when a DA or VPA is not required.
The City’s Public Domain team generally aims to provide feedback on Alignment Levels
submissions within 2 weeks. The time required may vary depending on the complexity of
the project, integration with other approvals (e.g. for Public Domain Plans) the accuracy
and completeness of the submission and existing project workload of City staff. We
encourage you to contact us as soon as you know you have to prepare an
Alignment Levels submission.
Where
The Alignment Levels submission should include all frontages of the development site or
project area and extend a distance of 20m beyond the site frontages. Cross-sections
should extend from the building line to the centreline of the road carriageway.
Who
Submissions must be prepared by a registered surveyor and designed by an engineer.
Submissions must be approved by City staff before works can start.
How
Submissions for Alignment Levels should be made to the City’s Public Domain team by
email to publicdomain@cityofsydney.nsw.gov.au. You can also make a hard copy
submission to the City’s One Stop Shop, Level 2 Town Hall House or by mail to GPO Box
1591 Sydney NSW 2001.
Don’t forget to include a copy of your completed checklist with your submission. Refer to
page 8 of this manual.
City of Sydney Public Domain Manual
6
Things to consider
The following items should be included in your Alignment Levels submission (as relevant to your site).
Levels and gradients

adjustment of footways to achieve cross-falls between 1 – 2.5% from property boundary to top of kerb.
All levels must be to Australian Height Datum (AHD);

if existing footpath levels and gradients do not comply with City standards, reconstruction will be
required, however small variations from the standards due to latent site conditions may be accepted.
Localised adjustment of longitudinal grades and cross-falls to suit building entries is not permitted in the
public domain and must occur within the property line if required;
Kerb and gutter

kerb line parallel to and 150mm above the invert of the gutter (as designed), unless otherwise specified
by City staff. The design levels for new kerb returns must include boundary, top of kerb and gutter
levels at relevant chainages.
Pedestrian kerb ramps and driveways

show adjustments proposed to the general footway gradients, such as kerb ramps and driveways. Note:
adjustment of levels at vehicle and pedestrian entrances to address flood planning levels (e.g. for
property basements) is not permitted. Any such adjustments must occur within the property line;
Pits and service covers

adjustment to suit required longitudinal grades and cross-falls;
Submission requirements
To speed up the approval process for your submission, make sure your plans clearly show all of the
following items at an appropriate scale. A copy of the information must be provided electronically
based on Australian Height Datum (AHD) and Map Grid of Australia (MGA) orientation:
Plan

the ground-level building footprint, showing existing, proposed and redundant vehicle and pedestrian entries
for all street frontages of the site, extending 10m beyond the property boundaries;

existing and proposed kerb, gutter, drainage gullies, inverts, boundary and building alignment and levels
and levels adjustments to the road carriageway as required (e.g. for road restorations or adjustments);

existing and proposed levels of all existing and new elements in the public domain, including service
pits, drainage pits, tree pits and the like. Existing and proposed levels at entries adjacent to properties,
building setback areas, forecourts and the like, adjoining the public domain;

running chainages along the kerb alignment at 10m intervals, extending 10m beyond the property
boundaries to ensure that levels adjustments are transitioned smoothly into the existing public domain;
Cross-sections

1:100 horizontal scale and 1:10 (exaggerated) vertical scale.
chainage intervals as indicated on the plan, for all site frontages;

include existing and proposed alignments and levels at the building line, top of kerb, lip of gutter and
road carriageway at each chainage interval;
Sections to be taken at the same
Longitudinal sections

1:100 horizontal scale and 1:10 (exaggerated) vertical scale. Levels to be shown at the same chainage
intervals as indicated on the plan, for all site frontages;

include existing and proposed levels at driveways, pedestrian kerb ramps, building entries. Include
superimposed sections at building and property lines, top of kerb and lip of gutter;

where a redesign of kerb returns is required, a separate longitudinal section is to be provided and must
include existing and proposed levels at the boundary, top of kerb, gutter invert and pram ramps at
relevant chainages.
Alignment Levels information must be fully coordinated with other submissions required for your site.
Refer to Section 11 of this manual – Coordinating works and submissions – for more information.
City of Sydney Public Domain Manual
7
Forms, fees and checklists – Alignment Levels
When submitting your Alignment Levels application, make sure that you include a completed,
signed copy of the following checklist, together with a completed Footpath Levels and Gradients
Approval Application form:
An application fee for each site frontage applies to lodge an Alignment Levels application, in
accordance with the City’s adopted schedule of fees and charges:
1
Background
Yes / No / N/A
Is your Public Domain Plan required as part of a:
Note: more than one
may apply
 condition of consent under a Development Application (DA)?
 Voluntary Planning Agreement (VPA)?
 Works on the Public Way application when a DA or VPA is not required?
Have you completed the following actions?
Yes / No / N/A
2
Read and understood the requirements of the Public Domain Manual
3
Read through your development consent and VPA if applicable and identified
all of the conditions / clauses that relate to levels for public domain works
4
Coordinated your Alignment Levels submission with other information or
submissions required by other conditions of consent or City requests
5
Addressed all the items listed in the “Things to consider” section of the
Public Domain Manual for Public Domain Plans
6
Shown all the elements listed in the “Submission requirements” section of
the Public Domain Manual for your Alignment Levels documentation
7
Complied with all relevant City policies and guidelines, including the
Sydney Streets Design Code, Sydney Lights Design Code, Street Tree
Master Plan, Sydney Streets Design Code Technical Specification and
other documents as applicable
8
Reviewed your submission to ensure that the information is accurate,
consistent across the full set of plans and that correct drawing numbers,
revisions and dates have been included
9
Paid all applicable fees
Name:
Organisation:
City of Sydney Public Domain Manual
Signature:
Date:
8
Stormwater works
6
Requirements for stormwater drainage design, connections and submissions are outlined
in the detail in the City’s Stormwater Drainage Connection Information guideline and the
City’s Sydney Streets Technical Specification (ask City staff for a copy).
A fee for each drainage connection will apply, in accordance with the City’s adopted
schedule of fees and charges.
7
Road design
Requirements for road design and submissions are outlined in the detail in the City’s
Sydney Streets Technical Specification (ask City staff for a copy).
8
Lighting
Requirements for lighting design and submissions are outlined in the detail in the City’s
Interim draft Sydney Lights Design Code, City of Sydney Exterior Lighting Strategy and
the Sydney Streets Technical Specification (ask City staff for a copy).
9
Landscaping
Requirements for landscaping are outlined in the Sydney Development Control Plan 2012
(DCP). A Landscape Code is currently being prepared by City staff to further support the
requirements outlined in the DCP.
10
Works on the public way
Works may be proposed in the City's public domain that do not need to be associated with a
development application or a Voluntary Planning Agreement. These are known as works on
the public way applications.
Such proposals are approved by the City’s Public Domain team under part 5a of the
Environmental Planning and Assessment Act and under section 138 of the Roads Act 1993.
Submission requirements for works on the public way are the same as the requirements for
works that are covered under a development application or Voluntary Planning Agreement.
Refer to Sections 4 – 9 of this manual for requirements.
Requirements for security deposits, construction, works-as-executed documentation,
completion and handover, as outlined in this manual, also apply for works on the public way
applications.
City of Sydney Public Domain Manual
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11
Coordinating works and submissions
Works
You may be required to submit information for a range of public domain works, including
public domain, landscape, stormwater, lighting and road works.
Although these
requirements may be separately conditioned on your development consent, the works are
fundamentally inter-related. It is therefore important that submissions for related works are
made at the same time where possible.
Failure to provide all of the relevant information with your submission can result in delays
in the City’s ability to approve your submissions.
Submissions
It may be necessary for different consultants to prepare documentation for aspects of your
work. This may involve the preparation of different sets of documentation for civil engineering
works, lighting designs, public domain streetscape design, landscape works and so on.
It is important that the information you provide across different sets is properly coordinated –
that is, critical elements such as kerb alignments, location of light poles and other fixtures,
street trees and existing / proposed services and pits are shown in the same locations and
consistent materials / details on all plans across all sets.
Failure to ensure that your consultants’ submissions are coordinated can result in delays
in the City’s ability to approve your submissions. Contradictory information results in
confusion about what you are actually proposing and the City must then request that
additional information is provided by you before finalising the approval.
Quality checks
It is your responsibility to ensure that information submitted to the City has been checked, is
accurate and is properly coordinated.
Checklists have been provided in each section of this manual to help you coordinate your
works. Submissions received without a completed checklist will not be reviewed until
the checklist is provided.
12
Security deposits (bank guarantees)
What
A security deposit is typically an unconditional (no expiry date) bank guarantee made out in
favour of the City, although other forms of security may be accepted in consultation with the
City’s Finance unit. These deposits are refundable once the work to which they relate is
complete to the City’s satisfaction.
Why
Security deposits may be required by the City for various reasons including:

to help ensure that approved works in the public domain are constructed by
developers in accordance with requirements; and

to help ensure that existing public domain assets are adequately protected by
developers during construction works.
City of Sydney Public Domain Manual
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If these obligations are not met, the City has the ability to use the security deposit to undertake
any necessary outstanding works, including rectification of defects. Any funds left over after
such work are eligible for refund.
When
Generally, requirements for payment of a security deposit are included under a condition of
development consent, but may also be imposed for other types of approvals as identified below.
Securities that may be requested for public domain works include:

footway damage deposit;

public domain works deposit;

security for works to be undertaken under a Voluntary Planning Agreement or in
association with a Works on the Public Way application under the Roads Act 1993;

temporary shoring of footpaths or roads.
Other deposits related to construction activity such as erecting hoardings may also be applied
by other teams at the City.
Security deposits must be lodged with the City before approval is issued for the related work,
or before the work commences, as determined by the City.
How
Security deposits are calculated in accordance with the City’s adopted schedule of fees and
charges.
Footway damage deposits (typically required under a Footpath Damage Bank Guarantee
condition of consent) are calculated on the total length of your site frontages, multiplied by the
applicable rate for the existing footway materials.
Public Domain Works Deposits (typically required under a Public Domain Plan condition or
Works on the Public Way Application) are calculated on the total area of public domain works to
be undertaken, multiplied by the applicable rate for the proposed footway materials.
Securities for works to be undertaken under a Voluntary Planning Agreement are based on
the value of the works to be provided.
Payment of your security deposit
Payment of security deposits should be made at the City’s One Stop Shop, located at Level 2,
Town Hall House, 456 Kent Street, Sydney.
The following information should be provided when lodging securities:

DA number to which the security relates (if applicable);

Address of the site to which the security relates;

Type of security – e.g. state Public Domain Works Deposit, Footway Damage
Deposit, or other purpose as applicable.
This allows your security to be accurately recorded against your project and more easily
refunded when it is eligible for release.
Note that approvals for works will not be issued until all required items and issues have been
satisfactorily addressed, and until any required fees or securities have been paid.
City of Sydney Public Domain Manual
11
Re-claiming your security deposit
Securities deposits are refunded by the City once the related work has been completed.
When works have been undertaken on the public way, 90% of the original value of the
security lodged will be eligible for release once:

the work has been completed to the City’s satisfaction; and

all works-as-executed (as-built) documentation, certifications and warranties have
been accepted by the City; and

a Certificate of Completion has been issued by the City’s Public Domain team.
The remaining 10% of the security will be retained by the City for 12 months (or as
otherwise specified), to cover the defects liability / maintenance period.
At the conclusion of the defects liability period, and if there are no outstanding issues, the
final 10% of the security will be refunded.
Refer to Section 15 - Defects, works completion and handover – of this manual for more
information about project completion and works-as-executed (as-built) documentation.
13
Construction, hold points and Certifying Authorities
Road Opening Permit
A Road Opening Permit must be obtained from the City’s Construction and Regulation
team using the application form before approved public domain works can commence in
the public way. The Road Opening Permit may include requirements for fees to be paid
and conditions may be imposed on the construction process.
Inspections and hold points
During construction of approved public domain works, City officers may undertake random,
unscheduled inspections to monitor work progress and compliance with the approved plans
and specifications.
Set hold points may also be specified as part of your public domain approval for specific
stages of your work. These will be detailed in your written approval. A minimum of 48
hours’ notice (or as otherwise specified in your approval) must be given to City staff
before the date of your intended hold point inspection.
Critical stage inspections (hold points) will also be set when Council is appointed as the
Principal Certifying Authority (PCA) for works on land to be dedicated to the City. Further
information about critical stage inspections is outlined in Section 14 – Land dedication appointing the City as PCA.
Work must not progress beyond a set hold point until written approval is given by City officers.
Construction standards
Public domain works must be constructed in accordance with the approved plans,
specifications, City standards and relevant policies. Any minor variations to the approved
documentation that may be required due to unforeseen site conditions must be raised
with and approved by the City’s Public Domain team before the variations are
constructed.
City of Sydney Public Domain Manual
12
Note that localised patching of pavement around new furniture installations, lighting, sign poles
and other fixtures is not permitted. Where small restorations are required, these must generally
be undertaken as a full section extending between the building line / property boundary and the
kerb, for a minimum width of 1 metre. Where two or more small restorations are required in
close proximity (e.g. in the case of seat bench to be removed), the width of the single restoration
should accommodate all patches needing reinstatement.
14
Land dedication – appointing the City as PCA
When
In accordance with Section 109E(1AA) of the Environmental Planning and Assessment
Act, Council must be appointed as the Principal Certifying Authority (PCA) for ‘subdivision
work’ benefitting the City – that is, when a Development Application specifically includes
subdivision of land or a requirement to dedicate land to the City.
Note: you may still appoint an accredited private certifier to issue the Construction
Certificate for the work (even for land to be dedicated to the City), but you must appoint
Council as PCA for the construction component when land is to be dedicated.
How
To appoint Council as PCA for your subdivision (dedication works), you must submit a
Notice of Commencement of Building or Subdivision Work and Appointment of Council as
Principal Certifying Authority form.
The application must be made no less than 48 hours before the subdivision (dedication)
works are proposed to commence.
If the Construction Certificate for the work has been issued by a private certifier, a copy of
the Construction Certificate or complying development certificate should also be
provided, together with copies of the approved construction documentation, plans
and specifications.
The person making the application must be the person having benefit of the development
consent or complying development certificate or the contractor carrying out the work if the
contractor is the owner of the site (refer to Section 109E(1A) of the Environmental
Planning and Assessment Act).
Critical stage / mandatory inspection hold points
Under Section 162A(4) of the Environmental Planning and Assessment Regulation,
mandatory inspections for civil, public domain and landscaping items are:
(a)
after excavation for, and prior to the placement of, any footings; and
(b)
prior to pouring any in-situ reinforced concrete building element; and
(c)
prior to covering waterproofing in any wet areas (e.g. waterproof membrane to back
of retaining wall); and
(d)
prior to covering any stormwater drainage connections; and
(e)
after the work has been completed and prior to any Occupation Certificate being
issued in relation to the work.
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Note: other inspections may also be required for other works, depending on the scope of
the project, e.g. sub-base/base for road and footway works; footings for light poles;
planting preparation and tree planting works and other special or non-standard elements.
These will be specified by Council in writing in the capacity of PCA.
Missed inspections
Section 162C of the Environmental Planning and Assessment Regulation sets out detailed
requirements to follow if a critical stage inspection is missed. The requirements are briefly
summarised below:
(a)
provide the reason why the inspection was missed;
(b)
submit details of the inspection that was missed (e.g. what work was carried out;
documentation of the work in progress; as-built certification from an appropriately
qualified person who oversaw the constructed work, etc.);
(c)
the Council (as PCA) may determine that the work that would have been the subject
of the missed inspection was satisfactory in retrospect.
Fees and charges
Inspection fees for Council performing the role of PCA are outlined in the City’s adopted
schedule of fees and charges.
The applicable fees will be determined by City officers based on the number of critical
stage inspections required for the work and you will be advised in writing of the fees
owing.
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Defects, works completion and handover
Defects
Once the public domain works have been constructed, City officers will undertake an
inspection to identify any defects that need to be rectified.
Defects may include incorrect location of elements, unsatisfactory construction
techniques or finishes, or any other non-compliances with the approved plans and
specifications.
Defects will be confirmed by the City in writing and must be rectified as soon as practical.
Completion
Once the public domain works have been constructed, including the rectification of any
identified defects, City officers will undertake a final inspection to determine completion.
Only once the works are satisfactory and all required works-as-executed (as-built)
documentation has been submitted to and accepted by the City, will a Certificate of
Completion be issued.
A defects liability (maintenance) period will apply from the date of the letter of
completion. Typically, the defects liability period will be 12 months in duration, unless
otherwise specified by the City or in your development consent.
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Works-as-executed (as-built) documentation
Before a Certificate of Completion can be issued, work-as-executed documentation must
be received and accepted by the City for all public domain elements.
Typically, this will include the following documentation:

a set of classified survey plans that clearly show the works as constructed, and
clearly note all variations from the approved plans;

certifications for all work stating that the works have been constructed in
accordance with the approved plans, specifications and City standards.
Certification must be prepared by a suitably qualified professional with
qualifications relevant to the work being certified and who observed the
work being constructed at each critical stage;

maintenance manuals for all works as applicable;

warranties for all works as applicable;

any other requirements outlined in the Sydney Streets Technical Specification e.g. Lighting Electrical Compliance certificates, etc. (ask City staff for a copy).
Plans should be provided in hard copy and electronic format – based on Australian
Height Datum (AHD) and Map Grid of Australia (MGA) orientation, Zone 56.
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