LLAND DIVISIONAND DIVISION RREQUIREMENTSEQUIREMENTS

LAND DIVISIONLAND DIVISIONREQUIREMENTSREQUIREMENTS

LANDLANDDIVISIONDIVISIONREQUIREMENTSREQUIREMENTSCity of PlayfordCity of Playford

Land Division Requirements 2016

Produced by City of PlayfordProduced by City of Playford

Playford Operations Centre12 Bishopstone RoadDavoren Park SA 5113

(08) 8256 0333 or visit www.playford.sa.gov.au(C) Images and content. City of Playford

This document is uncontrolled when printed. Prior to use, please check the City of Playford website to ensure that this is the current version.

This document forms part of the Plan Section ofthe City of Playford Buisiness Planning Framework

Document History and Version Control:Document History and Version Control: Version 1.2Document Contact:Document Contact: Gifted Assets

NOTE:NOTE:These requirements shall take precedence from the time of adoption and will be applied retrospectively.

DOCUMENT CONTROL

VersionVersion Date AprovedDate Aproved Approved ByApproved By DescriptionDescription1.0 - - Creation of Original Document

(superceding Land Division Requirements 2009 and the later revised 2013 edition)

1.1 July 2015 Manager,Development & Infrastructure

Release of Document

1.2 April 2016 Manager,Gifted Assets

Addition of Landscape Requirements

LAND DIVISION REQUIREMENTSLAND DIVISION REQUIREMENTS

CONTENTSCONTENTS

Appendix 1: Stormwater Requirements

Appendix 2: Road Reserves

Appendix 3: Landscaping

PURPOSE 5

DEVELOPMENT APPLICATION PROCESS 7

DOCUMENTATION APPROVAL PROCESS 10

DESIGN DOCUMENTATION STANDARDS 14

CONSTRUCTION PROCESS 17

PRACTICAL & FINAL COMPLETION PROCESS 21

BONDING & AGREEMENTS 26

GLOSSARY 29

PURPOSEPURPOSE

5PURPOSE PURPOSE

THIS DOCUMENT OUTLINES THE PROCESS, DOCUMENTATION AND APPROVALS THAT ARE REQUIRED PRIOR TO COUNCIL APPROVING ANY DEVELOPMENT WITHIN THE CITY OF PLAYFORD. THIS DOCUMENT ALSO PROVIDES DETAILS OF THE REQUIRED APPROVALS DURING THE CONSTRUCTION AND HAND-OVER STAGES OF A DEVELOPMENT.

ALL DEVELOPMENT IS TO BE DONE IN ACCORDANCE WITH THE CITY OF PLAYFORD’S DEVELOPMENT PLAN.

PURPOSE To ensure the City of Playford creates a vibrant, thriving and sustainable future whilst maintaining an engaging, quality, walkable, and well serviced public realm, these Land Division Guidelines have been established to ensure this ideal is present in all future development.

To deliver these high standards, best practice methodology in design, construction, management and long term sustainability of developments is required. In lieu of this a coordinated submission considering all aspects of the application is essential.

The requirement of open space provision is therefore of equal importance to the built form and is to be designed in an integrated manor with all developments. This includes the provision of designed Reserves as outlined in the Council’s Open Space Strategy.

The Land Division Requirements have been broken down into the requirements of each aspect of the application – Planning, Civil Engineering and Landscape Design. This ensures a transparent, streamlined process that combines inter-disciplinary thinking for optimal outcomes, ensuring the long term effectiveness of land divisions can be delivered.

The following flowchart is a summary of the processes required for the developer to achieve planning consent, planning approval, construction approval and final sign off. The subsequent sections deal with individual aspects of this process.

6PURPOSE PURPOSE


FIGURE 1.1Development & Delivery Process Flow Diagram

Civil Works

COMPLETE

START

Development Application Process

DevelopmentPlan Consent

Land DivisionConsent

Civil Works

Practical/Final Completion Process

Landscape WorksConstruction Process

Design Documentation andConstruction Approval Process

Construction Process

DEVELOPMENT DEVELOPMENT APPLICATIONAPPLICATION PROCESSPROCESS

7DEVELOPMENT APPLICATION PROCESSDEVELOPMENT APPLICATION PROCESS



FIGURE 2.1Detailed Development Application Process Flow Diagram

START

Prelodgement meeting with Council

DAC Referral to Council and other bodies

Development & Infrastructure Review• Civil Engineering• Landscape Architecture• Traffic Engineering

Liase with Planning Officer and reviewproposal/plans/comments

Agreement of Conditions of Approvals

Approvals issued with conditions• Development Plan Consent• Land Division ConsentProvided Applicant with Land Division Guidelines

END PROCESS

Any External Works?

Land Division Application Lodged

Council review of application and refer to internal departments

Infrastructure Deed/LandManagement Agreement

NO

DEVELOPMENT APPLICATION PROCESS

3.13.1The developer shall submit functional designs to Council. It is recommended that the developer arranges a prelodgement meeting with Council to present the proposed development. This offers the opportunity for discussions between developers and Council to improve proposals. Approvals granted by Council are based on compliance with the Land Division Requirements, Development Plan and supporting documentation.

3.23.2The submission should include, but not be limited to a Planning Statement, Masterplan, Staging Plan, Landscape Masterplan, Traffic Management Plan and Stormwater Management Plan

3.33.3Upon receiving the functional design Council shall review the documentation and advise in writing either:

a) That the functional design conforms to the requirements of the Development Plan and thus development approval granted. Once Design Notification and Planning Conditions have been issued. The developer can proceed to a documentation stage

OR

b) That the functional design is not compliant to the development plan and a list of amendments is provided to make the functional design acceptable. The developer shall make all amendments before resubmitting the functional design.

3.43.4The Functional Plan must show the development layout and context, including the appropriate provision of open space, the extent and type of landscape treatments to open space reserves, detention basin/drainage reserves and street-scapes should be detailed (including street trees, roadside verges and central median strips where applicable)

INFRASTRUCTURE AGREEMENTS

3.53.5If the developer is required to undertake works to facilitate the construction of the development that are external to the site or not covered in the development plan then they must enter into an infrastructure agreement for the works

3.63.6The infrastructure agreement is to include the following criteria;

a) Define the two parties that the agreement is between; ie Council and developer

b) Outline the extent of external and/or internal works and purpose of the works in order to facilitate the development

c) Identify any special conditions to the agreement as agreed to by both parties

d) Define other works to be undertaken by the development that is not prescribed under the development plan as agreed to by both parties

e) Set out regulations for working within the public realm in order to construct the external infrastructure. This should include public liability insurances for the contractor working within the public realm

f) Define Practical Completion, Final Completion and the Maintenance/Defect Liability Periods as agreed to with Council

g) Outline Council’s step-in rights in relation to the completion of works, defects of the works, recovery of the cost for the work

h) Definitions of terms used in the agreement

i) Both parties are to sign and date the document to confirm the terms and agreements set out in the agreement

j) The securities for external work undertaken are to be defined in the Bonding Agreement



DOCUMENTATION DOCUMENTATION APPROVALAPPROVALPROCESSPROCESS

10DOCUMENTATION APPROVAL PROCESSDOCUMENTATION APPROVAL PROCESS



FIGURE 3.1Construction Documentation Approval Process Flow Diagram

START

Construction Documentation electronically submitted to Council

Approval Issued with conditions

END PROCESS

Review byDevelopment and

Infrastructure

Development and Infrastructure Referral to internaldepartments (if required)

Comments toDeveloper/

Consultant to amend

Approve

Reject

CIVIL CONSTRUCTION DOCUMENTATION APPROVAL

4.14.1Following approval of the functional design the developer shall engage an Engineering and Landscaping Consultant with expertise to undertake and supervise the works. The Consultant shall submit Construction Documentation and specification for the approval of Council’s Land Development Engineer, Traffic Engineer and Landscape Architect.

4.24.2Developer shall be responsible for all liaisons with the services authorities. These services shall include, but not limited to: - Water Reticulation - Electrical Reticulation - Telecommunications - Street Lighting - All conduits and pits - Gas Reticulation - CWMS or Sewerage Services - Stormwater (Council)

4.34.3The developer is responsible for the easements and internal drainage requirements for water and sewerage services of the SA Water Corporation, if any, being met.

4.4 4.4 In accordance with the latest policy provided by the NBN Co. developments of 100 lots or more are able to receive fibre optic cable from NBN Co. The installation of the necessary infrastructure lies with the developer as per NBN Co. policy. For developments of less than 100 lots the developer must request connection from a service provider; however the developer shall install the necessary infrastructure to the standards identified by NBN Co. The developer is to liaise with NBN Co. and be familiar with all current policy.

4.5 4.5 The design documentation should identify landscape items that form part of the civil documentation and vice versa. This is to include but not limited to street trees, verges, open channels, etc. to ensure integration between civil and landscaping works.

4.64.6Preliminary landscape plans are to be forwarded to the Council prior to the issuing of an Engineering Approval for construction works to ensure integration between civil and landscape works.

4.74.7Upon receiving the documentation and specification Council will review the documentation / specification and provide in writing either:

a) Approval of the Detail Design for Engineering Approval, Lighting approval;

OR

b) That the documentation and specification is not satisfactory and provide a list of amendments. The developer shall make these amendments to the documentation and specification before resubmitting the plans for approval.

4.84.8Detail Design will typically include contract documents and specification suitable for construction.

4.94.9The design documentation is to be accordance with the requirements and guidelines set out in this document and should be in line with ‘best practice’ elements utilised in the construction industry.



LANDSCAPE WORKS CONSTRUCTION DOCUMENTATION APPROVAL

4.104.10Following approval of the functional design the developer shall submit Landscape Construction Documentation drawings and specification for the approval of Council’s Landscape Architect.

4.114.11Upon receiving the documentation and specification Council will review the documentation / specification and provide in writing either:

a) Approval of the Detail Design for Landscape Approval;

OR

b) That the documentation and specification is not satisfactory and provide a list of amendments. The developer shall make these amendments to the documentation and specification before resubmitting the plans for approval

4.124.12Detail design will typically include contract documents and specification suitable for construction.

4.134.13The design documentation should identify landscape items that form part of the civil documentation and vice versa. This is to include but not limited to street trees, verges, open channels, etc. to ensure integration between civil and landscaping works.

4.14 4.14 Preliminary landscape construction documentation is to be forwarded to the Council prior to the issuing of an engineering approval for construction works to ensure integration between civil and landscape works.

4.154.15A plant schedule is to be shown on the appropriate plan, listing botanical name, container size, and quantity/density of planting.

WATER USE APPROVAL

4.164.16Developers will be required to submit an Application for Water Use, for all water meters installed within Council property; including reserves, road reserves, swales, drainage corridors and detention basins

4.174.17Applications are to be submitted with the irrigation documentation and specification in accordance with Clause 5.19

4.184.18The developer is responsible for the payment of all associated water costs incurred throughout construction and maintenance period prior to the handover to Council

ELECTRICAL METER APPROVAL

4.164.16Developers will be required to submit an Application for Electrical Use, for all electrical meters installed within Council property.

4.174.17Applications are to be submitted with the irrigation documentation and specification in accordance with Clause 5.19

4.184.18The developer is responsible for the payment of all associated electrical costs incurred throughout construction and maintenance period prior to the handover to Council



DESIGNDESIGNDOCUMENTATIONDOCUMENTATIONSTANDARDSSTANDARDS

14DESIGN DOCUMENTATION STANDARDSDESIGN DOCUMENTATION STANDARDS

DESIGN DOCUMENTATION STANDARDS

5.15.1The Consultant is to produce a design based upon the Development Application, Approval Conditions of Consent and this document. The design must be submitted for approval in the form of Drawings, Reports and Specifications.

5.25.2All design shall be in accordance with recognised engineering standards. Where specific requirements are stated in this document they shall take precedence over the design. All documentation for the construction of civil and landscape aspects of the land division are to conform to the following standards.

DRAWING STANDARDSDRAWING STANDARDS

5.35.3The applicant is to submit an electronic PDF copy of all drawings that pertain to the land division.

5.45.4Land division plans must be prepared in accordance with Schedule 5 of the Development Regulations 2008.

5.55.5All documentation will conform to drawing standards. This includes, but is not limited to the following:

a) Recognised scale appropriate to the drawing i.e. 1:10, 1:50, 1:100, 1:200, 1:500, 1:1000

b) Indication of north, north should generally be shown towards the top of the page, never to the bottom of the page

5.65.6Title box including (but not limited to);

a) Dateb) Development numberc) Address of developmentd) Drawing titlee) Designer, drafter, approver/checker including

names, contact details and professional affiliations

f ) Context relevant to the drawing (e.g. site levels, existing services)

g) Any other appropriate information including if the drawing is for the attention of the Landscape Architect, Traffic or Land Development Engineer

h) Specification Standards

5.75.7The applicant is to submit an electronic PDF copy of the specification

5.85.8Specifications shall take authority over construction drawings

5.95.9Specifications shall be written in an easily understandable format, clearly stating any relevant Australian Standards

5.105.10Specifications shall indicate witness points, hold points, inspections and testing requirements.

5.115.11Specifications shall indicate methods of construction, finishes and materials

5.125.12Specification shall include any other information relevant to the construction and completion of the works



ENGINEERING DOCUMENTATION STANDARDS

5.135.13The engineering detailed documentation is to be verified by a Chartered Engineer as recognised by the Institute of Engineers Australia prior to acceptance by the Council.

5.145.14Engineering specific documentation standards. This shall include (but not be limited to):

a) Stormwater calculations including any modelling data in accordance with principles set out in Australian Rainfall and Runoff guides.

b) Pavement design calculations in accordance with AUSTROADS ‘Pavement Design – A Guide to the structural design of road pavements’ handbook.

c) Site survey showing all existing features including vegetation, structures and fences. Survey levels are to be to metres AHD

d) All geotechnical and environmental analysise) Traffic Management Plan.f ) Stormwater management/ Stormwater Master

Plang) A quality plan pertaining to design, inspection

and testing of all engineering worksh) Specification

5.155.15Drawings including:

a) Site locality map and drawing Scheduleb) Master plan site layoutc) Environmental management pland) Site grading/ Earthworks plane) Layout planf ) Road long sectionsg) Road cross sectionsh) Stormwater layout plani) Stormwater Pipe long sectionsj) Traffic management plank) Detail sheetl) Lighting designm) Functional Design

5.165.16The engineering documentation should include all City of Playford standard drawings that are relevant to the site

LANDSCAPE DOCUMENTATION STANDARDS

5.175.17The landscape detailed documentation is to be verified by a Registered/Certified landscape architect, as recognised by the Australian Institute of Landscape Architects prior to acceptance by the Council 5.185.18Landscape specific documentation standards. This shall include (but not limited to):

a) Site survey showing all existing constructed and planted features above and below ground, including vegetation, structures, fences, services and survey levels. There may also be a requirement for a vegetation survey to be completed by a qualified Arborist; this information may be incorporated on a site survey

b) Site master plan showing the layout, land ownership boundary extents, road connections, reserve locations and connection to the wider area. A street tree layout should be included on a site master plan

c) Road hierarchy indicating proposed roads as either laneways, local roads, or collector roads with provision of medians, car parking and additional streetscape features

5.195.19Landscape construction drawings including (but not limited to):

a) Plan showing proposed and retained features, ground treatments, set out, existing levels, proposed levels, existing and proposed services

b) Sections/elevations necessary to convey the design

c) Construction detailsd) Planting plans, including trees, shrubs and

groundcovers compiled in a species liste) Irrigation plansf ) Specification, including maintenance program.

5.205.20Irrigation plans and specification shall be required as part of the construction documents submitted for Landscape Approval. Irrigation plans shall conform to Council’s Irrigation specification



CONSTRUCTIONCONSTRUCTIONPROCESSPROCESS

17CONSTRUCTION PROCESSCONSTRUCTION PROCESS



FIGURE 6.1Construction Process Flow Diagram

START

Hold Point(s) (HP) or Witness Point(s)(WP) are witnessed by Council

Option 1:Independent testing

at developer’s cost. DLextended to 2 years

Agreed Process to Complete WorksNotification Issued by Council

END PROCESS

Works/HP identified that have not been witnessed by Council

If:• HP Notifications NOT made available• HP NOT witnessed by Council• Work is substandard• Does not conform with approved documentation

works continue

Council approval of WP/HPAND

Superintendent issues

outcome

Advise Superintendent works to

Works to be amended

Refuse

Option 2:Defect Liability period

extended to 5 years

Option 3:Works demolishedand reconstructed

Practical Completion not issued.Bond Retained (if applicable)

CIVIL CONSTRUCTION / TENDER DOCUMENTATION

6.16.1An electronic copy of the Construction/Tender documents shall be submitted to Council. A hard copy need only be submitted following request by the Council.

6.26.2Engineering and Landscape documentation should be documented separately and cross referenced where relevant.

DURING CIVIL CONSTRUCTION

6.36.3The developer is to notify Council of the nominated superintendent, contractor and construction start at least 48 hours prior to commencing construction.

6.46.4The contractor shall submit to Council for approval a Construction Management Plan (CMP). The CMP shall include a sediment control plan, traffic management plan (if required) and a Soil Erosion and Site Drainage Management Plan, prepared in accordance with Environmental Protection Authority Guidelines. The CMP is to be submitted to Council at least 48 hours prior to commencing construction. Construction is not to proceed until site safety fencing, silt control measures, dust suppression, water course protection, wheel washes and other agreed measures contained in the management plan are installed.

6.56.5All obsolete pipes, building material, rubbish and deleterious material shall be removed from the site

6.66.6Hold / witness points and inspections will generally be separate for civil works and landscape works Council’s Land Development Engineer is to be notified at least 48 hours prior to all civil works inspections, witness points and hold points.

6.76.7Council shall be present at all inspection, witness and hold points as described in the specifications. If a Council representative is not informed of a hold/witness point milestone and construction has advanced then the superintendent is to supply evidence that the works are constructed in accordance with the engineering specification and drawings prior to the next construction phase of that asset.

6.86.8The milestone hold points for proof rolls are required to be inspected layer by layer so that the subsequent layer can be approved for construction, i.e. the Council must sight and approve the proof roll of the sub-base course prior to the base course being laid.

6.96.9A CCTV report/video of the stormwater pipes shall be produced or sighted by the superintendent as soon as possible after installation of the system and prior the bitumen being laid to ensure pipes have been laid correctly and are free of defects. Should a defect be revealed as part of this process then the defect is to be rectified prior to bitumen being laid

6.106.10Appropriate hold/witness point certification which includes proof roll certificates will be issued by Council’s Land Development Engineer after satisfactory site inspections.

6.116.11The hold points for civil construction include;

a) Inspection of the sedimentation control practices and devices prior to site works commencing,

b) Approval of traffic control plans on existing Council owned roads

c) Inspection of unsuitable material below the subgrade surface

d) Inspection of the construction process of stormwater pipes to ensure they are laid in accordance with Australian Standards.

e) Proof roll of the subgrade prior to the commencement of the construction of the sub-base course layer

f ) Proof roll of the sub-base layer prior to the commencement of the construction of the base course layer

g) Proof roll of the base course layer prior to the commencement of the application of the tack coat layer

h) Provision of the CCTV survey of the piped drainage network prior to the commencement of bitumen being laid.

* See relevant Appendix for further detail on hold points



6.126.12Any changes to the approved engineering documentation proposed by the developer/engineer during construction are to be submitted to the Council for approval. The Council must provide written confirmation that the proposed change is acceptable prior to the construction of the varied asset. If Council is not informed of the varied asset prior to construction, Council considers this to be an invalid hold point and will proceed as per the process shown in the process diagram.

LANDSCAPE CONSTRUCTION / TENDER DOCUMENTATION

6.136.13Engineering and Landscape documentation should be documented separately and cross referenced where relevant.

6.146.14An electronic copy of the Construction/Tender documents shall be submitted to Council.

DURING LANDSCAPE CONSTRUCTION

6.156.15Hold / witness points and inspections will generally be separate for civil works and landscape works 6.166.16Council’s Landscape Architect shall be notified at least 24 hours prior for all landscape works inspections, witness points and hold points. A list of hold points for construction is provided in the landscape specification

6.176.17Council shall be present at all inspection, witness and hold points as described in the specifications. If a Council representative is not informed of a hold/witness point milestone and construction has advanced then the superintendent is to supply evidence that the works are constructed in accordance with the landscape specification and drawings prior to the next construction phase of that asset



PRACTICAL & FINALPRACTICAL & FINALCOMPLETIONCOMPLETIONPROCESSPROCESS

21PRACTICAL & FINAL COMPLETION PROCESSPRACTICAL & FINAL COMPLETION PROCESS



FIGURE 7.1Construction Process Flow Diagram

Yes

NoOfficial FC Walkover with Council

Representatives/Developer/Superintendent

Developer/Superintendent to arrangeFinal Completion Walkover with

Council

As Constructed Documentationsubmitted to Council & Documentation

incorporation into GIS

Pass

Fail

START

Defects Liability/Maintenance PeriodBegins.

Council Accepts ownership

Defects Liability PeriodExtended. Works to be

RectifiedBonds Retained

Bonds Remainder Returned (if Agreement in

Place)

Final CompletionCertificate Issued

Developer to rectifydefects within 28 days

Section 51 Clearance and Bond Reduction

(if Agreement in place)

END PROCESS

Practical Completion Achieved andCertifcate issued

Pre-Walkover with Developer/Superintendent

Official PC Walkover with CouncilRepresentatives/Developer/

Superintendent

Developer/Superintendent to arrangePractical Completion Walkover with

Council

Defects Rectified andApproval Conditions

Met?

PRACTICAL COMPLETION OF CIVIL WORKS

7.17.1Approvals for Practical Completion will be separate for Landscape Works and Civil Works. Practical Completion granted for Civil Works does not apply for Landscape Works and vice versa.

7.27.2Civil Works approvals will be issued by Council’s Land Development Engineer.

7.37.3Once the works have reached a stage at which they are fit for use, the Superintendent or the Developer will notify Council in writing that the Works have been established in accordance with the Land Division Requirements, construction/tender set of documents and specification.

7.47.4Upon notification of Practical Completion of Civil works the developer will submit to Council tabulated details of contributed assets to be added to Council’s asset database:

a) An ‘As Constructed’ layout plan in AutoCAD format showing all stormwater, roads etc. including property boundaries, in MGA 94 Zone 54 projection.

b) A pit schedule and a CCTV survey of the piped drainage network, including rear of allotment drains,

c) A schedule or register of all the infrastructure that is vested to Council as an contributed asset in tabular Excel format

d) Field density testing results of the compaction testing of road asphalt and granular layers and trenches within the public realm.

e) Maintenance schedules for Council infrastructure that requires routine maintenance such as GPT, pumps, WSUD assets, etc.

7.57.5As soon as reasonably practicable after receiving the Applicant’s notification Council will undertake an inspection of the Works. The representatives from Council shall include, but not limited to;

a) Land Development Engineerb) Traffic Engineer/Officerc) A representative from City Operations

(maintenance evaluation)d) A representative from Assets (infrastructure

evaluation)

7.67.6At the time of inspection of the works, the superintendent must ensure the following are undertaken/addressed (If this criteria is not met, then the Council representative reserves the right to refuse to inspect the works until the criteria is achieved);

a) The underground stormwater system is to be free of debris and sediment in both the pits and pipes

b) Pit lids are to be removed to allow the Council to inspect internal condition of each pit

c) Roads and kerbs are to be free of sediment to allow Council to inspect the condition of roads and kerbs.

d) All verges and block fill is to be completed to final design levels as shown on the approved engineering documentation

e) All signs and linemarking to be installed in accordance with the approved engineering documentation

f ) All lightpoles are to be constructedg) The site is be restricted from public access until

the Council has deemed it safe for the public to use

h) If it has been previously agreed that the longitudinal grade of the roads maybe 0.5% or less, a water test shall be conducted to ensure the kerb and gutters and spoondrains are free draining.



7.77.7After Council has undertaken the inspection of the works and received the Practical Completion documentation. The Council will within 14 days from the inspection notify the Applicant in writing that either:

a) The Works have, as of the date of the notice, reached Practical Completion and are fit for use;

OR

b) The inspection has determined that the Works have not been satisfactorily established by the developer. In this case the developer must establish the Works (including complying with any directions specified in the notice) within the period specified in the notice (this period shall be at Council’s absolute discretion) and then re-notify Council in accordance with clause 5.24.

7.87.8Council will not issue a Practical Completion certificate with items to be rectified; it will only issue a certificate for items that are to be monitored over the defects liability period. 7.97.9Once Practical Completion has been granted and the above information has been provided the developer may be eligible for a reduction of any bonding (such as a bank guarantee). This amount will be 90% of the total bond amount and must be applied for in writing to Council.

7.107.10Traffic signals to be commissioned by DPTI between Practical Completion and Final Completion or before Practical Completion.

PRACTICAL COMPLETION OF LANDSCAPE WORKS

7.117.11Approvals for Practical Completion will be separate for Landscape Works and Civil Works. Practical Completion granted for Civil Works does not apply for Landscape Works and vice versa

7.127.12Landscape works approvals will be issued by Council’s Landscape Architect

7.137.13Once the works have reached a stage at which they are fit for use, the Superintendent or the Developer will notify Council in writing that the Works have been established in accordance with the Land Division Requirements, construction/tender set of documents and specification.

7.147.14Upon notification of Practical Completion of Landscape works the developer will submit to Council tabulated details of contributed assets and original copies of manuals and warranties to be added to Council’s asset database:

a) External Furnishingsb) Play Equipmentc) Irrigationd) Play Audit Certifications



MAINTENANCE AND DEFECTS LIABILITY PERIOD FOR WORKS

7.157.15The Maintenance and Defects Liability for Landscape Works shall be as follows:

a) 12 months for all Landscape Works not sitting within waterways

b) 48 months for Landscape Works sitting within waterways (or other period as agreed with Council).

7.167.16The Defects Liability Period for Civil Works shall be a minimum of 12 months.

7.177.17This period will commence from the date of the written notification of the Works as having reached Practical Completion until the developer is granted Final Completion

7.187.18The defects liability period applies to all asset rectifications required by the Council as part of the Practical Completion inspection

Prior to the commencement of the maintenance and defects liability period, Council City Operations and Operations Manager should set out quarterly maintenance site meetings with the developer or contractor, for landscape assets Council is to receive at Final Completion.

FINAL COMPLETION FOR CIVIL AND LANDSCAPE WORKS

7.197.19Approvals for Final Completion for Civil Works will be separate from Landscape Works. Civil Works approvals will be issued by Councils Land Development Engineer. Landscape Works approvals will be issued by Councils Landscape Architect.

7.207.20At the conclusion of the Maintenance Period/Defects and Liability Period, the developer/superintendent will notify Council in writing of the completion of the Maintenance and Defects Liability period.

7.217.21After receiving the Applicant’s notification, Council will undertake an inspection of the Works (in the nature of a final defects liability inspection) to confirm that the Works are in ‘as new’ condition and have been completed in accordance with the tender/construction documentation and specification submitted to Council. With signs of depreciation limited to deterioration commensurate with moderate use during the Maintenance and Defects Period and will within 14 days from the inspection notify the Applicant in writing that:

a) The Maintenance and Defects Period has concluded and the Works are, as of the date of the notice, accepted by Council as having reached Final Completion

OR

b) The inspection has determined that the Works have not been satisfactorily maintained by the Applicant. In this case the Applicant must maintain the Works (including complying with any directions specified in the notice) within the period specified in the notice (this period shall be at Council’s absolute discretion) and then re-notify Council.

7.227.22If the works have not been completed or maintained to the satisfaction of Council the remaining bond amounts may be withheld by Council to cover the costs of any rectification to the works.

7.237.23Upon the approval that the works have passed Final Completion the whole of the works (unless otherwise agreed) become the responsibility of the Council. At such time the developer may apply in writing for the release of the remainder of the bonds.



BONDINGBONDING&AGREEMENTSAGREEMENTS

26BONDING & AGREEMENTSBONDING & AGREEMENTS

BONDING & AGREEMENTS

8.18.1Council will not issue Section 51 Certificate to the Development Assessment Commission until all works are completed or unless a bonding agreement is entered into between the Developer and Council.

8.28.2The bonding agreement is to include the following criteria;

a) Define the two parties that the bond is between; i.e. Council and developer

b) Set out the security amount for which the development is to be bonded for. This should be supported by evidence of the value of the contributed works being handed over to Council.

c) Define the development the bond is required for, this should reference the development approval and associated documentation for the works being bonded

d) Identify any special conditions to the bond as agreed to by both parties

e) The remainder of the works to be bonded must include public liability insurance in the order of 20 million dollars prior to handover to the Council of the works

f ) Define practical completion, final completion and the maintenance/defect periods as agreed to with Council.

g) Defines the security amounts, councils recourse to the security, reduction and release of the security

h) Outline Council’s step-in rights in relation to the completion of works, defects of the works, recovery of the cost for the works.

i) Definitions of terms used in the agreementj) Both parties are to sign and date the LGA bond

document to confirm the terms and agreements set out in the agreement

8.38.3Council will accept bonds in the form of bank guarantees and or payment to complete the works that are given. The bonds are not released or reduced until all the works are completed, to the reasonable satisfaction of Council. If the developer defaults on any of the conditions within this document bonds shall be retained by Council to cover construction/maintenance/defects liability of the Works.

CIVIL WORKS BONDING

8.48.4Civil bond = 100 % of the cost of the civil component of the project

8.58.5The bond amount for Footpath works, based on development rates, is to be submitted to Council Approval.

8.68.690% of the bond is released once the Practical Completion Certificate is issued. The remaining 10 % is retained for the 12 months defects liability period.

8.78.7The balance of the bond is released once the Final Completion certificate is issued.

STORMWATER CONTRIBUTION

8.88.8Nominally Council requests a stormwater contribution. This is a lump sum paid to Council to assist downstream works which receive runoff from the development. This contribution is only accepted to Council if there is no requirement to construct stormwater infrastructure external to the development.

8.98.9If stormwater infrastructure is required immediately downstream of the development then the developer is to enter into an infrastructure agreement with Council.



LANDSCAPE WORKS BONDING

8.108.10Upon signing of the Landscape Works Agreement bonding will be set. Bonding is assessed either upon a unit rate or a tender amount

8.118.11A street tree bond in accordance with Council’s Schedule of Rates is required

8.128.12A reserve landscaping bond is required for reserve landscaping in accordance with Council Schedule of Rates

8.138.1390% of the bond is released once the Practical Completion Certificate is issued. The remaining 10% proportion of the bond is retained for the 12 or 48 months maintenance and defects liability period (determined in accordance with Clause 4.48).

8.148.14The balance of the bond is released once the Final Completion certificate is issued.



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GLOSSARY

Councilin all instances the City of Playford

Developercorporations, companies, individuals or agencies seeking to develop within the City of Playford

Land Development EngineerCouncils nominated contact for engineering relating directly to developments. The Land Development Engineer will issue all approvals required prior to development approval and during construction for engineering works

Traffic EngineerCouncils nominated contact for traffic engineering relating directly to developments. The Traffic Engineer will issue all approvals required prior to development approval and during construction for traffic works

Landscape ArchitectCouncils nominated contact for landscape works directly related to developments. The Landscape Architect will issue all approvals required prior to development approval and during construction for landscape works

Council’s RepresentativeCouncil nominated representative for witness/hold points

SuperintendentCouncils nominated contact for individual contract administration

The Works, Works, Landscape Works or Civil WorksEntire scope of on ground construction works required to achieve Final Completion of a development

Functional DesignTypically preliminary lot layout and an indication of roads design, streetscape, reserves, buffers and any other features necessary to convey the design intent of the development

Detail Design, Design Development Typically CAD format showing detailed resolution of elements, spaces and layout in plan and cross section format

Construction Documents, Tender Documents Full documentation set of CAD drawings and specification ready for construction/tender

ConstructionRelates to all aspects of The Works required to achieve Final Completion. Timelines for Civil Works and Landscape Works will generally run separately

Practical Completion (PC)Issued by Councils Land Development Engineer or Landscape Architect following acceptance that the Civil Works or Landscape Works are ‘fit for use’. Separate PC certificates for Civil and Landscape Works shall be issued

Fit for UseWorks are of a standard that allows safe public use

Maintenance Period (MP)Entered into once works have been granted Practical Completion. Maintenance Period shall be for 12 months from the issue of Practical Completion or as agreed to with Council

Defects Liability Period (DLP)Entered into once works have been granted Practical Completion. Defects Liability Period shall be for 12 or 48 months from the issue of Practical Completion or as agreed to with Council.

Proof RollRefers to an inspection of the pavement layers in order to continue construction in lieu of receiving compaction test results of the layer in question. The inspection is to be undertaken with a fully laden water truck and a Council representative is to be present.

Final Completion (FC)Issued by Councils Land Development Engineer or Landscape Architect following acceptance that the works are in a state ready to be handed over to Council following completion of MP and DLP. Separate FC certificates for Civil and Landscape Works shall be issued.

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GLOSSARY (continued...)

ApprovalsApprovals issued for Civil Works will not apply for Landscape works and vice versa

Witness / Hold PointsThe Council will undertake surveillance (monitoring) of all work associated with the development. The Council’s superintendent may inspect work at nominated “Witness” points, but this work may proceed without endorsement. Do not proceed beyond a nominated “Hold” point without the endorsement of the Council. Endorsement by the Council at “Hold” point or “Witness” points will not release the developer from their obligation to achieve the specified requirements. Give at least 48 hours’ notice prior to reaching such points

ARIAnnual Recurrence Interval

hGLHydraulic Grade Line; Is the level that the stormwater flows reach in minor and major storm events

Significant TreesDefined “significant” under the Development Act 1993

Tree Protection Zone (TPZ)Defined by an arborist indicating an area where no construction, storage of materials or stockpiling shall occur. A TPZ is generally 10x the circumference of the trunk of the tree taken at 1 metre above ground level or to the perimeter extents of the tree canopy – which ever distance is largest

Water Sensitive Urban Design (WSUD)An approach to urban planning and design that integrates the management of the total water cycle into the urban development process.

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