Beruflich Dokumente
Kultur Dokumente
DESIGN
REQUIREMENTS
Version 6.2.5ip
ASSET DIVISION
Prepared by
Version
DRv6.1_19 Dec08
DRv6.1_1 Feb09
DRv6.2 Mar09
DRv6.2.1 April09
DRv6.2.2 May09
DRv6.2.3 June 09
DRv6.2.4
Minor grammatical corrections. Clarification page 18, dimension corrected last dot point page 27, clarification on photovoltaic cells page 30, reference to vinyl flooring removed from
pages 43 and 44.
Sally Bassett
Nick Loder
Poppy Dowsett
Angela Fennell
John Gregory
DISTRIBUTION
Copies of this booklet
may be obtained from:
Asset Policy and Framework
Asset Division
Housing NSW
168 Liverpool Road
Ashfield NSW 2131
Phone: (02) 8753 8723
Fax: (02) 8753 8700
Email: john.gregory@housing.nsw.gov.au
ACKNOWLEDGEMENT
The assistance of the many
technical staff in Housing
NSW who willingly volunteered their thoughts, knowledge and experience is
gratefully acknowledged
DISCLAIMER
Any representation, statement, opinion or advice, expressed or implied in this publication is made in good faith but on the basis that the State of
New South Wales, its agents and employees are not liable (whether by reason of negligence, lack of care or otherwise) to any person for any
damage or loss whatsoever which has occurred or may occur in relation to that person taking or not taking (as the case may be) action in respect
of any representation, statement, or advice referred to.
REQUIREMENTS
Version
6.2.5ip
DESIGN
REQUIREMENTS
Published July 2009
REQUIREMENTS
HOUSING NSW
DESIGN
REQUIREMENTS
REQUIREMENTS
Contents
Purpose 6
Introduction to Public and Community Housing 7
Design Objectives 8
Site Yield 10
Site Planning 12
Building Style 20
Dwelling Sizes 22
Provision of Rooms 23
Internal Room Layouts 23
Universal Access 34
Location and Room Requirements 37
Retrofitting 53
Housing NSW Background Papers 55
Reference List 56
Definitions and Abbreviations 57
REQUIREMENTS
Purpose
This document sets out the requirements for the design of
public and community housing in New South Wales. It includes some background to help establish context and credibility and sets out five key Design Objectives. There follows
a discussion of a series of design considerations starting
with the broad and moving to the detailed room and location
specific templates. Accompanying each are some design
requirements described as being essential or desirable.
Where they are essential; approval from the Executive Director of the Asset Division or their nominated representative
will be needed to vary from them.
This document applies to new dwellings and to refurbishments of existing dwellings. In the case of refurbishments,
the design requirements may be taken as guidance rather
than firm requirements.
These Design Requirements are intended to inform the client, the designer and the project manager. They enable, and
at times require, departures from normal industry standards.
For example, requirements may relate to the need to keep
long term maintenance costs down.
Version 6.2.5 of the Design Requirements differs from previous design standards through its emphasis on three main
principles:
Universal design
Robust construction
Environmental sustainability
These Design Requirements provide direction to the designer to a level of detail suitable for the preparation of
sketch designs and development applications. It belongs to a
suite of documents that together inform the design and tender documentation of dwellings for Housing NSW, in order of
precedence:
Project-specific Brief
Design Requirements
Reference Specification & Project Supplement
Components and Products Schedules
Other e.g. standard details, site survey, geotechnical
report etc.
REQUIREMENTS
REQUIREMENTS
Design Objectives
What does Housing NSW want from the design of housing?
Engenders a sense of home
A house provides much more than shelter.
The ability of tenants to identify positively
with their housing, to feel psychologically
comfortable, are important objectives for
Housing NSW.
REQUIREMENTS
Achieving the five key Design Objectives relies on asking the right questions and understanding the client and user needs. Some of the design approaches for achieving these
objectives, are further explained on the following pages.
REQUIREMENTS
Site Yield
Why is land important?
The current stock of social housing assets belonging to the NSW Government are the accumulated product of
decades of investment and decision-making by successive governments. The land on which the housing sits
represents over 50% of the total portfolio value and it is largely this resource that is used to renew the portfolio
and whose value must be preserved to ensure that in future decades there is scope to continue to renew and
improve. Land is a precious and finite resource.
The way land is commonly used is either through selling it to raise revenue to build elsewhere or by redeveloping it for new social housing. Serviced land close to public transport, shops, etc and supporting an existing community is especially precious.
Single dwelling on a
single allotment Single storey
Semi detachedtwo
dwellings on a single
allotment Two storey
Site Yield
In terms of the long-term sustainability of the Housing NSW asset portfolio, efficient use of land is therefore
essential.
In most cases, the land has existing public housing on it. Typically, a decision to redevelop includes consideration of the amenity of the existing housing on the site and the yield that might be achieved compared to
what is there now (as well as a range of other factors).
In order to maximise the benefits flowing from the investment we need to avoid repeating this cycle of redevelopment in the future. New housing should be built to optimise the use of the site. This means being built to a
high standard of amenity at the same time as achieving the highest possible yield.
10
REQUIREMENTS
Design Requirements
Sites must achieve the optimum yield. If amenity considerations dictate that this is not the same as the maxi-
A table showing FSR allowed (or number of dwellings where codes use this measure) and FSR achieved (or
number of dwellings where this applies) must be included on all sketch designs.
REQUIREMENTS
11
Site Planning
Community Building
New social housing should be designed in
such a way that it integrates well with the
wider urban environment and is not easily
identifiable as public housing. This assists
tenants to get on with their lives and avoid
being defined by their housing tenure. At the
same time, designs should promote positive
social interaction between tenants.
12
REQUIREMENTS
Design Requirements
It is desirable to avoid any large buildings or large
An outdoor sitting area in a project at Elderslie, near Camden - note how the seats are located to provide a line of
sight to the main entry and a sense of protective enclosure
floor unit by low fencing and provides direct access to the dwelling.
REQUIREMENTS
13
Connection
Many tenants have a disability that restricts their
movement and limits their options for participation.
Therefore, it is very important that they are given
every opportunity to engage with those around
them.
Design Requirements
It is desirable that all dwelling entries address
14
REQUIREMENTS
acoustic privacy.
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15
16
REQUIREMENTS
REQUIREMENTS
17
Design Requirements
Quantity
Generally, check if any State or Local Planning control applies. Note that where less parking is justifiable, (e.g. in flats in inner city areas) consider negotiating with consent authority.
The level of car parking provision and its configuration for individual projects needs to reflect:
Any variation in the car parking provision levels set out in the schedule below can only be based on
regulatory requirements or context, both of which require formal agreement from Housing NSW
Multi unit
developments
1-bed
1:10
1:5
1:2
2-bed
1:5
1:2
1:1
3+-bed
1:2
1:1
Seniors
General
1:1
1:2
1:1
1:1
When calculating the number of car spaces required the result should be rounded to the nearest whole
number
In multi-unit seniors projects provide one designated parking space for service and emergency vehicles.
Provide secure bicycle parking at 1:5
In cottages and dual occupancies, provide 1 off-street parking space for each dwelling.
Each project brief will advise where this parking needs to be secure. Secure means one of the following:
18
garages for dwellings facing a public street if this is the predominant practise in the street, or
located as close as possible to individual dwellings with good passive surveillance, or
enclosed in individual rear or front yards with optional gates, or
boom gate or roller door between street and common internal space in the development.
REQUIREMENTS
Type
Design for both normal and disabled parking in accordance with AS 2890.1-2004 Parking Facilities
Part 1: Off Street Car Parking with regard to access and egress and dimensions of parking spaces.
Adopt conventions for carport or garage provision that prevail in the area unless it contravenes these
principles.
Provide off street parking as close as possible to dwellings, with good passive surveillance and minimum, but adequate, manoeuvring space
In all multi-unit developments, provide minimum 1:5 of the above spaces as covered parking designed
for wheelchair access with a covered way leading to a universally designed dwelling.
Where possible, avoid the use of underground and under cover parking in multi-unit developments.
Where underground car parking is necessary to retain development potential ensure it does not exceed the number of spaces in the above table.
Avoid large car parking areas. Keep common area parking to a small scale and use paving materials
and detailing to emphasise it is a shared pedestrian area. Consider breaking the expanse of paving
up with planting of trees between every three or four bays.
Where underground parking is necessary, design the column grid to minimise the size of any transfer
slab by aligning major walls and beams where possible. Ensure forward entry and exit from any underground car park.
This development includes a new public street
that incorporates conventional kerb side parking
bays with street tree planting.
The footpath is left unencumbered by trees and
the trees have room to
spread and provide shade
to both parked cars and
the road.
REQUIREMENTS
19
Building Style
Contextual Respect
Design involves the consideration of many issues
and it is the challenge of the design process to
resolve these creatively. Housing design can
foster a sense of community through respecting
the fundamentals that have created the prevailing
urban pattern, rather than through imitation of
style or visual references. Many sought after urban areas will have buildings of many different
styles but united by other commonalities.
Design Requirements
We seek buildings that blend in by virtue of
K2 Apartments, Melbourne.
Staggered balconies enhance individual visibility.
Individual Visibility
Sense of familiarity and identity is enhanced if the
dwelling can be individually recognised.
Design Requirements
Introduce variation between units where possi-
20
REQUIREMENTS
Scaleable
Human scale is important. It sets the measure
for judging if a building is imposing or inviting,
overbearing or exhilarating. For example, the
roof over the entry or details on upper floor balconies, can be used to provide smaller scaled
reference points within a larger building bulk.
Edge definition
Many fine planning ideas have come to grief
over poor definition of edges between public,
private and common.
Design Requirement
Delight
There is no reason why good design cannot
offer delight, even inspiration to the residents
and the broader community. A consideration
of details near where people come close to the
building (entry, kitchen and bathroom) with
little surprises here and there can lend character to a building far more than an over-stated
facade might. Decoration, far from being the
scourge of good design, should be incorporated and acknowledged as a key element in
promoting a domestic feel for a home.
Design Requirements
Include decorative elements where appro-
priate.
Keep decorative treatments and articulation of elevations to areas of greatest effect.
REQUIREMENTS
21
Dwelling Sizes
Units sizes have now been standardised to allow sufficient but
not excessive space for tenants normal needs with and without
universal design standards. These take account of furniture,
circulation and storage. The site specific brief will dictate bedroom mix and access requirements.
The following maximum floor areas apply to all new supply
Housing NSW dwellings. They also provide guidance for
change projects (alterations and additions). Approval is required to vary these sizes.
Bedroom
Category
Bed sitter
Unit/villa2
Universal unit/villa
45
50
1-bed
Unit/villa
55
Universal unit/villa
60
Unit/villa
70
Universal unit/villa
80
Townhouse3/cottage
Universal townhouse/cottage
80
90
Unit/villa
95
Universal unit/villa
105
Townhouse/cottage
Universal townhouse/cottage
105
Townhouse/cottage
125
Universal townhouse/cottage
135
Townhouse/cottage
140
Universal townhouse/cottage
150
Townhouse/cottage
155
Universal townhouse/cottage
165
2-bed
3-bed
4-bed
5-bed
6-bed+
115
Notes
1. Floor Area is measured from the internal face of the external walls of each dwelling. This includes
the internal walls but excludes balconies and garages.
2. A pair of single-storey attached dwellings is considered to be villas.
3. A pair of two-storey attached dwellings is considered to be townhouses.
4. Development standards in the Affordable Housing SEPP prescribe minimum gross floor areas.
22
REQUIREMENTS
Provision of Rooms
The site specific brief will tell you what mix of bedroom categories is required. For each of the bedroom categories, the following other rooms are required:
Living
Room
Kitchen/Dining
Bathroom with WC
Separate WC
Laundry
0-bed
Yes
Yes
No
1-bed
Yes
Yes
No
2-bed
Yes
Yes
No
3-bed
or
more
Yes
Yes
Yes
Watch that
living areas
dont become
defacto passageways with
paths of travel
criss-crossing
the room. The
front door
would have
been better on
the left here.
REQUIREMENTS
23
24
REQUIREMENTS
The
desire
and the
reality.
Room Type
Main bedroom
Living room
Beds
All units
1550 x 2050
Wardrobe
600 x 1200
450 x 450
1100 x 2050
Wardrobe
600 x 1200
1 x bedside table
450 x 450
2 x single beds
900 x 2050
Wardrobe
600 x 1200
450 x 450
2 x 2 seat sofas
900 x 1800
450 x 1200
1 x 2 seat sofa
900 x 1800
1 x 3 seat sofa
900 x 1950
450 x 1800
1 x 2 seat sofa
900 x 1400
1 x 3 seat sofa
900 x 1950
450 x 1800
1 bed unit
900 x 900
2 bed unit
900 x 1200
3 bed unit
900 x 1800
900 x 1800
1 x 3 seat sofa
900 x 1950
Refrigerator space
2 bed unit
All units
Kitchen
Also refer to pg 37
All units
Bench top (excl stove, add 600 for any corner cupboards)
2100
2-bed unit
Bench top (excl stove, add 600 for any corner cupboards)
2400
3 bed unit
Dining
Furniture
Bench top (excl stove, add 600 for any corner cupboards)
2700
5 bed unit
Bench top (excl stove, add 600 for any corner cupboards)
3000
Pantry
Broom cupboard
Linen cupboard
600 x 450
1500 x 700
REQUIREMENTS
25
Construction Methods
Operational Access
Housing NSW occupies a unique position in the residential property industry as a substantive owner of dwelling
assets valued over $26 billion. Maintenance on Housing
NSW properties alone delivers approximately $300 million worth of work into the industry annually. Housing
NSW has an interest in assisting and guiding the industry towards better value, more robust and affordable
housing products that provide greater comfort to occupants without any associated high running or environmental costs.
Consider the ease of access for future maintenance. Allow for full access to all parts of the
building, including ceilings, sub floor and roof.
Particular attention needs to be focussed on
replacement of items, usually fixtures such as
water heaters but also including light bulbs,
with allowance for access and safe working
area. Those items known to need regular
replacement should not be dependent on solutions such as scaffolding.
Easily
accessible
rain
water
fittings
in Liverpool.
Buildability
Any design has to be realised within the capabilities of
human beings to construct it, maintain it and disassemble it safely.
Durability of Construction
Context may impact these decisions, for example is it
near a marine environment, or a heavy industrial
area? Are there temperature extremes? Is there heavy
rainfall, excessive heat? Is the soil stable?
26
REQUIREMENTS
Design Requirements
Design services so that future strata titling can occur
truss framing.
Use sky tubes not rooflights or skylights.
All external window & door suites: semi-commercial alu-
REQUIREMENTS
27
28
REQUIREMENTS
29
Environmental Sustainability
Environmental sustainability is protecting the health, diversity and productivity of the environment for the
benefit of current and future generations. To be environmentally sustainable means building for the long term,
using building materials from renewable resources and ensuring buildings are water and energy efficient. It is
about reducing the environmental impacts of the housing assets as well as adapting to changing weather patterns and rising energy costs, particularly as HNSW tenants are amongst those least able to afford this.
Design Requirements
Generally, new housing must meet BASIX and achieve 6 stars under NatHERS requirements. Passive solar
and fixed systems are preferred to movable and active systems that require tenant intervention and subsequent potential misuse. Note that HNSW do not supply refrigerators, washing machines or dryers.
Essential Requirements
Water
4 star rated WELS tap aerators and WC. 3 star rated WELS shower heads.
Separate mains potable water meters to each dwelling.
Provide for rainwater harvesting. Where possible do not provide underground tanks . Prefinished steel
tanks preferred. Provide a first flush device drained to stormwater system. Minimum connection requirement is to garden taps. No bladder tanks. No mains top-up tanks. Long term warranty pumps (min 2yrs).
Thermal
comfort
Energy
Other
Low VOC (volatile organic compound) paints and vinyl for good indoor air quality. Only water based
paints, even where enamel paints are otherwise specified. Also low VOC boards in kitchen bench tops,
carcasses, doors and shelves, pvc edged. Inside of doors and shelves melamine finished with pvc edge
strips.
Indigenous flora requiring little irrigation and where appropriate food-generating plants.
30
REQUIREMENTS
Desirable Requirements
Thermal comfort
Energy
Other
REQUIREMENTS
31
Location
Design response
Zone 2
Warm humid
summer, mild
winter
North Coast
Zone 4
Western Plains
Zone 5
Warm temperate
Coastal Sydney Provide gas bayonet in living area against an external wall that is suitable
& Central Coast for a future gas appliance flue.
Ceiling fan in living room.
Zone 6
Mild temperate
Provide gas bayonet in living area against an external wall that is suitable
for a future gas appliance flue.
Zone 7
Cool temperate
Great Dividing
Range
Provide one flued gas heating appliance to a living area. If gas is not
available, provide a fixed energy efficient electrical heater, region specific.
Carpet to all rooms excluding kitchen and wet areas, region specific.
Zone 8
Alpine
Provide one flued gas heating appliance to a living area. If gas is not
available, provide a fixed energy efficient electrical heater, region specific.
Carpet to all rooms excluding kitchen and wet areas, region specific.
Provide an entry airlock, region specific.
* As defined in the BCA, see NSW map for zone locations (p33, opposite page).
32
REQUIREMENTS
REQUIREMENTS
33
Universal Access
Over a third of residents in public and community housing in
NSW are over 65 years of age and over a quarter are on the
disability support pension. This means that the incidence of
disability is well above community averages.
As a result, Housing NSW is committed to designing houses
in such a way that they are practical and flexible to meet the
changing needs of residents of different ages and abilities
over time. This will allow them to continue living in their own
homes and communities without the need for relocation or
major adaptation. This approach avoids barriers that may
discriminate against people visiting the house and has benefits for the use of prams and shopping trolleys, moving furniture and for temporary disabilities. The NSW State Plan encourages this approach (see inset box below).
The term universal has been adopted by Housing NSW to
describe this type of flexible accommodation. Universal is
preferred to adaptable or disabled, because the emphasis is on designing for the needs that most experience from
time to time throughout their life, not just those of disabled
tenants.
The standard is a little looser than full compliance with all
the relevant Australian Standards because this enables
wider application. The arrangement and size of rooms, the
type of floor finish, the height of light switches are all Universal Design considerations.
34
REQUIREMENTS
Design Requirements
The Room and Location Requirements sheets set out specific
requirements as they apply in each room or location.
Certain universal design elements have been included for all
dwellings.
Where the brief requires dwellings to be designed to universal
standards the universal design features are shown in the second last row of each sheet.
These requirements can be summarised as follows:
To be Universal dwellings must meet the Australian Standard
for Adaptable Housing AS4299, Class C level. All essential
features in this Standard are to be met, with the following exceptions:
1. Kitchen will not be installed with adjustable height work
surfaces, but will accommodate a future kitchen for a disabled tenant in terms of space allowance and location of
services.
2. Illumination levels of 300 lux are to be met by moveable
light sources into GPOs.
In addition, the following features are also required:
1.
2.
3.
4.
5.
6.
7.
8.
REQUIREMENTS
35
36
REQUIREMENTS
REQUIREMENTS
37
Well illuminated and signposted for access points and unit/block identification.
Design for casual surveillance of parking areas from residences and public spaces.
Minimise and visually break up hard stand surfaces as much as possible.
Minimise distance from car space to front door.
Provide buffer space between driveways and dwellings.
A 4m wide module for multi-unit construction facilitates an 8m structural column spacing in
underground car parking, avoiding need for transfer slabs and allows for 2 x disabled width
car spaces or 3 x 2.5m standard car space widths.
Locate car parking spaces in setbacks where consistent with good design.
Car parking spaces
Number and type
Refer Off-Street Car Parking, pp18-19
Provision
Secure fencing
Driveways
Generally
Electrical
Lighting
Universal Features
38
REQUIREMENTS
Provision
Ensure all entries are clearly visible from street or active common spaces.
Dwellings having direct frontage to the street to have their own front fence, gate and letterbox.
It is not desirable to have cross site vehicular or pedestrian routes. If they are needed, ensure
there are no sight lines that would encourage non-residents to use these paths.
Fencing and
Rear and side boundary
1800mm fence.
gates
Front and side boundary to 900-1000mm semi transparent,
cut off fence.
900mm wide clear pedestrian gate.
No spear points where impaling is possible.
Consider infill between masonry piers.
Cut off fence.
Childproof with min width 2700 vehicle gates,
where these are needed.
Letter Box
Paths and
ramps
Retaining walls
Steps
Waste
management
Signage
Paving
Turf and plants
Lighting
All signage should be well lit and could combine pictograms/Braille where appropriate.
Ensure unit numbering is clear for all visitors
entering the site.
Coloured, not stencilled.
Unit paving.
Rainwater tanks
Universal
features
REQUIREMENTS
39
**Primary balcony or private open space opening directly off dining, kitchen or living
room.
Private drying lines for all dwellings, in private rear yard or balcony, covered where
practical.
Where two balconies provided, prefer clothes line on secondary balcony.
If in a visible location lines should be provided with adequate screening.
Balconies must be engineered for live loads associated with social gatherings.
0
1
2
3
4
5
6
Comments
Bedroom
BALCONIES: Primary. **
Minimum (m2)
Minimum depth (m)
10
15
25
Provision
Material and Finishes
Paths,
ramps
& turf
Balustrades
35
40
50
60
Fixtures
Universal features
40
REQUIREMENTS
Materials &
Finishes
Floors
Walls
Ceiling
Skirting
Architraves
Front doors
Power points
Lights
Standard front
door
Cornices
Electrical
Front Doors to
units
Fixtures
Front door
frame
Signage
Universal
features
As briefed.
Light switch located max 1100mm
above floor. Not to be architrave
type. Switch plates to contrast
with wall colour.
100% semi gloss acrylic paint.
Also provide a security finder and
draught seals, lever latch sets and
door stop fixed to door.
Consider pictograms.
Provide a 1600mm x 1600mm min. covered main entrance porch with max 1:40
grade & no threshold step.
Lever handles to doors
Straight flight stairs preferred. Allow for space at top and bottom for parking of
future stair lift and dedicated GPO. Stair width clearance to BCA.
Contrasting edge
strip on
each tread
nosing
Lever
type
door
handles
Handrail
return at
top of stair
to assist
visually
impaired
users
REQUIREMENTS
41
Provision
Width
Prefer entry door to open into hall rather than directly into living areas.
Internal access from garages via deadlocked door.
In Zone 8 (refer Climatic Zones p32) provide an entry airlock.
Quarter landing acceptable if furniture removal is possible. No winders.
Refer to page 29 for passenger lifts.
Walls
Impact resistant.
Ceiling
Skirting
Architraves
Doors
Light point
Power points
Telephone
Length
Floors
Materials &
Finishes
Cornices
Door frames
Electrical
Universal
features
Social Housing
for Older Residents features
Provide view panel and adequate circulation space in front of entry doorway, preferred.
AS1428.1 is a useful reference for circulation in corridors especially less than 1200mm wide.
Townhouses: straight stair flights preferred as this allows for possible future stair lift. Allow for
space at top and bottom for parking of future stair lift and dedicated GPO.
Lever handles at 900mm preferred height for all doors.
Risers as low as permissible under BCA preferred.
Provide contrasting edge strip to each going edge.
Stairs: allow for the provision of handrail to both sides and min 1050mm clear width.
No carpet on stairs in seniors living projects.
A landing mid flight (max 10 risers) allows for rest stops and breaks length of a fall.
Storage
Provision
42
Broom cupboard
Linen cupboard
Min 600mm x 450 deep full height with shelving. Preferably near bedrooms.
Garden shed
Scooter storage
REQUIREMENTS
Living Room
Special Notes
Bedroom
Provide direct access to private outdoor space and/or covered entry and/or balcony without
changes in level.
Allow for set downs in floor slab to ensure level access when ceramic tiles are the intended
floor finish. Use compressed cellulose fibre sheet underlay in framed construction.
Window sill heights: refer Designing out Maintenance provisions p. 27.
Gas bayonet to external wall of living room is required for certain climate zones.
Bathroom and bedroom doors not to open from living areas.
Min 820mm clearance at doorways/openings.
0
1
2
3
4
5
6
Comments
Min m2
35
28
Living room,
kitchen &
dining room
Minimum dimension
Living,
dining ,
kitchen &
bedroom
3.6m wide
Floor
Walls
Impact resistant.
Ceiling
Plasterboard flush set/suspended to comply with BCA noise and sound transmission codes.
Cornices
Skirting
Architraves
Electrical
Gas
32
25
30
33
36
Light point
Power points
1
3x2GPOs. Add extra if
needed to ensure minimum
of 1 for each length of wall
between openings.
Telephone
TV aerial socket
1
1
Broadband
Gas bayonet
Furniture
Universal
features
Check entry door clearances for wheelchair access, including clearance at lock stile side.
Prefer glazed full height side light.
Allow for wheelchair turning circle of 2250mm clear of furniture.
Slab on ground construction to be well detailed to avoid trip hazards at tile set downs and
sliding door tracks.
REQUIREMENTS
43
Sinks
Approximate size
Floor
Bedroom
Minimum dimension
Benches (600mm
wide)
(lineal metres)
washer.
Walls
Ceiling
Cornices
Electrical
Fixtures
Skirting
Architraves
Light points
Power points
Telephone
Pantry
Cooktop
1
1 & 2 bed unit min 450mm wide
Cook top with front or side controls
Under bench or wall oven
1
Allow 900w x 650d x 1800h
Oven
Rangehood
Fridge space
44
REQUIREMENTS
Universal living dining and kitchen should occur on entry level. Where this is not possible a
straight stair should be provided with ability to install stair lift.
Allow current or future width to increase to 1550mm between benches without demolishing
full height walls. Ensure sink is not on bench section that will be potentially relocated.
Circulation spaces at doors to AS1428.1.
Install lever taps within 300mm of front of sink
Cooktops to have isolating switches and front controls.
Ensure doors to side opening ovens open away from lay-off space.
Ensure minimum clearance 1550mm between benches can be achieved (approx 1500mm
between bench tops);
Install removable cupboards below benchtops at hotplates and sinks minimum 800mm wide;
with removable panel above overhead cupboards with splashback tiling to extend to floor
behind removable cupboards;
Provide walk-in pantry;
Make all lower shelves able to be pulled out;
Construct overhead cupboards with sliding doors (to prevent head injuries) or make the cupboards into open shelves;
Make provision for future side opening oven door & provide an adjacent bench top;
Cook-tops should have colour changes elements when hot;
Use contrasting colours to define the edge of benches etc;
Avoid white switches on white walls.
REQUIREMENTS
45
Main Bedroom
Special Notes
m2
12
Min dimension
Provision
Telephone
TV aerial socket
Floor
Walls
Ceiling
Cornices
Skirting
Architraves
Internal door
Door frame
Electrical
Light point
Power points
3 x 2GPOs
Fixtures
Built in wardrobe
sized as per Furniture
Schedule, pg 25
Universal
features
Size: nom. 15m2 being 3.0 x 4.1m or 3.5 x 3.6m excluding wardrobe. Refer to AS 4299.
Window sills: prefer 600mm max off floor in bedrooms but operable part 1200 min above FFL.
in bedrooms above ground level.
Built-in wardrobe to have open shelving unit at door latch side.
Light point: two way switch max. 1100mm above floor at door, and 1 at bed head wall 600mm
above floor.
Direct stick carpets.
Space required for 180 degree wheelchair turn is 1550mm x 2070mm with 2070mm in the
direction of travel.
Lever handles to door.
Universal bedrooms should occur on entry level. Where this is not possible a straight stair.
should be provided with ability to install stair lift.
Sliding doors to wardrobes
Two way switch light from bed as above.
46
REQUIREMENTS
Other Bedrooms
Special Notes
m2
Minimum dimension (width)
Provision
Light point
Power points
2 x 2GPOs
Floor
Walls
Ceiling
Cornices
Skirting
Architraves
Internal Door
Door frame
Electrical
Fixtures
Universal
features
Telephone
Built in Wardrobe
Provide 600 wide bank of adjustable open shelving within builtsized as per Furniin wardrobes and additional shelf above hanging rail. Wardture
robe to be full height.
Schedule page 25
Second and supplementary bedrooms require wheelchair access through doorway.
Desirable width of 3.2m allows for two single beds, 1200 wide cupboard and manoeuvring space for a direct wheelchair approach to door from inside the room.
Windows: sills prefer 600mm max off floor in ground level bedrooms.
Light point: two way switch max. 1100mm above floor at door, and 1 at bed head
wall 600mm above floor.
Built-in wardrobe to have open shelving unit at door latch side.
Direct stick carpet.
Lever handles to door.
Two way switch light from bed as above.
REQUIREMENTS
47
Bathroom
Special Notes
Bathrooms should occur on entry level. Where this is not possible a straight stair should be provided
Bedroom
Size
Materials &
Finishes
Fully vitrified.
Includes laundry recess if combined in
bathroom.
2400mm ceiling height max. preferred.
Ceiling
Flush set/suspended.
Plasterboard to comply with BCA noise
and sound transmission codes.
Cornices
Architraves
Internal Door
Door frame
Waterproofing
Electrical
48
Comments
Drainage
Light point
Exhaust fan
Power points
REQUIREMENTS
NB No architraves
Lift-off hinges where WC is within
1200mm of door opening.
See note** under Universal features.
Position waste so water does not track
across movement paths.
Locate switches max. 1100mm above
floor, not to be architrave type. Switch
plates to be replaceable for colour
contrast to walls.
Sized to suit room and laundry facilities if combined. Put on timer switch.
Duct to outside air. Automatic dampers or shutter and operation control
such as manual on/off or interlocking
light switch.
Waterproof or within the cabinet.
Switch plates to be replaceable for
colour contrast to walls.
Bathroom (cont.)
Fixtures
Mirrored cabinet
Bath
Shower and screen
Shower rose
Taps
Soap holder
Towel rails
Ceramic preferred.
Mount 1000mm above floor.
Chrome plated brass or SS.
Min 4 star WELS rating.
Pedestal & cistern to be white, vandal resistant vitreous china.
Provide sufficient space to satisfy wheelchair access to all fixtures & circulation spaces in accordance with AS
Social
Housing for
Older Residents features
Toilet pans
Universal
features
REQUIREMENTS
49
Laundry
Refer Provision of Rooms page 23 for options on whether this is in the bathroom, combined
with a separate WC or in a cupboard.
For separate laundries, preference is for a tub set flush into a bench with additional bench space
next to the tub.
Preferably provide natural light over tub area
Provide capped diverter to tub waste water for connection to future grey water/cistern system
Laundries within cupboards must be hinged, not bi-fold doors.
All wet areas to have set downs in floor slab to ensure level access.
Use compressed cellulose fibre sheet underlay in framed construction.
No 3 in 1 fan/light/heat fixtures.
Allow nominal 450 or 600mm width for laundry tub cabinet
Nom 800 wide for washing machine. May need to add 700mm for internal H.W.U.
Special Notes
Dimensions
Bench
Provision
Waterproofing
Materials & Finishes
Floor
Walls
Ceiling
Cornices
Skirting
Architraves
Fully vitrified.
100% Semi gloss Acrylic paint with
anti-mould agent.
Light point
Power points
2 x 2GPO
Exhaust fan
Door frame
Fixtures
Internal Door
Electrical
Min 800mm long x 600mm deep or 700mm deep if tub bowl is inset. Laminate
finished.
To extend under whole laundry area floor and 300mm up side walls, and 1500mm
up rear wall.
Bedrooms
Tub
Taps
1
45 litre
68 litre
Universal
features
Flexible hot and cold water & waste lines under tub required for any future conversions.
1550mm space required in front of bench/washing machine & circulation space at doors in accordance with AS 1428.1
Lever handles.
Provide open shelves above tub nom 450 wide x 250 deep to reduce need for bending down.
50
REQUIREMENTS
Separate WC
Bedroom
Special notes
Materials &
Finishes
0
1
2
No separate WC
Walls
Cornices
Skirting &
splashback
Architraves
Door
Door frame
Fixtures
Universal
features
4
1
5
1
6
1
Comments
Larger dwellings have a second W.C.( in laundry or separate). Refer Provision of Rooms p23.
All wet areas to have set downs in floor slab to ensure level access.
Use compressed cellulose fibre sheet underlay in framed construction.
Height for operable part of window min 1200mm above FFL.
Provide 1 external WC & basin for developments greater than 10 dwellings as per BCA.
Floor
Ceramic tiles, unglazed R10, non-slip
Fully vitrified
Ceiling
Electrical
3
1
Light point
Exhaust fan
Fan to be ducted to outside air. Sized to suit room. Put on timer switch. Automatic dampers or shutter and operation control such as manual on/off or interlocking light switch.
No 3 in 1 fan/light/heat fixture.
External WC would not require fan. Undercut door 20mm.
Toilet pan
Basin
Taps
Mirror
Over basin nom 450H x 300W.
Powder coated aluminium frame.
Toilet paper
1 per pan mounted on side wall
ceramic or chrome plated / SS with
holder
Min 150 x 150mm
aluminium roller.
Provide wheel chair accessible toilet on entry level, circulation to AS1428.1.
P trap pan allows for future disabled pan conversion.
Provide reinforced wall areas for future grab rail zones.
Lever handles.
A higher toilet seat (which requires less effort to sit and stand), large dual flush lever flushing
controls.
REQUIREMENTS
51
Common Rooms
Special Notes
Provision
Only required where brief calls for one, generally in larger seniors housing projects.
Consult where possible with user groups in firming up spatial/function/furniture requirements.
As a guide, provide 1.5 sqm per dwelling.
Consider if shared outdoor space will meet the identified need.
Design for access in accordance with AS1428.1. Doors min 820mm clear openings.
It has to be attractive to draw people into it, located within sight of the main entry.
The premises should be light, well ventilated, have an interesting outlook and if possible lead.
straight onto outdoor sitting space. A portion of this outdoor space should be sheltered from rain and
summer sun.
One or more small rooms which function as office/meeting/community nursing treatment room for
service delivery. Glazed vision panels to doors required.
Ceiling fan
Min 2400mm to underside with integral light fitting and separate switching.
Gas bayonet
Notice board
Bathrooms
1 in main area.
1 unisex accessible bathroom up to 30 dwellings. (nom 2400 x 2000) or 2 single
sex accessible bathrooms for 30 dwellings and over. Materials & finishes, fixtures,
electrical and universal design as described in Separate WC except add a urinal
for any male only bathrooms provided.
Provide a separate kitchen, designed to accommodate any relevant cultural
preferences.
In some cases a commercial kitchen would be appropriate for larger complexes
or where the kitchen will serve a local catchment area.
Include provision of a refrigerator and a microwave oven.
Electrical as per kitchen sheets.
Full height cupboard min 1800mm wide x 800 deep for chair and table storage.
External gas bayonet point (if gas on site) and w/p 2GPO for BBQ facilities.
Ceramic tiles, unglazed R10, non-slip
Fully vitrified
Impact resistant to comply with BCA
100% acrylic semi gloss paint with
noise transmission requirements.
mould inhibitor for kitchen & bathroom areas.
Plasterboard flush set / suspended to
100% acrylic semi gloss paint with
comply with BCA noise and sound transmould inhibitor for kitchen & bathmission codes.
room areas.
Shadow set edge or recessed edge plasterboard cornice.
20 x 90 timber (not MDF)
100% full gloss acrylic paint.
150mm tile
Kitchen /
Kitchenette
Materials and
Finishes
Storage
BBQ
Floor
Walls
Ceiling
Cornices
Architraves
Skirtings
Splashback
Internal Doors
Windows &
doors
Electrical
Universal
features
Social Housing
for Older Residents features
52
Light point
REQUIREMENTS
Retrofitting
REQUIREMENTS
53
Lift Retro-fits
Many older apartment buildings can be made more
accessible by retrofitting a lift, better matching the
building with the higher proportion of the community
who increasingly require such mobility assistance. Many types of affordable and practical lift
technologies are becoming available. The design
should allow for lifts capable of taking a stretcher
and which minimise running costs.
54
REQUIREMENTS
This booklet provides a historical perspective on the development of different ideas and notions since
1912.
Siting & Housing was produced by the former Design Branch of Housing NSW to help brief consultants in
an aspect of the design process that consistently caused problems for our clients because it was done so
poorly or completely overlooked.
Some Councils have adopted this booklet to guide investment in low rent accommodation. The booklet
takes our experience with boarding houses and suggests what might be needed to retain the good aspects of such accommodation whilst matching those aspects with more contemporary design solutions.
Provides a different way of looking at the development of flats projects, suggesting they are better received by residents and community when they are more like many large houses than one large block.
Model Cottages
Developed as an alternative to townhouse development with conventional roads, all private open space
and individualised address, letterbox, garbage etc. yet achieving the same yields as townhouse developments with problematic common areas.
Country Houses
Another radical approach, this time applied to housing in rural areas. A basic range of house plans with
optional elevations and detailing for engagement of future occupants in selecting mix and match according to a budget envelope.
This booklet brings together the experience gained from the rehabilitation of over 2,000 heritage area
properties in inner Sydney.
The purpose of the Guidelines is to assist Housing NSW, Community housing and Aboriginal Housing
Office in its goal of developing social housing for older people that integrates both physical and social
design aspects to meet the needs of older residents.
REQUIREMENTS
55
Reference List
Universal Design and Housing For Older Persons
ANUHD Australian Network for Universal House Design
http://www.anuhd.org/content/housing-features
Housing NSW Social Housing for Older Residents: Demonstration Project Guidelines December 2008
Landcom Universal housing design guidelines for Landcom Projects May 2008
http://www.landcom.com.au/downloads/uploaded/Universal%20Housing%
20Online%20Edition%20010708_1acb_2a93.pdf
Royal Australian Take 6Beyond Beige: improving architecture for older people and people
Institute of Architects with disabilities Garlick,B et.al., (eds) Royal Australian Institute of Architects,
ACT March 2008
VCOSS Victorian Council of Social Services
http://www.vcoss.org.au/documents/VCOSS%20docs/Housing/Universal%
20Housing%20Universal%20Benefits-email.pdf
Wel_hops Older Persons Housing Design: A European Good Practice Guide November 2007 EU based Welfare housing policies for senior citizens http://
www.welhops.net/
Your Home The Adaptable House
http://www.yourhome.gov.au/technical/pubs/fs32.pdf
Environmental Sustainability
Your Home http://www.yourhome.gov.au/technical/index.html
DECC
Waste & resource http://www.environment.nsw.gov.au/warr/BetterPracticeMUD.htm
DECC
Planning Documents
Department of Infrastructure, Planning
and Natural Resources
Randwick City Coun- Design Ideas for rejuvenating residential flat buildingsan urban design inicil tiative November 2006, accessed February 2009 http://
www.randwick.nsw.gov.au/
56
REQUIREMENTS
The AS 1428, Design for access and mobility series, provides design requirements for buildings encompassing the specific needs of people with disabilities.
AS1428.12001 is referenced to establish circulation spaces around and through doorways and details for ramps, handrails and bathrooms for wheelchair and ambulant disabled users.
BASIX Building
Sustainability Index
Introduced by the NSW Government, BASIX, the Building Sustainability Index, ensures homes are
designed to use less potable water and be responsible for fewer greenhouse gas emissions by setting
energy and water reduction targets for house and units.
BCA Building
Code of Australia
The Building Code of Australia is produced and maintained by the Australian Building Codes Board
(ABCB) on behalf of the Australian Government and State and Territory Governments. The goals of
the BCA are to enable the achievement and maintenance of acceptable standards of structural sufficiency, safety (including safety from fire), health and amenity for the benefit of the community now and
in the future.
Change Projects
Change projects are those where an existing housing asset is retained but changed in terms of its
provision level (ie more than maintenance, replacing like with like). This includes activities that might be
known as conversions, disabled modifications, upgrades, retro-fits, re-imaging or refurbishments.
Community Housing
Community housing is rental housing for low to moderate income or special needs households, managed by not-for-profit community based organisations whose operations, in the main, have been at
least partly subsidised by government (usually through funds provided under the Commonwealth State
Housing Agreement).
CPTED Crime
Prevention
Through Environmental Design
Crime Prevention through Environmental Design (CPTED) is a theory that when development is appropriately designed it can reduce the likelihood of crimes being committed. By introducing such measures
it is anticipated that this will assist in minimising the incidence of crime and contribute to perceptions of
increased public safety.
DA Development
Application
A development application is an application made to local council for consent to carry out development
such as demolition, extensions, subdivision, house construction and possibly renovation.
A development control plan (DCP) is a town planning document prepared by Council under the Environmental Planning and Assessment Act 1979 and Environmental Planning and Assessment Regulation 2000. The plan provides various development controls for single detached houses, town houses,
residential flat buildings as well as industrial and commercial development. The DCP also establishes
controls for parking, stormwater, environmental issues and other matters.
The Department of Environment and Climate Change was formed on 27 April 2007 to enable a more
integrated response to the unprecedented challenges presented by climate change.
Waste Avoidance and Resource Recovery Act 2001
This Act: promotes waste avoidance and resource recovery; repeals and replaces the Waste Minimisation and Management Act 1995; establishes a scheme to promote extended producer responsibility in
place of industry waste reduction plans; and continues the Waste Fund for the purposes of funding
relevant programs. www.environment.nsw.gov.au
REQUIREMENTS
57
Environmental
Sustainability
Environmental sustainability is the ability to maintain the qualities that are valued in the physical environment.
For example, most people want to sustain (maintain):
human life, the capabilities that the natural environment has to maintain the living conditions for people
and other species (eg. clean water and air, a suitable climate)
the aspects of the environment that produce renewable resources such as water, solar energy, etc
Flats (also
known as Residential flat buildings)
FSR Floor
Space Ratio
3 or more storeys (not including levels below ground level provided for car parking or storage, or both,
HNSW Housing
NSW
There is a range of housing assistance options for people on low incomes that need to rent accommodation. Housing NSW is a major provider of this assistance, and other government agencies also provide
funding to a range of community based organisations to provide other forms of housing assistance.
Local Environmental Plans (LEPs) are prepared by Councils to guide planning decisions in their Local
Government Areas and establish the requirements for the use and development of land. Through zoning
and development controls they allow Councils to supervise the ways in which land is used.
LGA
Multi-dwelling
housing
Means 3 or more dwellings (whether attached or detached) on one lot of land (not being an individual lot
in a strata plan or community title scheme) each with access at ground level, but does not include a residential flat building.
Multi-unit housing
NatHERS Nationwide House
Energy Rating
Scheme
New Supply
POS Private
Open Space
that protrude less than 1.2 metres above ground level), and
4 or more self-contained dwellings (whether or not the building includes uses for other purposes, such
as shops).
The Floor Space Ratio is the ratio of floor area of new development to the land area. State Planning instruments and Councils set out permissible FSRs for each development zone under their control and the
definition of floor space to use in the calculation.
NatHERS is administered by the Commonwealth government and provides a framework that allows various computer software tools to rate the energy use and thermal comfort of Australian homes on a scale of
1-10.
Refers to new public or community housing dwellings procured through acquisition, redevelopment, construction. It also includes conversion where the number of resulting dwellings differs from those started
with. The purpose of new supply is to increase the supply of social and affordable housing to meet the
needs of older and disabled tenants and to improve alignment to demand in terms of location.
Allocated private area adjoining a dwelling providing safe and secure recreational area for ground floor
apartments, villas and townhouses, separated from common area landscaping by low fencing, screening
or walls.
Public Housing
State and territory governments provide some rental housing, called public housing, it is a secure and
affordable rental housing for people on low incomes families and individuals, in particular, those who have
difficulties accessing accommodation in the private market.
SEPP HSPD
Housing for Seniors and People
with a Disability
SEPP State
Environmental
Planning Policies
Social Housing
The purpose of the State Environmental Planning Policy is to encourage the provision of housing which
meets the needs of seniors or people with disabilities.
Universal Design
WSUD Water
Sensitive Urban
Design
58
REQUIREMENTS
State environmental planning policies (SEPPs) deal with issues significant to the state and people of New
South Wales. They are made by the Minister for Planning and may be exhibited in draft form for public
comment before being gazetted as a legal document. www.planning.nsw.gov.au
Social housing' is rental housing that is owned or managed by the government or a community organisation and let to eligible low income households. About one in twenty New South Wales households live in
social housing.
Universal design is the design of products and environments to be usable by all people, to the greatest
extent possible, without the need for expensive modifications or specialised design.
Refer ANUHD under references p. 56
Water sensitive urban design offers an alternative to the traditional conveyance approach to stormwater
management. It seeks to minimise the extent of impervious surfaces and mitigate changes to the natural
water balance, through on-site reuse of the water as well as through temporary storage.
DESIGN
REQUIREMENTS
59
DESIGN