Design Requirements PDF

HOUSING NSW
DESIGN
REQUIREMENTS
Version 6.2010
Issued December 2010
ASSETS DIVISION
DESIGN REQUIREMENTS V6.2010
forming part of the Asset Standards COPYRIGHT 2010 Housing NSW
VERSION DRv6.2.5ip July 2009 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. Pages 10 and 11changes to site yield to clarify optimum development, page 30EnergyHow Water Systemspriorities changed
PREPARED BY Linda Gosling Angela Leonello Nick Loder Sally Bassett Poppy Dowsett John Gregory and Marietta Buikema, NSW Public Works (graphic design) DISTRIBUTION Copies of this booklet may be obtained from www.housing.nsw.gov.au/ Changes to social housing/ Building Design and Product Requirements Asset Policy and Programs Assets Division Housing NSW 239 Liverpool Road Ashfield NSW 2131 Phone: (02) 8753 9451 Fax: (02) 8753 8967 Email: nick.loder@dhs.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.
DRv6.2.5ip.1 Sep 2009
DR v6.2010 Nov 2010
Minor grammatical corrections, text clarifications, graphic layout tidied, some photos replaced with more recent examples. Specification details applicable to contract documentation omitted. TAB sheets added, Compliance and Universal Design Checklists inserted in Appendices. Application clarified p. 6 - definition of social housing added p.7 changes to Site Yield p. 11-12 Planting and Soft Landscaping modified p. 18 Car Parking table amended, following research, and clarified p. 19 Bedsitter size amended p. 23 Lifts amended p.29 - Environmental Sustainability section modified p. 31-32, Bedsitter room requirements added p. 43 Definitions and Abbreviations expanded.
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.
2 DESIGN REQUIREMENTS V6.2010
Version 6.2010
DESIGN
REQUIREMENTS
Published December 2010
CONTENTS
Purpose Introduction to Social Housing 6 7 Kitchen and Dining Room Main Bedroom Other Bedrooms Bathroom 45 46 47 48 49 50 51
Design Objectives Site Yield Site Planning

Community Building Connection Personal Territory Crime Prevention Planting & Soft Landscaping Car Parking
9 11 13
13 15 16 17 18 19
Laundry Separate W.C. Community Rooms
Retrofitting Appendix A: Checklist for Projects Appendix B: Universal Design Checklist Housing NSW Background Papers Reference List Definitions and Abbreviations
53 55 61 64 65 66
Building Style Dwelling Sizes

Provision of Rooms Internal Room Layouts
21 23
24 24
Furniture: Built-in and Moveable Construction Methods Lifts Environmental Sustainability

Essential Requirements Desirable Requirements Climatic Variations Variations by Climate Zone
25 27 29 31
31 32 33 34
Universal Access Location and Room Requirements

Car Parking and Driveways Grounds & Landscaping ExternalPrivate Open Space (including balconies) Entries, Internal Circulation Spaces Stairs and Storage Bedsitter Living Room
35 37
38 39
40
41 43 44
PURPOSE
This document sets out the requirements for the design of social housing in New South Wales. It includes some background to help establish context and sets out five key Design Objectives. There follows a discussion of a series of design considerations starting with the broad and moving to detailed room specific templates, and ending with design compliance checklists. This document applies to all new social housing which is substantially funded by the State or Federal Government. It also serves as guidance to the refurbishment of existing social housing. In the case of projects undertaken by the affordable housing or community housing sector which are mainly privately funded, or in the case of Aboriginal Housing Office projects, this document may be taken as guidance rather than firm requirements. Some design requirements are described as being essential. Where they are essential, approval at Housing NSW Executive Director level will be needed to vary from them. Refer to Appendix A Checklist. Where State and local planning instruments and building codes apply they take precedence over these requirements. However, this document represents Housing NSW policy and should be used to justify variations to the discretionary parts of such instruments. The document will be periodically reviewed, and updated on the Housing NSW website. Any comments can be directed to the Policy and Standards Unit within the Housing NSW Assets Division. As well, it reflects a 2010 review of car ownership, and feedback from the NSW Nation Building Economic Stimulus Plan program for social housing. Version 6.2010 of the Design Requirements consolidates and clarifies the following principles of version 6.2.5ip 2009: universal design; robust construction; and environmental sustainability,
Housing NSW translates government housing policy into asset planning and programs, which are supported by Asset Standards. The Design Requirements form part of Housing NSWs Asset Standards; the other Standards are: Asset Performance Standards for Existing Dwellings; and Component Requirements.
The 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. On a project, the 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: project-specific Brief; Design Requirements; Reference Specification and Project Schedules; Components Requirements; and other e.g. standard details, site survey, geotechnical report
INTRODUCTION TO SOCIAL HOUSING

There are two types of housing included in social housing: public housing - housing that is jointly funded by the State and Australian Governments and owned and managed by the NSW Government; and community housing housing that is managed, and may be owned by, non-profit and co-operative housing providers. Public housing first appeared in NSW almost 100 years ago with the introduction of the Housing Act in 1912. It was linked through the objectives of that Act to reforms in town planning, and house design and construction. After the second World War, construction programs accelerated with an emphasis on housing returned servicemen and families. It was not until the 1970s that public housing started to make the shift to welfare housing. Today, social housing is provided to those who can demonstrate the greatest need, with common housing eligibility criteria for both public and community housing applicants. The majority of tenants are in receipt of a statutory income with rent charged as a proportion of that income. More than one third are over 65 years of age, and over a quarter are on the Disability Support Pension. In addition to public housing, the not-for-profit community housing sector has been providing secure rental housing to people on low to moderate incomes for the past 25 years. Currently, the majority of the dwellings are owned by Housing NSW and managed by community housing organisations. There is a target to increase the supply of community housing from 13,000 to 30,000 dwellings over ten years through stock transfers from public housing, and through acquisitions and new developments. Owning the properties they manage will provide an asset base for community housing providers to borrow funds from the private sector to invest in more affordable housing. Public and community housing manage over 145,000 dwellings across New South Wales. Around 54% of the existing residential portfolio is over 25 years old. Some date from as early as 1830 and a significant number have heritage listings. The current new supply program is aimed at realigning the asset portfolio to better meet tenant need in terms of numbers of dwellings, location and bedroom category; to replace low amenity housing; to reduce public housing concentration; and to increase the supply of housing meeting the needs of older and disabled tenants. Housing NSW and community housing providers are long-term owners and managers of residential assets. Accordingly, newly constructed dwellings must be built with an understanding of the life-cycle costs of maintenance. This can sometimes mean paying more for better value performance of asset components.
TYPE OF ASSETS
Social housing types range from cottages, townhouses and duplexes, to multiunit housing in low, medium and high-rise buildings. Social housing can also emcompass more complex asset types such as mixed tenure or mixed use developments.
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DESIGN OBJECTIVES
WHAT DOES HOUSING NSW WANT FROM THE DESIGN OF HOUSING? 1. Engenders a sense of home
A house provides much more than shelter. The ability of tenants to identify positively with their housing, and to feel comfortable, are important objectives for Housing NSW. The
2. Accommodates a broad range of need

A large proportion of post second World War housing is not easily adapted to current standards or an aging demographic. Over a households lifetime there are many changes to individual needs and relationships. The number and age of occupants will change and there may be household members who are temporarily or permanently impaired as a result of accident, illness or recuperation. Housing therefore should allow for a range of life stages and disabilities without the need for major modifications or tenant relocation. This is particularly important for social housing where tenants are older and have a far higher proportion of disability than the population at large. This means providing housing that has a degree of flexibility, that meets the needs of people of different ages and mobility over time, and avoids barriers that may discriminate against residents or visitors. See Universal Access section for more details.
Building Style section deals with this in more detail.
3. Be efficient planned, buildable and maintainable

There is an overarching requirement to ensure efficient use of public resources to best meet service needs. The resources are principally capital, land and existing housing stock. This does not always mean finding the cheapest solution as this approach has sometimes led to early obsolescence of the housing stock. When the costs of life cycle maintenance, disability modifications and relocations are taken into account, it is more cost effective to build to a higher standard than the usual industry practice. See Construction Methods section. On the other hand, the need for social housing is very great and Housing NSW has an obligation to provide as many well designed dwellings as resources will allow. This means finding a balance between quantity and quality by designing buildings that provide the foundation of viable, healthy communities, provide for core tenant needs and meet community standards in a cost-effective manner. This is underpinned by recognising the benefits of flexibility in allocations and for existing tenants to age in place.
Middle photo: A little extra expenditure on a colourful and durable finish such as these glazed bricks makes for a sustainable long term asset which also has character.
DESIGN REQUIREMENTS V6.2010 9
5. Be environmentally, socially and economically sustainable

Environmental sustainability is protecting the health, diversity and productivity of the environment for the benefit of current and future generations. Social sustainability means equitably meeting housing demand in a manner that promotes individual and community needs. Financial economic sustainability means protecting and improving the value of the asset base to ensure that in future decades there is scope to continue to renew and improve. Refer to Environmental Sustainability section.
This community room in a landscape setting provides amenity for residents of medium-rise apartments.
4. Promotes comfort and security

Good design for living is about physical comfort. Comfort requires an empathetic response to design. What would it be like to live in this dwelling? A home needs to be both a secure refuge from the world, and connected to it. See Site Planning section for further details.
Rainwater tanks harvest roof water for toilet flushing, washing machines, and outdoor taps, and conserve mains potable water.
An outdoor seating area provides a sense of refuge on a multi-unit site, as well as allowing social interaction.
10
SITE YIELD
WHY LAND IS IMPORTANT
The NSW Government social housing stock is the 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 to raise revenue to build elsewhere or by redeveloping for new social housing. Serviced land close to public transport, shops, services and supporting an existing community is an especially precious resource.
Single dwelling on a single allotment - Single storey.
Dual-occupancy townhouse on a single allotment - One and Two storey.
Six apartments on a single allotment - Two storey.
SITE YIELD
In terms of the long-term sustainability of the social housing asset portfolio, efficient use of land is essential. It also contributes to more sustainable towns and cities. In most cases, the land has existing social housing on it. Often, in the past, a decision to redevelop has been driven more by a desire to replace existing housing that is considered obsolete rather than recognising a need to also optimise the yield from any redevelopment site. Underdeveloping any redevelopment site is to be avoided. New housing should be built to optimise the use of the site. At the same time, maximising yield by consolidating lots is not desirable if strata or separate title cannot be achieved. Maximum yield - a simple division of the site area by the allowable floor space ratio* and then by the gross unit size (plus an allowance for any common lobbies or communal rooms). The tolerance for achieving maximum yield is a residual building area less than the area of an additional 1-bed dwelling. The maximum yield is theoretical only, and will often not be achievable due to site constraints. Optimum yield - the maximum yield which also allows for: 1. site restrictions, such as setbacks, easements or tree preservation, and the landscaping, deep soil and private open space provisions in planning controls; and 2. amenity objectives for privacy, solar access and security, in planning controls and these Design Requirements; and It is worth defining the terms: maximum yield and optimum yield. 3. parking provisions in theseDesign Requirements. (Refer to page19). 4. future separate title or strata title, if required. Optimum yield usually means that the setbacks, landscaping, deep soil and private open space provisions are only just met with little to spare. * If the project is being assessed under Clause 14 Division 1
of ARHSEPP, then the allowable FSR is to be taken as 0.5:1.

14 x one and two bedroom apartments - Three storey and basement parking.
21x mix of one, two and three bedroom dwellings - Three storeys and basement parking
Community partnership with local government - Five storeys.
Design Requirements
Sites must achieve the optimum yield. Yield should be higher on well-located sites. If amenity or other considerations dictate that the optimum yield is less than: 95% of the maximum yield for sites within 400m of a shopping centre* AND good public transport* 90% of the maximum yeild for sites between 400m and 800m of a shopping centre OR good public transport* 80% of the maximum yield for sites between more than 800m from a shopping centre AND good public transport. then Executive Director level approval is needed. A table showing FSR allowed and FSR achieved must be included on all Concept and Development Assessment design drawings. * Refer to page 19 for definition.
12
SITE PLANNING
This site plan has units oriented the same as neighbours, individual street address, fenced front and back gardens, and a central common open space with shared carparking.
An efficient site layout that meets the Design Objectives is the foundation of well designed social housing. The site planning principles and requirements set out here are those that are particular to social housing. In addition, developments will also be assessed against the following: Developments up to two storeys assessed under the Affordable Rental Housing SEPP will need to comply with the Seniors Living PolicyUrban Design Guidelines and applicable parts of the relevant Local Environmental Plans (LEPs) and Development Control Plans (DCPs). Residential flats of three storeys or more, will be assessed under SEPP 65 and the Residential Flat Design Code and applicable parts of the relevant LEPs and DCPs. Developments not assessed under the Affordable Rental Housing SEPP will need to comply with the relevant LEPs and DCPs.
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, and with the neighbourhood generally.
Design Requirements
Avoid any large buildings or large clusters of housing which may, over time, come to be identified as public housing. When designing a large development, a good approach is to master-plan the site then divide it into separate buildings or clusters, each with their own identities and separate entries, having as few units as is reasonable using each entry and associated stairwell and lift. These can each be designed by a different architect. Large may be more than 20 but is also context dependent. This approach reduces stigma, allows for more sensitive allocation and reduces the likelihood of tenants feeling intimidated when they use common areas. Design so that these buildings or clusters of dwellings are each on a separate lot, or can easily be subdivided. Design multi-unit developments so that each unit can be easily strata-titled and tradeable, taking care that each unit has its own connection to services which can be separately metered. Where 6 or more dwellings are proposed, provide some common open space. Locate this so no units own it and to limit the likelihood of tenants being disturbed by those using it. This space might include seating, a covered structure and/or BBQ. Locate this in a way that does not compromise the privacy of units. A community garden is also desirable where the brief calls for it.
All social housing developments should be compatible with neighbouring developments and the desired future character of the area. Therefore, it is appropriate that standards in local environment plans and development control plans be complied with, except where the standard is unreasonable, or does not address specific characteristics of social housing. Any variation to Council standards is required to be justified in the environmental impact assessment for that project, for instance with the parking provisions in this document.
This 24 unit development in Parramatta presents as a series of townhouses and integrates well with its neighbours.
Design Requirements
Apart from the common space described above, enclose as much open space as possible using low and high fences to attach it to individual dwellings. Many tenants are encouraged to garden, which is a healthy occupation that improves the overall appearance of the area and reduces maintenance costs. The fronts of dwellings should either face the fronts of other dwellings or the street, and the rear of dwellings should face each other or side or rear fences. Work out finished floor and ground levels with care to provide for overland flow paths and disabled access, avoiding wet walls, large retaining walls and ramps that require handrails as these create an institutional appearance. Where dwellings are designed for universal access, provide easy access to garbage bays, clotheslines, letterboxes, car park and street, in accordance with AS 1428.1. Use of lifts is desirable to maximise accessibility and allow for ageing in place. (refer page 29).
Buller Street, Parramatta: front gardens are fenced and owned by ground floor units which also have direct street access.
CONNECTION
Community gardens and community rooms allow connection by social interation
Design Requirements
All dwelling entries should address either a street frontage or a common open space internal to the development where there is passing activity. These spaces should be designed with care to prevent one dwelling overlooking another but to promote dwellings overlooking common open spaces: the layout of these internal open spaces needs to create a sense of place within the development; and it should be easy and logical for a visitor to find the dwelling they are looking for. Where the brief calls for it, provide a community room. Locate the room so no unit owns it, limiting the likelihood of tenants being disturbed by those using it. Consult with community service partners as appropriate.
Dwellings should overlook common open spaces to promote connection and security whilst still maintaining privacy.
15
PERSONAL TERRITORY
Balconies and front gardens in multi-unit dwellings allow tenants to individualise their units, much as a front garden does for a cottage.
Some tenants may have challenging behaviours which can sometimes cause their neighbours to feel insecure, resulting in the need for tenants to request to be relocated. Therefore it helps to design housing that reduces the opportunities for conflict. Elements of the conventional cottage can be used to do this in other housing forms as well as to improve amenity and to provide opportunities for tenants to individualise their homes.
Design Requirements
Provide a high level of visual and acoustic privacy. Ground floor units (including those in medium and high rise) to have direct access to their front doors from street or common open space, not via a lobby. Provide a semi-private outdoor space between ground floor front doors and the common space, preferably including a garden beds, sitting area and low fence and gate. Private outdoor living space to the rear of ground floor units is to be enclosed by a 1800mm high fence. Provide opportunities for tenants to individualise fronts of units: e.g. provision of garden, balcony or other detail at front doors. Refer to page 32 for garbage design requirements. Provide all dwellings with individual clothes lines, on balconies or in rear yards. Clothlines on balconies should be screened from public view. Access from all dwellings to letter boxes and garbage bays is to be level/walkway grade. Provide these individually to units where they directly address a street. For other dwellings, garbage bays should be combined as some tenants cannot take out a bin.
16
CRIME PREVENTION
A development can be designed in such a way as to reduce the opportunity for crime and enhance the feeling of safety for users and residents.
T VIC
CR IM INA L
IM
Design Requirements
Locate a habitable living area (living area, kitchen, dining or bedrooms) overlooking street or common open space. Ensure all entries, be they directly into a dwelling or to a shared foyer, are clearly visible from active common spaces. Ensure unit numbering is clear for all visitors entering the site. Light levels: install high-mounted, vandal-resistant fixtures that deflect light downwards. Note that bollard lighting does not illuminate peoples faces. Multiple fittings preferred to single fittings to give consistent lighting levels. Maximise daylight penetration to common spaces. Signage: clearly identify where public telephones, bus stops, taxi ranks, etc, are located. Landscaping: trees and low-lying shrubs are not to interfere with sight lines or provide opportunities for concealment or entrapment, particularly along pathways and close to entrances. Access routes: pathways should be direct and well lit. Direct pedestrians to one well-lit pathway. Boundary definition: use open fencing and low level plants to separate semi private open space from public and common areas. Ensure places of concealment or entrapment are not created (refer to page 41). Do not have cross site vehicular or pedestrian routes. If they are needed, ensure there are no direct sight lines that would encourage non-residents to use these paths.
OPPORTUNITY
Crime Prevention through Environmental Design (CPTED) is design that reduces the opportunity of criminals and victims intersecting in time and space.
Eyes on the street from living areas and entries provide good security.
17
PLANTING AND SOFT LANDSCAPING

4. Common Open Space, usually adjacent to car court To provide a sense of place and amenity for multi-unit dwelling developments. Surveillance of this space from dwellings is required. Plant advanced trees, preferably in garden beds or holes in paving; if in lawn, provide min 1000mm dia mulch around treet. Provide tree planting to shade any car parking but avoid obstructing eye-level view. Consider seating, a covered structure and/or BBQ (refer to Grounds and Landscaping on page 39).
Daceyville is a successful example of planning an estate on sound landscape principles.
Consider the provision of a secured community garden, with some raised beds. Watering system to be by lockable hosecocks using rainwater from underground tank with mains back up.
Character and Design Issues

Use planting to help create a domestic setting, to provide shade, screening, wind protection and privacy, and to differentiate site spaces. Typically, planting zones are: 1. Street frontage, including street carriageway and verge Negotiate with Council on the appropriate street tree planting (where this does not exist, or where street trees are removed). If the road is part of the development, consider constructing blisters for tree planting in the parking zone of the carriageway. Be aware of planting restrictions around utility services. Consider Water Sensitive Urban Design measures to integrate stormwater and planting. Consider planting native grasses in verges, and for multi-unit development consider massed planting in front of the fenceline, with Council agreement. 2. Front garden and dwelling entry Use trees and shrubs to emphasise entries. For multi-unit dwellings, integrate planting with entry pavillions. 3. Where setbacks allow, plant advanced trees to complement the streetscape character. Maintain visibility of front doors from site entry points (avoid obstructing eye-level surveillance). Private Open Space, usually to rear of dwelling Minimise lawn areas, especially in universal or attached dwellings where mowing may be problematic. Area to be predominately paved for outdoor eating bordered by garden beds. Consider planting small fruit trees. Watering system to be via hosecock using rainwater with mains back up supply.
Design Requirements
Garden Beds Locate garden beds within private fencing as far as possible to encourage tenants to tend beds, and to reduce maintenance. Planting beds referred min 10000mm wide, with paths into wider beds to allow for access and maintenance. Keep garden bed min 300mm away from building walls (moisture and termite inspection). Separate garden beds from lawns with treated timber edges. Deep mulch garden beds. Max gradient is 1: 4; 1: 6 is preferred. Consider raised planting beds 600-800mm high for universal dwellings, especially where sites are benched. Turf To be shade and drought tolerant. Gradient for usable flat outdoor area to be max 1:20, and min 1:100 to avoid ponding. Max gradient for mowing is 1:4; 1:6 is preferred. Plant Selection Use species that are predominately indigenous to the local area, are drought tolerant, low maintenance, aid passive solar design, provide food where insect pests or maintenance are not a problem, do not have invasive root systems or drop branches, leaves, fruit or flowers that may cause harm or become slippery if near driveways and paths, are not toxic or provide allergic reactions, are scented or bird attracting. Existing trees Retain where fleasible. Use qualified arborists in design phase to check viability of trees proposed to be retained. Tree surgery may be required. Buildings and carparks are not to encroach on the drip line of existing trees. Changes of ground level under dripline of existing trees to be minimal.
CAR PARKING
Car ownership amongst social housing residents is significantly less than in private sector households. About a half of social housing households own cars. Car ownership is less amongst seniors and less in areas close to good public transport. Refer to
Design Requirements
Quantity: (car spaces no.s per dwelling no.s) 1. Car parking provision for multi-unit developments are not to exceed those tabulated in the table below, unless Executive Director level approval is granted. 2. 3. In cottages and dual occupancies provide 1 off-street parking space per dwelling. Parking for studios and bedsitter apartments will be considered on its merits. 4. For multi-unit developments in Locational Category A, consider counting half of the available on-street spaces to a sites frontage towards the required number of parking spaces. These spaces must be safe, unrestricted and have reasonable passive surveillance from the development, and be subject to Council agreement. 5. Car parking provision can go below these requirements where justified e.g. where social housing car ownership rates in the area are known to fall below those allowed for in the table; or there is superior car parking available nearby on the street or in nearby parking areas; or there is superior access to shops and transport; or local Council controls require less parking.
Housing NSW Background Papers.

For many tenants, their car is their most valuable possession, which is often not comprehensively insured. For this reason, secure off-street parking is important to many tenants. However, off street car parking also takes up a lot of space on site, reduces landscaped area, can adversely affect microclimate, and can be very expensive (underground car parking, for example). The level of car parking provision in any social housing development should be guided by car ownership rates and proximity to services, to ensure resources are not directed to redundant car parking capacity at the expense of providing extra housing on site and elsewhere.
NOTE: Housing NSW is continuing to consult with all NSW Councils on these car parking requirements.
The provision of car parking is expensive. Ultimately, the trade off in providing a high level of off street parking is building less new dwellings.
Multi-Unit Locational Category
A: Within 400m of shopping centre AND good public transport
B: Between 400m and 800m of shopping centre OR good public transport
C: More than 800m from shopping centre AND good public transport 1:2 1:1 1:1 1:5
1 - bed 2 - bed 3 + - bed Bicycle parking
1:5 2:5 3:5 1:5
2:5 1:2 1:1 1:5
Notes for calculating parking: Shopping centre is those facilities defined in the Seniors SEPP. Good public transport is those facilities defined in the Seniors SEPP for those projects assessed under this SEPP, and defined in the Affordable Rental Housing SEPP for all other projects. Where a site is within 400m of shopping centre AND over 800m from good public transport, use category B. over 800m from shopping centre AND within 400m from good public transport, use category B
Fractional results of calculations should be rounded up or down, except for on-street numbers which should be rounded down.
This grouped carpark in a multi-unit development uses surface treatment, planting and overlooking to create a comfortable, safe place. Security comes from lighting and overlooking.
Type Design for parking in accordance with AS 2890.1-2009 Parking Facilities Part 1: Off Street Car Parking and Part 5: On-Street Parking with regard to access and egress and dimensions of parking spaces. Keep driveways and cross-overs to the minimum width required to meet this Standard. Provide off-street parking as close as possible to dwellings, with good passive surveillance and minimum, but adequate, manoeuvring space. In multi-unit developments, provide minimum 20% of the required spaces as covered parking designed for wheelchair access, sized as per AS 4299 Adaptable Housing, with a covered way leading to a universally designed dwelling. Provide the remaining spaces in common area parking, where no further disabled parking spaces are required. Restrict the use of underground and covered parking in multi-unit developments to high-value sites or to sites with potentially high yield (usually 3 storeys and above). Where underground car parking is necessary to retain development potential ensure it does not exceed the number of spaces in the above table. 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. 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. Break up the expanse of paving up with planting of shade trees between bays. If lifts are provided, provide mobility scooter parking inside the unit. If lifts are not provided, allow one scooter bay per 5 units on the ground floor, with security attachment point and GPO.
This development at Lilyfield has four street frontages with sufficient on-street parking and proximity to public transport that Council agreed no off-street parking was required.
Each project brief will advise where parking needs to be secure. Secure means one of the following: carports for dwellings facing a public street with optional gates; 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.
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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 their fundamental structure, the pattern of light and shade, setbacks and orientation, but at the same time offer a range of visual personalities. Where these patterns are in a process of change, have regard to the emerging patterns. Avoid an institutional appearance in the use of signage, ramps, letterboxes etc.
The upper design for an inner city suburb, and the lower development in a middle-ring suburb both respond to their context and do not signal social housing tenure.
In these higher-rise examples, individual visibility is achieved by use of colour by staggering balconies, while retaining underlying unity.
INDIVIDUAL VISIBILITY
Sense of familiarity and identity is enhanced if the dwelling can be individually recognised.
Design Requirements
Introduce variation between units where possible using building articulation, roof elements or other architectural elements. Design larger sites as a series of smaller developments with fewer units sharing each block, common area and entry.
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.
This building is three storeys but the mansard roof reduces the scale.
This garden seat in Elderslie adds human scale to the grounds.
EDGE DEFINITION
Many fine planning ideas have come to grief over poor definition of edges between public, private and common.
Design Requirement
These edges or boundaries, fences etc need to be well defined, visible with controlled movement between areas.
The masonry and slat fence in this suburban context provides a defensive barrier in contrast to the rural wire fence in the example below. Both define an edge between public and private with clear signals to any person approaching.
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 appropriate. Keep decorative treatments and articulation of elevations to areas of greatest effect.
This extra little detail of a stylised cat on the fence lends a feeling of uniqueness to this housing complex.
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DWELLING SIZES
Dwelling 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). Executive Director level approval is required to vary these sizes.
Design Requirements
Bedroom Category Property Type/ Program Floor Area m2
MAX
Bed sitter 1 - bed Universal Unit / villa Universal unit / villa / cottage 2 - bed Unit / villa / cottage Universal unit / villa / cottage Townhouse3 Universal Townhouse 3 - bed Unit / villa / cottage Universal unit / villa / cottage Townhouse Universal Townhouse 4 - bed Townhouse / cottage Universal townhouse / cottage 5 - bed Townhouse / cottage Universal townhouse / cottage 6 - bed + Townhouse / cottage Universal townhouse / cottage NOTES 35 55 60 70 80 80 90 95 105 105 115 125 135 140 150 155 165
1. Floor Area is measured from the internal face of the external walls of each dwelling. This includes the internal walls but excludes balconies, voids, service risers and garages, as defined for gross floor area in NSW Dept. of Plannings Standard Instrument. 2. Development standards in the Affordable Rental Housing SEPP prescribe minimum non-refusable gross floor areas.
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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:
Design Requirements
Living Room Kitchen/Dining Bathroom with WC Separate WC Laundry
bedsitter 1 - bed 2 - bed
Yes Yes Yes
Combined with living Combined with living Combined with living
Yes Yes Yes
No No No
Combined with bathroom Combined with bathroom Combined with bathroom or in cupboard Combined with bathroom or combined with separate WC, or in laundry cupboard
3 - bed or more
Yes
Separate or semiseparate from living
Yes
Yes
After 4 bedrooms consider additional shower in the laundry.
INTERNAL ROOM LAYOUTS

Movement through a dwelling is typically addressed by arranging the spaces sequentially, from the public realm through the semi public reception areas to the private areas like the bedroom - cellular spaces, connected by corridors, secured by doors. This arrangement suits a climate whereby heating is the primary expense. The following sets out some issues to consider when planning new social housing.
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FURNITURE: BUILT-IN AND MOVEABLE

The table on the next page shows built-in and moveable furniture types and sizes that need to be shown in a sketch design. This ensures that all designs can be adequately furnished in at least one way and resulting circulation pathways assist in the determining of window and door locations. Note that Housing NSW does not supply loose furniture. Whilst acknowledging the benefits of room layouts that provide accessibility for wheelchair occupants, the primary role of the designer is to efficiently ensure tenants and their visitors can enter and exit the dwelling, manoeuvre around kitchen and bathroom appliances and enjoy internal and external spaces. No wasted space.
The desire ... and the reality.
Floor plan of a 2-bedroom universal housing unit, showing circulation allowances.
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Design Requirement
Show furnishings to types and sizes indicated in the table below on sketch designs.
Room Type Main bedroom Beds All units Furniture Queen size double bed (mattress) Wardrobe Writing desk/dressing table (within wheelchair circulation for Universal units) 2 x bed side tables (Not required in bedsit accommodation) Second bedroom in SENIORS housing (*Can also be furnished with 2 single beds, as below) All other bedrooms 2 bed unit King size single bed*(mattress) Wardrobe Writing desk/dressing table 1 x bedside table All units 2 x single beds Wardrobe Writing desk/dressing table 2 x bed side table Living room 1-2 bed unit 3 bed unit 2 x 2 seat sofas Low shelf unit 1 x 2 seat sofa 1 x 3 seat sofa Low shelf unit 4-5 bed unit 1 x 2 seat sofa 1 x 3 seat sofa 2 x low shelf units Dining 1 bed unit 2 bed unit 3 bed unit 4-5 bed unit Kitchen Also refer to pg 45 Additional built-in storage (min) All units All units Broom/garden cupboard Linen cupboard (can be incorporated into main bedroom) Mirrored wall cabinet in bathroom (not tilted) Vanity cabinet in bathroom Mobility scooter storage + GPO (Seniors only) 600 x 450 deep 600 x 450 deep 750h x750w x150d approx 750w x 450d approx 1500 x 700 Dining table, 3-4 chairs Dining table, 6 chairs Dining table, 8 chairs Dining table, 8 chairs 1 x 3 seat sofa Plan dimensions (mm) 1550 x 2050 (min) 600 x 1800 (min) 600 x 1200 450 x 450 1100 x 2050 (min) 600 x 1200 (min) 600 x 1200 450 x 450 900 x 2050 600 x 1200 (min) 600 x 1200 450 x 450 900 x 1800 450 x 1200 900 x 1800 900 x 1950 450 x 1800 900 x 1800 900 x 1950 450 x 1800 900 x 900 900 x 1200 900 x 1800 900 x 1800 900 x 1950
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CONSTRUCTION METHODS
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. From the 1990s, maintenance took over from new supply as the main asset management focus of the organisation. Life Cycle analysis of Housing NSWs portfolio has shown that investment in more robust/durable products will reduce future maintenance expenditure. This benefits both the tenant and Housing NSW.
OPERATIONAL ACCESS
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. Items known to need regular replacement should not be dependent on solutions such as scaffolding.
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?
Easily accessible rain water fittings to this cottage.
COST EFFECTIVE DESIGN SOLUTIONS

Take care with site levels to avoid unnecessary cut and fill and associated retaining walls. Avoid unnecessary articulation of walls: this is not an acceptable way to bring dwelling sizes within maximum. Avoid complex details, especially where they create risk of water penetration. Wherever possible, design windows, doors, kitchens and all other components to sizes and styles readily available off the shelf. Non-standard components are acceptable where they individualise a dwelling but must be used judiciously and economically.
Durable balustrade construction
Consider the sequencing of trades in combining different materials and finishes to promote efficient on-site building times.
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DESIGNING OUT MAINTENANCE PROVISIONS

Pilots have been carried out to test a range of improvements to housing to make it more robust, safe and environmentally sustainable. Life cycle costs of maintenance expenditure have shown that increased capital outlay during construction on certain items can reduce overall costs in the long term. Based on this modelling, the pilots and other amenity considerations, the following: are required:
Design Requirements
Design services so that future strata titling can occur with common lines located under common areas and individual connections for each villa or townhouse. In multi-storey developments, provide service ducts. Full masonry walls with plasterboard finish suited to application or close spaced stud framed walls finished with impact resistant plasterboard. Do not specify insulation likely to allow moisture to bridge cavity. Dwellings other than townhouses to be on one level. Small changes in levels are not acceptable. Provide concrete ground and first floor except for townhouses. Exhaust rangehood to outside air for single storey dwellings. Rangehoods for multi-unit dwellings also ducted to outside unless this is not possible. Use low maintenance external finishes, minimal render or
Maintenance costs are a significant expenditure to HNSW. Good quality, durable material have a longer life cycle and reduce future maintenance expenditure.
paint at areas not requiring scafolding, face brick preferred. Prefinished steel fascias, gutters and downpipes. Roof framing not to bear on internal walls, e.g. use roof truss framing, for future internal wall changes. Provide ceiling and sub-floor hatches allowing access to all parts of roof space and sub floor. Use sky tubes not rooflights or skylights. All external window and door suites: semi-commercial aluminium satin etched anodised with timber reveals. Ground level windows: sills a maximum of 730mm above floor level, excluding the bathroom, laundry and kitchen; 600mm preferred in bedrooms. Windows first floor and above: operable part min. 1200mm above finished floor levels. Windows to have locks that allow restricted openings, of 100mm, for child safety. Provide flysceens, blinds and curtains to windows when briefed. Fire windows, fire shutters or wall-wetting sprinklers to windows are not permitted Balconies over habitable spaces and box gutters are not permitted. Roof gardens/rooftop on-site detention to be avoided except in exceptional circumstances and approved by the
Use impact resistant and durable external finishes.

Executive Director, Assets Division.
LIFTS
Provide lifts for well located and accessible sites with multiunit development, even for 2 storeys if the budget permits. In other cases, design for future passenger lift or stair lift. Refer to Housing NSW Guideline for Passenger Lift Installation
in Residential Buildings up to 7 Storeys in height, June 2009.
Stair lifts: 2-storey Housing: Design Requirements

A single lift car should serve between 6 units minimum above ground, for value for money. Currently, value for money is represented by the cost of a lift being a maximum of $30,000 per unit served. A single lift car should serve 40 units maximum above ground. Where lifts are installed, design universal units to all floors served. Consider the implications of lift breakdowns in lift provision, and tailor lift contract service agreements accordingly, or provide dual lifts. Avoid the use of long access balconies where these compromise privacy and security. For 2-7 storeys use Machine-Room-Less (MRL) lifts. Finishes to lift car and lobby to be vandal resistant. Consider installation in 2-storey construction, for ambulant disabled: Allow 700mm x 350 space top and bottom of stair and 1000 mm clear width. Design for ambulant disabled for first floor units or to first floor bathrooms in townhouses.
A resident enjoys the view in a 1970 high rise apartment, serviced by lifts.
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ENVIRONMENTAL SUSTAINABILITY
Environmental sustainability protects 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, recognising changing weather patterns and rising energy costs, particularly as Housing NSW tenants are amongst those least able to afford this. Passive solar and fixed systems are preferred to movable and active systems that require tenant intervention and subsequent potential misuse. For BASIX calculations, note that Housing NSW does not supply refrigerators, washing machines, dishwashers or dryers.
Design Requirements
New housing must meet BASIX and achieve 6 stars under NatHERS requirements. If it is not possible to achieve 6 star NatHERS for all dwellings, it is acceptable to achieve 6 star NatHERS for 75% of dwellings and a minimum 5 star NatHERS for the remaining dwellings.
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. A minimum of 80% of the roof area should drain to the rainwater tank. The use of charged downpipes should be minimised. Every dwelling (including multi-storey) shall have access to a non-potable rainwater supply for toilet, washing machine and outdoor tap (ground floor only) of 2KL/dwelling minimum volume. Provide a single mains potable (cold) water washing machine connection within each dwelling. This connection shall be brought through the wall and any tiled splashback and capped (i.e. no tap) for future use in the event that rainwater tank quality is inadequate (i.e discoloured) for clothes washing. The rainwater supply for each dwelling, including multi-unit dwellings, shall contain a Watermark certified interconnection/diversion device to enable the rainwater supply to be bypassed with mains potable water, in the event of an empty tank or power/pump failure. Provide individual metering to units. This mains water shall pass through the dwellings water meter before entering the interconnection/diversion device. Refer to Communal Rainwater Tank Configuration Plumbing Schematic on the Housing NSW Intranet at: The Department/Environmental Sustainability/Dwellings/Rainwater tanks . Rainwater tank configuration is to be as follows: 1. For developments up to and including 5 dwellings, communal tanks are preferred for multistorey developments whilst individual tanks are preferred for single storey and townhouse developments. 2. Communal tanks are preferred on all developments in excess of 5 dwellings where it will not result in the creation of service easements. Communal tanks are to be underground tanks, since they allow low maintenance and maximum landscaping. Underground tanks must be located a sufficient distance from buildings so that the zone of influence for the buildings foundations is not compromised. The location of tanks must be co-ordinated between the architect, hydraulic consultant, structural and civil engineer. Thermal Comfort Thermal comfort needs to be assessed against condensation design issues. Bulk insulated ceilings. External cavity brick walls insulated using waterproof material maintaining cavity clearance. In complying with BASIX consider Low-E glazing, but not double glazing. Use fixed or sliding external shading devices for window and door glazing integrated with building fabric to exclude summer sun and allow winter sun. Ceiling heights 2700 mm in habitable spaces. Openable windows for natural cross-ventilation. Refer to safety provision on page 23. Provide dual aspect where possible to maximise natural light and achieve natural ventilation to all living areas. Draught seals around all external doors.
Essential Requirements continued Energy Water heating systems in order of precedence: 1. Split system solar hot water heater with anti-freeze and in-line gas booster (where gas and north oriented roof space are available). 2. Gas instantaneous (in units located externally in recessed anti-theft cupboard enclosures). 3. Split system electric boosted solar hot water heater with anti-freeze on off peak 2 (where north oriented roof space is available). 4. Heat pump hot water system (low noise decibels)- not in unit developments. 5. Only use instantaneous electric where gas is not available and roof space precludes electric boosted solar. Internal lighting: bayonet type batten holders. Fluorescent fittings acceptable in kitchen, bathroom, laundry, and carport. External/common area lighting: Minimise light pollution into the night sky. Comply with AS4282 Control of the Obtrusive Effects of Outdoor Lighting. Movement and photoelectric detectors in appropriate areas. Do not use timers. Internal ventilation fan in bathroom with automatic dampers or shutters and operation control such as manual on/off or interlocking to light switch. For 8 or more unit complexes, install 1.5 KW min solar photovoltaic panels at between 10 and 30 degrees slope on north, north-west or north-east facing roofs for common power needs, feeding directly into grid. Prefer not visible from street and fastened to prevent theft. Well ventilated fridge space. Garbage and Waste Locate bin or skip storage for resident amenity and to Council requirements. Provide for screening and cleaning out. For larger multi-unit developments consider several locations to reduce opportunities for conflict. Chutes are not preferred, even in high-rise developments, due to maintenance, fire and safety concerns. Waste and recycling areas should be located in close proximity to each other. Provide signage to explain recycling requirements. Other Low volatile organic compound (VOC) paints, adhesives/sealants, carpet and vinyl for good indoor air quality. Only water based paints, even where enamel paints are otherwise specified. Also low VOC boards in kitchen benchtops, carcasses, doors and shelves, pvc edged. Inside of doors and shelves melamine finished with pvc edge strips. Any composite wood product must be low emission formaldehyde (E0). Indigenous flora and/or xeriscape garden with no irrigation system. Make provision for individual garden plots and/or a communal garden, and where appropriate food-generating plants. Desirable Requirements Thermal comfort Other Roof and faade colourconsider light colours to reflect heat. Pervious paving to hardstand areas where access is not adversely impacted. Maximise secure and conveniently located bicycle parking. Minimise on-site car parking. Consider provision for car share arrangements. Use landscaping to assist in passive solar design. Use water sensitive urban design to minimise polluted stormwater runoff. Locally produced, low embodied energy, renewable building materials and materials that can be recycled where possible.
Solar hot water systems are the preferred system in Housing NSW dwellings.
Rainwater tank harvesting water for a community garden
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CLIMATE VARIATIONS
Design responses need to respond to climatic variations across the State. Provisions shown in this table can be used in other regions, unless region specific is stated.
Climatic Zone Description Zone 2
Location
Design response Wide eaves (600mm and ample shading to North, East, West elevations.). Covered outdoor space adjacent to living area. Narrow plan to encourage cross ventilation. Roof and wall materials to be predominantly of light colours. Ceiling fan in living room. Wide eaves (600mm minimum acceptable on west). Covered outdoor space adjacent to living area. Provide gas bayonet in living area against an external wall that is suitable for a future gas appliance flue. Roof and wall materials to be predominantly of light colours. Ceiling fan in living room. Provide gas bayonet in living area against an external wall that is suitable for a future gas appliance flue. Ceiling fan in living room.
Warm humid summer, mild North Coast winter
Zone 4
Hot dry summer, cool winter
Western Plains
Zone 5
Warm temperate
Coastal Sydney and Central Coast Western Sydney, South Coast, tablelands Great Dividing Range
Zone 6
Mild temperate
Provide gas bayonet in living area against an external wall that is suitable for a future gas appliance flue. 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 one flued gas heating appliance to a living area. If gas is not available, provide a fixed energy efficient electrical heater, region specific.
Zone 7
Cool temperate
Zone 8
Alpine
* As defined in the BCA, see NSW map for zone locations (page 34).
Solar photovoltaic panels provide power for common areas of a multi-unit development.
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VARIATIONS BY CLIMATE ZONE
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UNIVERSAL ACCESS
Over a third of residents in public and community housing in NSW are over 65 years of age and more than a quarter are on the disability support pension. This means that the incidence of disability is well above community averages. Houses designed to be practical and flexible to meet the changing needs of residents of different ages and abilities 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 hinder 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 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 tenants may experience from time to time throughout their life, not just those of disabled tenants or visitors. 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.
Bathroom with hobless shower area.
NSW State Plan

The NSW State Plan sets the framework for housing provision that meets a diverse range of needs. Towards 2030: Planning for our Changing Population, released in April 2008, encourages: universal design principles as the basis for planning for seniors housing in the public and private sectors; a range of housing choices to meet the needs of a changing population profile; safe and accessible, well designed communities suitable for a diverse ageing population; and partnership models where social housing is provided in conjunction with support services for older people.
An increasing number of tenants have a motor scooter which need storage space and recharge points. See page 21.
Design Requirements
The amount of universal housing in any development will depend on the brief but should be no less than 50%. with more than this in well serviced areas unless the site is steeper than 1:10 where only those dwellings accessible to the street should be universal.
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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 dwellings are 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: Universal dwellings are to meet the Australian Standard for Adaptable Housing AS 4299, Class C level, but modified to Housing NSWs requirements (Refer to Appendix B for a full checklist for Housing NSW universal dwelling design). That is, the essential features in this Standard are to be met, with the following exceptions: 1. 2. 3. 4. Kitchen will not be installed with adjustable height work surfaces, but must accommodate a future kitchen for a disabled tenant in terms of space allowance and location of services (refer page 45). Illumination levels of 300 lux are to be met by moveable light sources into GPOs. Adaptable carparking is only to be provided as specified on page 19. Access to the entry can be from the carspace and/or the pedestrian entry.
In addition, the following features are also included: 1. 2. 3. 4. 5. 6. 7. An accessible path to garbage bays (ref page 39). Height adjustment to drying lines (ref page 40). Entry porch to certain size and gradient (ref page 41). Provision of scooter storage (ref page 42). Sill height in ground floor rooms (ref pages 27 and 47). 2-way bedroom light switches (pages 46 and 47). Grated drain in bathroom (ref page 48). Any element or feature that has capacity to be adapted in the future should be noted on the design drawings. Design drawings should indicate turning circles and circulation allowances.
Designs may need to accommodate residents with special needs.
Barrier free/easy access entry for residents with mobility difficulties
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LOCATION AND ROOM REQUIREMENTS

Refer to Reference Specification for detailed construction requirements appropriate to tender documentation, for example, electrical lighting, power points and point finishes. This section sets out the specific design requirements by location and room for new supply of social housing in NSW. It also provides guidance for change projects (alterations and additions). It is intended to be read together with the previous sections of this document which gives requirements at the whole-of-site level on issues such as site yield, site planning and environmental provisions.
Universal Features
These apply, in addition to all the regular features, for universal dwellings. Note that if a project is planned under SEPP Housing for Seniors and People with a Disability, the higher standard applies.
Social Housing for Older Residents Features

These are advisory and can only be incorporated if called up by the brief. However, certain low cost items may be appropriate for Universal Housing projects.
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CAR PARKING & DRIVEWAYS

Special Notes Provision 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. Provide buffer space between driveways and dwellings. Number and type Refer Off-Street Car Parking, pp19-20
Car parking spaces Secure fencing Driveways
General Housing: Separate car zones from individual dwelling entry zones. Generally Access, egress and car parking spaces in accordance with AS 2890.1-2004 Parking Facilities Part 1Off-Street Car Parking. Minimise
Length and width Materials and Finishes Electrical Broom finished concrete, light coloured and not stencilled. Consider pervious paving bearing in mind long term maintenance. Lighting Covered and open car parking
Lighting levels to Australian Standards. Screened from windows and neighbours, mounted high on posts or buildings, vandal resistant and deflect light downwards. Bollard lighting not to be used as they do not light the faces of strangers.
Universal Features
In multi-unit developments, provide covered car parking with covered access to some universally designed units (refer to pages 19-20). Provide this as close to dwellings as possible. In universally designed cottages or dual occupancies provide car parking in accordance with AS4299 Class C. Provide designated parking for service providers to facilitate service delivery and attendance by medical or emergency vehicles, not visible from the street. Provide colour contrast edging to paths and driveways. Visitor parking 1 for 6 units or part thereof. Lighting: Use motion detectors. Levels to Australian Standards.
Social Housing for Older Residents features
Carport to a universal unit in Ryde.
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GROUNDS AND LANDSCAPING

Special Notes 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. Do not provide cross site vehicular or pedestrian routes. Child safety is assisted by delineating front yards into two zones: secure fenced recreational (includes path to front door and planting) and vehicle zone. Rear and side boundary Front and side boundary to cut off fence (consistent with streetscape and designed to Council requirements). 1800mm fence. Cut off fence Letter box Paths and ramps 1 per dwelling, single or grouped. 1.2 m wide for common entry paths. 1 metre clear width elsewhere. Retaining walls Retaining walls less than 1000mm high in full brick. Concrete block for taller walls. Provide steps preferably of 300mm going and 150mm riser, with no projecting nosing. Refer to Environmental Sustainability section 150mm to street numbers. 50mm lettering to letterboxes and front entry doors. Materials and Finishes Paving Broom finished concrete. Unit paving should not provide an obstacle to wheelchair access. Turf and plants Services 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. 900-1000mm semi transparent, 900mm wide clear pedestrian gate. No spear points where impaling is possible. Consider infill between masonry piers.
Fencing and gates
Childproof with min width 2700 vehicle gates, where these are needed. To take A4 size mail, numbered, lockable and one hand operable. If paths require handrails, ensure 1m clear width. 1:20 ramps preferred without handrails. Minimise paving as much as practical.
Avoid paint timber logs or other finishes that require maintenance. Integral finishes acceptable. Steps to finish and start with full steps and not to disappear because of cross falls. Provide handrails to both sides.
Steps
Waste management Signage
Coloured, not stencilled (except for margins), slip resistant. No stepping stones paving to be continuous.
Refer Planting and Soft Landscaping sheet page 18. Provide lighting to common area paths, letter boxes, garbage areas, and entry points. Provide paved area nominally 3mx3m in communal area suitable for informal gatherings in summer. External power, lighting and gas lines (if available) and water ready for connection. Lighting to be screened from windows and neighbours. No bollards as they do not light the faces of strangers.
BBQ area
Rainwater tanks Universal features Social Housing for Older Residents features
Hose cock only connected to rainwater tank. No irrigation system. Refer Environmental Sustainability sheet p. 31. Direct and easy access in accordance with AS1428.1 from street and carpark to letterbox, garbage/recycling and front doors. Paths should be finished with a contrasting edge colour. Where gardening by residents is encouraged, provide areas of raised garden beds and for composting and storage. At external seating and letter box/ entry gate areas provide weather proof cover. Step risers to be as low as accepted by BCA.
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EXTERNAL PRIVATE OPEN SPACE INCLUDING BALCONIES

Special Notes Bedroom BALCONIES: Primary. ** Minimum (m2) Minimum depth (m) ** 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. Balconies and paved area at ground level to be covered for weather protection to outdoor furniture, while maintaining required solar access. Where two balconies are provided, install clothes line on secondary balcony. If in a visible location clothes lines should be provided with adequate screening. Balconies must be engineered for live loads associated with social gatherings. If an instantaneous gas waterheater is used, locate on side wall to balcony. 0 6 2 1 2 3 4 10 2 5 6 Comments Provide 2nd balcony for 3+ bedroom units. Grade 1:50 away from building. Balconies to have upturn to prevent water falling onto balconies below. Floor wastes & overflow provision required. Spitters acceptable if they throw water away from balconies below and onto garden beds. Private Open Space (POS) Ground Floor dwellings m2 POS minimum dimension Clothes line (minimum linear metres) Provision Material and Finishes 15 25 35 40 50 60 Private Open Spacesee special note above**.
3 7 Paths, ramps and turf Balustrades 19
4 37
Check Council DCPs where they apply. Install in yard or on balconies. Must be below handrail height if screening not provided.
As per Planting and Soft Landscaping page 18 To be engineer designed or proprietary handrail certified by a structural engineer. Infills of obscure glazing preferred or prefinished compressed fibre cement sheets. Detail for combination transparent with solid material infills. Consider screening above handrail to part of balcony for privacy and sun shading. No horizontal elements that allow climbing or placement of pots or planters.
Floors Fixtures Taps
Slip resistant floor finishes to all balconies. Provide one garden tap to the front and to the back private open space in a convenient, safe location. All external taps connected to the rainwater tank with mains back up (see page 18).
Universal features
Mount drying lines so height adjustment for wheelchair user is possible. Design for wheelchair access thresholds onto balconies and from external paving in all dwellings to drying yards.
Paths should be finished with a contrasting edge colour.
Note balcony upturn, movable sun shading/ screening and height of awning drying frame.
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ENTRIES, INTERNAL CIRCULATION SPACES, STAIRS AND STORAGE Common area corridors, lobbies and stairs
Special Notes Materials & Finishes Provide direct and level access at entry. Aluminium framed glazed entry and upper floor lobbies to improve surveillance. Enter ground floor units from front private open space rather than internal stair lobby. No blind corridors. Ceramic tiles with non-projecting nosing on stairs. Rendered masonry preferred for durability. Plasterboard flush set/suspended to comply with BCA noise and sound transmission codes. Set rebated shadow edge or plant on plaster shadow cornice. Timber (not MDF) or tile. Timber (not MDF). Electronic door operators, security systems etc. As briefed. Tile finish to feature wall in stair lobbies as briefed.
Floors Walls Ceiling
Cornices Skirting to stair Architraves Front lobby doors Universal features
Provide a 1600mm x 1600mm min. covered main entrance porch with max 1:40 grade and 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 to comply with AS 1428.1.
Contrasting edge strip on each tread.
Lever type door handles.
Handrail return at top of stair to assist visually impaired users.
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ENTRIES, INTERNAL CIRCULATION SPACES, STAIRS AND STORAGE (CONT.) Internal dwelling corridors
Special note Provision 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 p33) provide an entry airlock. Quarter landing acceptable if furniture removal is possible. No winders. Refer to page 29 for passenger lifts. 1000 minimum, 1200mm preferred or to AS1428.1 1200mm allows for accessibility, furniture, play and ventilation. As short as possible. Ceramic tiles with nosing on stairs. Carpet as per climate zone pg 33. Materials and Finishes Walls Ceiling Skirting Architraves Stores Provision Broom/garden cupboard Linen cupboard Universal features Social Housing for Older Residents features Min 600mm x 450 deep full height with one shelf at 1200 high. Preferably near kitchen. Min 600mm x 450 deep full height with shelving. Preferably near bedrooms. Alternatively can provide these in living, dining or hallway. Provide D-handles. Impact resistant. Plasterboard flush set/suspended to comply with BCA noise and sound transmission codes. Timber (not MDF) or 150mm tile. Timber (not MDF).
Width Length Floors
Provide view panel and adequate circulation space in front of entry doorway, AS1428.1 is a useful reference for circulation in corridors especially corridors less than 1200mm wide. Mobility scooter storage space 1500mm x 700mm + GPO on back verandah, front porch, carport, hallway or unit entry or balcony. If in public area, provide grabrail for attaching a lock. Townhouses: Straight stair flights preferred, if designed for stairlift retrofit. 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. A landing mid flight (max 10 risers) allows for rest stops and breaks length of a fall.
Plan of bedsitter apartment in Camperdown
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BEDSITTER
Special Notes Living space max m2 Minimum dimension Material & Finishes Allow for set downs in floor slab to ensure level access to private outdoor space when ceramic tiles are the intended floor finish. Window sill heights: refer Designing out Maintenance provisions p. 28. Allow operable window in addition to sliding doors to balcony, for ventilations. Gas bayonet and external flue point to external wall of living room is required for certain climate zones. Bathroom door not to open from living areas. Min 820mm clearance at bathroom doorway and openings. Slab on ground construction to be well detailed to avoid trip hazards at tile set downs and sliding door tracks. Includes living, dining , kitchen & bedroom
20m2 3.6m wide Floor Walls Ceiling
Ceramic tiles or carpet and underlay Impact resistant. Plasterboard flush set/suspended
Refer page 33 climatic zones.
Skirting Architraves Kitchen Fixtures Cooktop Oven Rangehood Sink Fridge space Furniture & storage Bed Bedside table Chair Dining table Coffee table Broom cupboard Pantry Linen cupboard Room Heating
Timber (not MDF) or tile. Timber (not MDF). 2 burner cooktop with front or side controls Under bench 1 1 bowl and drainer Allow 600w x 600d under bench space Queen size 2050 x 1550 1 x 450 x 450 1 single seat tub chair 900 x 900 table and two chairs 600 diam 450 w x 600 deep 600w x 600 d x 1200 h max 600w x 600 deep 1 Consider wall radiators connected to a centralised gas boiler heating system. Refer page 33 climate zones 7 and 8. Or microwave oven as briefed
Universal features
Provide direct access to private outdoor space and/or covered entry and/or balcony without changes in level. Check entry door clearances for wheelchair access, including clearance at lock stile side. Allow for wheelchair turning circle of 2250mm clear of furniture in living space.
Special projects
Built in furniture as briefed.
43
LIVING ROOM
Special Notes Bedroom Min m2 Allow for set downs in floor slab to ensure level access to private outdoor space when ceramic tiles are the intended floor finish. Window sill heights: refer Designing out Maintenance provisions p. 28. Gas bayonet and external flue point 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. Slab on ground construction to be well detailed to avoid trip hazards at tile set downs and sliding door tracks. 0 20 1 28 2 32 3 25 4 30 5 33 6 36 Comments
Includes the following functions Minimum dimension Material and Finishes
Living, dining , kitchen and bedroom 3.6m wide Floor Walls
Living room, kitchen and dining room Living room only. Ceramic tiles or carpet and underlay. Climatic zones. Impact resistant. Refer page 33 climate zones
Ceiling Skirting Architraves Gas Gas bayonet
Plasterboard flush set/suspended Timber (not MDF) or tile. Timber (not MDF). 1 1 Against an outside wall. Refer page 33 climate zones
Flued gas heating appliance Universal features
Provide direct access to private outdoor space and/or covered entry and/or balcony without changes in level. 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.
44
KITCHEN AND DINING ROOM

Special Notes Bedroom Minimum dimension Benches (600mm wide) (lineal metres) measure from the centre line of the floor cupboards Overhead cupboards (300mm deep) max (lineal metres) measure from the centre line Sinks Approximate size Dining area sized for the household plus two visitors. Avoid placing kitchen close to entry. Min 820mm clearance at doorways. Position refrigerator and pantry at kitchen entry. Avoid circulation routes running through kitchen to minimise dangers to children. Layouts to provide logical and continuous food preparation sequence. Storage to include drawers and cupboards below benches and cupboards above all benches against walls. 300mm min. length of bench required both sides of a cooktop. Opening windows to be easily accessible, not double hung type, not above cooktop and, if possible to overlook childrens play area. Rangehoods ducted to outside air wherever possible and recirculating type otherwise. - Locate a child-proof medicine cupboard in kitchen. D-handles required for all cupboard doors. 0 1 2 3 4 2.7 2.7 3.0 5 6 Comments Dimension refers to dining rooms. 1.2 1.8 2.1 2.4 2.7 Excludes stove/cooktop, add 600mm for any corner cupboards. Splashback to extend from benchtop to u/s overhead cupboards/shelves and rangehood. To be easily cleaned heat resistant and sealed against benchtop. Excludes microwave oven cupboard & cupboard over fridge space. Provide microwave oven space (nom. 500 deep) either above or below bench.
Refer to living room areas. Refer Bed-sitter Room sheet 2.1 2.4
1 bowl sink with drainer 500 x 1100 Floor Walls Skirting Architraves
1 1/2 bowl, 500 x 1200 incl drainer
Double bowl sink with drainers 500 x 1400.
Materials and Finishes
Fully vitrified R9 slip resistant ceramic tiles. Impact resistant. Timber (not MDF) or tile. Timber (not MDF). 600 900
Refer climatic zone.
Pantry Cooktop Oven Rangehood Fridge space Universal features
450 wide
Refer Bedsitter room sheet for fixtures. Cook top with front or side controls. 2 burner for 1, 1 bed as briefed. Under bench or wall oven.
1 800 wide for 0,1 bed 900w x 650d x 1800h
Living dining and kitchen should occur on entry level. Kitchens: Allow 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. Cooktops to have isolating switches and front controls. L-shape or straight run benches for 1-2 bedroom unit preferred. Install lever tap handles within 300mm of front of sink. 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. Induction cook-tops, which should have colour changes elements when hot. Use contrasting colours to define the edge of benches etc. Avoid white switches on white walls.
MAIN BEDROOM
m2 Min dimension Provision 12 3 Telephone TV aerial socket Materials & Finishes Floor Walls Ceiling Skirting Architraves Fixtures Built in wardrobe sized as per Furniture Schedule, pg 25 Social Housing for Older Residents features 1 1 Carpet and underlay. Plasterboard glue fixed to masonry. Plasterboard flush set/suspended Timber (not MDF). Timber (not MDF). Provide 600mm wide bank of adjustable open shelving within built-in wardrobes and additional shelf above hanging rail. Wardrobe to be full height. Impact resistant plasterboard where stud framing used. Next to bed on side closest to door. On opposite wall to bed head. Area includes built-in wardrobe.
Universal features
Size: nom. 15m2 being 3.0 x 4.1m or 3.5 x 3.6m excluding wardrobe. Min 820mm clearance at doorways. Window sills: prefer 600mm max off floor in bedrooms at ground level 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. 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. Sliding doors to wardrobes. Two way switch light from bed as above.
46
OTHER BEDROOMS
Special Notes m2 Minimum dimension (width) Provision 11 3.0m min Light point Power points Telephone Materials and Finishes Floor Walls Ceiling 1 2 x 2GPOs 1 Carpet and underlay. Plasterboard. Plasterboard flush set/suspended to comply with BCA noise and sound transmission codes. Shadow set edge or recessed edge plasterboard cornice. timber (not MDF). timber (not MDF). Provide 600 wide bank of adjustable open shelving within built-in wardrobes and additional shelf above hanging rail. Wardrobe to be full height. On opposite walls. One GPO to be near telephone outlet. To provide for two children in each bedroom. Window sills to be 600mm AFFL at ground level. Windows to first floor and above to have operable part of window min 1200mm AFFL. Area includes built-in wardrobe
Cornices Skirting Architraves Fixtures Built in Wardrobe sized as per Furniture. Schedule page 26 Universal features Social Housing for Older Residents features
Second and supplementary bedrooms require min 820mm clearance at doorways. .Bedroom 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. 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. Lever handles to door.
Two way switch light from bed as above.
47
BATHROOM
Special Notes Bedroom Size Materials and Finishes Floor Walls and skirtings Ceiling Ceramic tiles. Ceramic tiling full height. Flush set/suspended. Plasterboard to comply with BCA noise and sound transmission codes. Architraves Fixtures Vanity cabinet unit Mirrored cabinet Bath Shower and screen Universal features Social Housing for Older Residents features Timber (not MDF). To windows only. 1 per bathroom. Approx 750w x 450d on nom 150h tubular legs. Vitreous china bowl. 1 per bathroom. Provide in 2 bed (General Housing only) 3, 4, 5 & 6 bed dwellings. 1 per dwelling. Nom. 750h x 750w x 150d mounted 100-150 above vanity. Min 1500 long. Do not place shower or window over baths. Minimum 900mm x 900, hobless. No showers over baths. Locate showers away from bathroom door & on external wall. Powder coated aluminium frame, pivot door preferred. Includes laundry recess if combined in bathroom. 2400mm ceiling height max. preferred. Bathrooms should occur on entry level. Where this is not possible a straight stair should be provided with ability to install stair lift. Bathrooms to be as compact as possible and located near other wet areas. Do not install 3 in 1 fan / light / heat fixtures. All wet areas to have set downs in floor slab/framing to ensure level access. All tapware to have lever handles. Use compressed cellulose fibre cement sheet underlay in framed construction. Height for operable part of window min 1200mm above FFL. 0 1 2 3 4 5 6 Comments Bathrooms to be as compact as possible and located near other wet areas & bedrooms.
Provide sufficient space to satisfy wheelchair access to all fixtures and circulation spaces in accordance with AS 1428.1. Allow for future disabled pan conversion. Ensure walls are reinforced for future grabrail installation in areas as shown in AS4299. Min 820mm clearance at doorways. Shower area to be min 1100 x 1160mm. Provide lineal grated drain 65mm wide to two sides of shower area with outlets at both ends. Floor waste to centre of shower area. Tiles at max 1:60 fall. Tap sets to have lever handle and single outlet. Shower taps positioned for easy reach from access side of shower. Fitted shower screens to allow for removal without damaging waterproofing or tiling. Detachable hand-held shower mounted on slider grab rail required. Recessed shelf for soaps and shampoo bottles nom 300 h x 300w x 100 deep. Lever door handles. Vanity basin cabinet could be cantilever type nominally 300 deep with flexible hydraulic lines for future conversions to a wash basin with clearances complying with AS1428.1. **If separate WC is located alongside bathroom, to allow for future wall removal ensure slab set-down and waterproofing is continuous and not breached by wall framing. Wall mounted vanity unit or basin that allows leg space for a wheel chair user. Widths of bathrooms may increase from 1900 wide under the SEPP (HSPD). Provide a shower seat: wall mounted for aged and special needs only. Provide a higher toilet seat to 1428.1 and lever type flushing controls preferred. Provide grab rails:1 in shower and 1 alongside toilet pan. Avoid glossy floor tiles and floor coverings outside bathroom should be non-slip, especially if opposite the kitchen. Showers to have grated floor waste as above.
48
LAUNDRY
Special Notes Dimensions Provision Refer Provision of Rooms page 24 for options on whether the laundry 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. Provide capped diverter to tub waste water for connection to future grey water/cistern system. Laundries within cupboards must have hinged, not bi-fold doors, and a floor waste. All wet areas to have set downs in floor slab to ensure level access. All tapeware to be lever handles. Allow space provision for future dryer. Provide open shelves unit above tub nom 450 wide x 250 deep to reduce need for bending down.
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. Bench Waterproofing 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. Waterproof substrate, ceramic tiles. 300mm ceramic tiling over tub. Plasterboard flush set. Shadow set edge or recessed edge plasterboard cornice. 150mm tiled skirting. Only provide around windows. Timber (not MDF). 1 Ducted to outside air, on timer switch. Automatic dampers or shutter and operation control such as manual on/off or interlocking light switch. 0 1 2 3 4 5 68 litre 6 Only for separate Laundry.
Materials and Finishes
Floor Walls Ceiling Cornices Skirting Architraves
Electrical
Exhaust fan
Fixtures
Bedrooms Tub
30 litre 45 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. Min 820mm clearance at doorway.
49
SEPARATE WC
Bedroom 0 1 2 3 1 4 1 5 1 6 1 Comments
No separate WC Special notes Materials and Finishes
Larger dwellings have a second W.C. in laundry or separate. Refer Provision of Rooms page 24 All wet areas to have set downs in floor slab to ensure level access. Height for operable part of window min 1200mm above FFL above ground level. Provide 1 external WC & basin for developments greater than 10 dwellings as per BCA. Ceramic tiles. Impact resistant. Flush set/suspended. Tiled skirting. 300mm ceramic tile splashback over basin. Only provide around windows. Timber (not MDF). 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. Do not install 3 in 1 fan/light/heat fixture. External WC would not require fan. Undercut door 20mm. Delete basin if toilet pan is included in a laundry. Powder coated aluminium frame.
Floor Walls Ceiling Skirting and splashback Architraves
Electrical
Exhaust fan
Fixtures Basin Mirror Universal features Social Housing for Older Residents features
Vitreous china 400x 400mm min. Over basin nom 450H x 300W.
Provide wheel-chair accessible toilet on entry level, circulation to AS1428.1. Allow for future pan conversion to meet AS 1428.1. 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.
50
COMMUNITY ROOMS
Special Notes Only as briefed, 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 tenant. Consider if shared outdoor space will meet the identified need. It has to be attractive to draw people into it, located within sight of the main entry. Design for access in accordance with AS1428.1. 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. Min 2400mm to underside with integral light fitting and separate switching. Locate against outside wall. 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. Storage BBQ Materials and Finishes Floor Walls Ceiling Architraves Skirtings Splashback Universal features Social Housing for Older Residents features 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.
Provision
Ceiling fan Gas bayonet Notice board Bathrooms
Kitchen / Kitchenette
Full height cupboard min 1800mm wide x 800mm deep for chair and table storage. External gas bayonet point (if gas on site) and waterproof 2GPO for BBQ facilities. Ceramic tiles. Impact resistant. Plasterboard flush set / suspended. Timber (not MDF). Tile From benchtop to u/side of overhead cupboards or shelves. To be easily cleaned, heat resistant and sealed to bench top.
The whole facility should be designed to universal access standards. Lever door handles. A higher toilet seat (which requires less effort to sit and stand). Large dual flush lever flushing controls and provide lever taps to basin.
51
52
RETROFITTING
Housing NSW has over 125,000 dwellings across New South Wales. Around 54% of the existing residential portfolio is over 25 years old. Some date from as early as 1830 and a significant number are in heritage areas. The largest number of new dwellings was constructed in the decades 1950s, 1960s, 1970s and 1980s. The first two decades were affected strongly by the post World War 2 emphasis on frugality and minimum provision. The 1970s and 1980s experienced more available funds for new construction, allowing an increase in provision levels (extra toilets, separate showers, carports, etc) but with room sizes and corridors remaining modest in size. Whilst this often makes it difficult to enhance accessibility and fully modernise the existing stock, there are still a number of improvements that can be made. As a general principle, the requirements contained in this document for new housing should be applied to the greatest possible extent in any significant work on existing housing. This would include renovation, rehabilitation, adaptation, fitouts, upgrading, etc. Many older residential flat buildings would exceed current permissible floor space ratios, so opportunities exist that new redevelopments may not be able to deliver. Elements that can be improved are building bulk, landscaping, private and communal spaces, links between indoor and outdoor living areas, entry and street address, articulation of the faade, weather protection, balconies, the dominance of parking areas and inefficient room arrangements. One important aspect is re-imaging existing assets. Reimaging is undertaken to help a housing complex, or group of assets, discard any stigma that has become associated with its particular appearance. This may have arisen from the building being perceived as ugly, and/or the residents being stereotyped by the surrounding community. Re-imaging is also to follow the principles contained in this booklet. A considerable impetus to retrofitting is coming from concerns to mitigate the effects of climate change. Improvements to building energy and environmental performance can be made through window and balcony placement, shading devices, improving flow-through ventilation within the dwellings, increasing natural light, installing insulation, installing photovoltaic panels for common area lighting and providing recycling and bike storage facilities.
Old buildings with new paint - and new life. 30 storey towers with bed sit units. Structure is load bearing pre-cast concrete wall panels making changes very difficult. John Byrne Court on the other hand with its column framing, narrow floor plate and external walkways allows cross ventilation, and opportunities to reconfigure the dwellings by removing nonload bearing internal walls.
53
Community Renewal Strategy

The objective of this Strategy is to rejuvenate many of the typical housing estates built from the 1950s to the 1980s on Radburn design principles, which have become socially dysfunctional. Radburn dwellings were designed to address a common pedestrian walkway with vehicular access from the street at the rear. Unfortunately, in many estates this has led to an increase of crime due to poor surveillance, and neglect of the public domain. Works under the program have generally included internal and external upgrading of cottages and townhouses (so that they address the street), reallocation of unused open spaces to private open spaces, closure of unsafe laneways, new roadworks to connect cul-de-sacs, landscaping work, and works to achieve Torrens title for sale of dwellings. The program is focussed on community development with employment of local youth and unemployed in the work.
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 selection should allow for lifts which minimise running costs. Refer to page 29
Bedsit Conversions
Except for the inner city, the deman for bedsit accommodation is low. Many existing bedsit developments are now being converted to one and two-bedroom units, associated with upgrades to fire protection, fittings and finishes. Externally, access and landscaping is also being improved.
This mid-rise building in Gladesville was retro-fitted with a lift and bridge to the street to improve access for the residents.
Modifications to meet Special Needs

Housing NSW may modify dwellings to suit residents with particular disabilities, to assist them to live safely and independently in their home. Modifications are in response to a particular tenants need, as assessed by an Occupational Therapist. They can include ramp access, modified kitchen, bathroom or laundry, grab rails and lever style taps.
These townhouses in Macquarie Fields have been transformed and destigmatised with new landscaping, fencing, screens and balustrades.
APPENDIX A
HOUSING NSW DESIGN REQUIREMENTS V6.2010 COMPLIANCE CHECKLIST FOR PROJECTS
PROJECT DETAILS
Street Address Site Area (sq m) Description (type & no. of dwellings) Climatic Zone (BCA) FSR Brief elements Tenant group proposed Bedroom Mix % universal Car parking (if < DRV6.2.2010) Common facilities, including lifts
This checklist1 must be signed by the consultant Architect, and submitted to the Project Manager as evidence that the project complies with the design criteria set out in the Housing NSW Design Requirements. Refer to this document for full explanations of the criteria. Certification applies at both the concept stage and just before lodgement of the Development Assessment to the consent authority. It is recognised that there can sometimes be good reasons to vary from these requirements, so please provide an explanation where a design does not comply. Any non-compliance is to be referred to the Design Review Panel for the project, for their approval . Noncompliance is judged against the 5 Key Objectives. Items in red are essential, and can only be varied in exceptional circumstances, with Executive Director level approval.
The checklist must be supplemented with the Seniors Living Policy Urban Design Guidelines checklist for infill development for 2-storey ARHSEPP projects,
or with the Residential Flat Design Code for SEPP 65 projects.
55
CONCEPT DESIGN CHECKLIST

Design No. (1,2, or 3)
No 1 1.1 1.2
Requirement INITIAL SITE PLANNING pp13-20 Does the design conform to the elements set out in the brief? Has a Development Data Table been supplied, and does the design achieve Optimum yield? Refer to page 11 for definition. Are there a maximum of 20 dwellings identifying as one development? Note: a larger site may be broken down into smaller parts with separate identities, entries, common spaces etc. Are at least 50% of the dwellings designed to be able to meet universal standards, as defined in Appendix B, unless the site is steeper than 1:10 or remote from services? Are floors above ground level which accommodate a min of 6 units in total, either lift accessible or designed for the provision of a future lift? Do ground floor dwellings have private rear yards? Does the common open space have a sense of place and provide amenity? Is the common internal space (stairs, lobby, corridors) designed to minimise opportunities for conflict? Do all ground floor dwellings have direct access to the front door from street or common pathway, rather than via a lobby? Do all dwellings have a public front with surveillance to a street or active common internal space? NB includes balconies in above ground dwellings ? Is there space for a buffer (e.g. landscape, porch, balcony, recessed entry etc) between front doors and common access ways or street? Are any vehicular or pedestrian cross-site routes avoided with visual barriers such as indirect sight lines or gates? Is parking quantity in accordance with requirements p18, or the brief, where the brief asks for less? Is parking type in accordance with requirements? Will the site allow for disabled access to AS 1428.1 between any universally designed units & street, car park, garbage bins and letter boxes? Do you anticipate that this design has the potential to achieve a 6 star rating under NatHERS? Has the position of rainwater tanks & stormwater detention been considered?
Compliance (yes/ no/N/A)
If no, please provide an explanation
1.3
1.4
1.5
1.6 1.7 1.8 1.9
1.10
1.11
1.12 1.13 1.14 1.15
1.16 1.17
Declaration by consultant Architect I/We declare to the best of my/our knowledge that the details and information provided on this checklist are correct Name Capacity Firm Signature Date Checked by Housing NSW project manager
DA DESIGN CHECKLIST
No. Requirement pp13-20 Compliance (yes/no/N/A) If no, please provide an explanation
2 DETAILED SITE PLANNING 2.1 2.2
Are garden beds located within private fencing wherever reasonable? Are site levels resolved to allow: a Overland flow paths to be directed away from buildings with alternate flow paths if drainage blocks up? The use of retaining walls to be minimised? Ramps with handrails to be avoided or integrated into design? Wet walls to dwellings to be avoided? Usable flat outdoor areas to have a slope between 1:20 and 1:100? Slopes to be maximum 1:4 for turf and garden beds?
b d e f g 2.3 2.4 2.5 2.6 2.7
Is one lift serving between 6 and 40 dwellings above ground? Is it easy & logical for a visitor to find any dwelling within the site? Do all enjoy a high level of visual and acoustic privacy? Do all dwellings have individual clothes lines, either in rear yards or on balconies? Does the design of car parking, pathways, landscaping, fencing and lighting allow for passive surveillance, particularly of front doors, car parking and common areas, and avoid opportunities for concealment & entrapment? Does each unit have its own services connection and meters? pp21-22
2.8
3 BUILDING STYLE 3.1 3.2 3.3
Does the development avoid an institutional appearance? Is there variation between units and/or opportunity for tenants to individualise the public face of their dwellings? Are there adequate boundaries created by buildings, roads, fencing, level changes, paths & landscaping to control movement and define public, internal common, semiprivate and private spaces? In larger buildings, are there human scaled reference points? Are there decorative elements and/or articulation of elevations in areas of greatest effect? Are front fences consistent in character with others in the street while allowing street surveillance? pp23-26
3.4 3.5 3.6
4 DWELLING SIZE, ROOMS PROVIDED & FURNISHING 4.1 4.2 4.3
Do all dwellings meet the maximum sizes set (p 23)? Is the provision of rooms in accordance with that set out on p 23? Do all dwellings: a b c Have a private bedroom zone and a more public living area zone (except 0 and 1-bed)? Avoid circulation pathways crossing rooms diagonally? Have no bedroom or bathroom opening directly off a living/dining room or kitchen (except 1-bed)?
4.4 4.5
Does design show furniture of types and sizes in table on p25 with adequate circulation? Taking furniture into account, are door and window locations appropriate?
No.
Requirement pp27-28
Compliance (yes/no/NA)
5 CONSTRUCTION METHODS 5.1
Are proposed construction details common within the building industry with low risk of failure? (NB any innovative solutions are encouraged but require approval) Are external painted finishes kept to a minimum, i.e. less than 50% of surface area? Are internal & external walls impact resistant? Are first floors concrete slabs with false ceilings below? Are floor to ceiling heights 2700 (+ or 50mm)? Are external window & door suits semi-commercial aluminium sections with satin etched anodised finish? Are levels of window sills & operable parts as required on p24? If lifts are provided, are they MRL type with vandal resistant finishes? Are all other products and finishes as required on p28? Are subfloor and ceiling spaces accessible via hatches or the like? Are there no level changes within any individual villa or unit? Do service locations allow for future strata titling? pp31-34
5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 5.10 5.11 5.12
6 ENVIRONMENTAL SUSTAINABILITY 6.1 6.2 6.3
Does the design achieve 6 stars under NatHERS for min of 75% dwellings, with remainder being min 5 stars? In achieving this, does it meet the essential requirements set out on p31? Does it include elements required for its climatic zone (p33)? pp35-36
7 UNIVERSAL ACCESS 7.1
Do all dwellings required to meet universal standards, meet all the requirements in Appendix B? pp37-51
8 LOCATION OR ROOM REQUIREMENTS Car Parking & Driveways p38
NB Car Parking type is at 1.14, quantity at 1.15, passive surveillance at 2.9 and universal features at 7.1. 8.1 Is car parking designed in accordance with requirements set out on p38, noting the following features: a b c The dimensions of access, egress and car parking spaces in accordance with AS 2890.1? All car parking is above ground? Length & width of hard stand is minimised, visually broken up if large, located as close as possible to dwellings with a buffer between car parking & dwellings? Car park & driveway lighting is as required?
58
No.
Requirement
Compliance (yes/no/NA
Grounds & Landscaping p39 NB Cross site links is at 1.13, design for universal access at 2.1 c & d, retaining walls at 2.1 b, passive surveillance at 2.9, location of water tanks & on site detention at 1.19. 8.2 Are grounds and landscaping designed in accordance with requirements set out on p39, noting the following features: a b c d e f g h I All dwellings have direct frontage to a street have their own front fence, gate and letter box? Rear, side & front fences & gates are as required? Path widths, materials & steps are as required? Retaining walls are as required? Lighting to the grounds is as required? Is the design of letterboxes, garbage areas & recycling bays as required? Signage meets requirements? Soft landscaping meets requirements? (p18)? Front gardens with individual parking spaces separate the vehicle zone from the front path & garden zone?
External Private Open Space, Including Balconies p40 8.3 Is the design of external private open space in accordance with requirements set out on p40, noting the following features: a b c d e The principal balcony opens directly off a living area? In ground floor dwellings, there is private or semiprivate open space off one of the living areas? Private open space has required dimensions? Clothes lines are provided as required? Balustrades are designed as required?
Entries, Internal Circulation Spaces, Stairs & Storage p41-42 NB Many of the provisions for dwelling interiors are previously covered: Universal design features are at 7.1, robust materials at 5.1-5.16, room relationships 4.3a,b & c, 8.3a & b, 8.4 Is the design of entries, internal circulation, stairs and storage in accordance with requirements set out on p41-42, noting the following features: a b c d Lobbies & corridors are designed for good passive surveillance? All front doors have a 920mm leaf & all internal doors have an 870mm leaf? Internal dwelling corridors are min. 1000mm wide, (1200 preferred)? There is a broom cupboard, linen cupboard, internal garden tool storage and scooter storage (latter for seniors housing only)?
Living Room p44 8.5 Is the design of living rooms in accordance with requirements set out on p44, noting the following features: a Dimensions meet min requirements?
59
No.
Requirement
Compliance (yes/no/NA)
Kitchen & Dining Room p45 8.6 Is the design of dining rooms and kitchens in accordance with requirements set out on p45, noting the following features: a b c d e Dimensions meet min requirements? The kitchen is free of circulation through - routes ? The kitchen layout provides logical and continuous food preparation sequence? All required fixtures are provided? There is a space 900mm wide (800 for 0 & 1 bed) x 650 mm deep for fridge?
Main Bedroom & Other Bedrooms pp46-47 8.7 Is the design of bedrooms in accordance with requirements set out on p46-47, noting the following features: a b c Dimensions meet min requirements?(note universal dimensions where applicable) There is a built-in wardrobe as described? In secondary bedrooms, there is space for two children to share?
Bathroom, Laundry, Separate WC pp48-50 8.8 Is the design of bathrooms, laundries and separate WC in accordance with requirements set out on p48-51, noting the following features: a b c d e f The combination of bathroom, laundry & WCis in accordance with requirements set out on p24? Walls are tiled full height in bathrooms? Floor wastes are appropriately located? Baths are provided as required with no window or shower over them? All required fixtures are provided? There is an 800mm wide allowance for a washing machine?
Community Rooms p51 8.9 Community rooms if briefed: a b c d Does the design meet requirements of the brief? Is there universal access to all common facilities? Is the provision of sanitary facilities in accordance with BCA? Are materials and finishes as required on p27?
Declaration by consultant Architect I/We declare to the best of my/our knowledge that the details and information provided on this checklist are correct Name Capacity Firm Signature Date Checked by Housing NSW project manager
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APPENDIX B
HOUSING NSW UNIVERSAL HOUSING FEATURES
This schedule is a list of features which defines a Housing NSW Universal Design dwelling, adapted from Appendix A of AS4299 -1995 Adaptable Housing, Class C, with additional features
AS 4299 Item No.
AS 4299 Room/Item DRAWINGS
AS4299 Clause No.
Notes
Provision of drawings showing the housing unit in its pre-adaptation and post-adaptation stages. SITING
2.3
A continuous accessible path of travel from street frontage and/or vehicle parking to entry complying with AS 1428.1. Additional paths and walkways to be continuous, slip-resistant and hard-surfaced with gradients complying with AS 1428.1. Within a residential (estate) development, common use facilities to be accessible. Within a residential (estate) development, internal roadways to be separated from pedestrian walkways. SECURITY
3.3.2
AS1428.1 (2009)
3.3.2
AS1428.1 (2009)
5 7
3.3.3 3.3.3
Pathway lighting shall be positioned at low height to avoid glare and to provide min. 50 lux at ground level. LETTERBOXES IN ESTATE DEVELOPMENTS
3.6.1
Lighting to be pole mounted or wall mounted but with glare restriction lamp fittings.
10 11 12
Within residential estate developments, letter boxes centrally located adjacent to street entry. Lockable. Letterboxes to be on hard standing area connected to accessible pathyway. Letterbox area roofed and in a well lit location. PRIVATE CAR ACCOMMODATION
3.8 3.8 3.8 Dependent on brief.
14 15 18 19
Carparking space or garage min. area 6.0 m x 3.8 m. Roof to car parking space. Internal clearance of garage or carport 2.5m Covered access to dwelling. ACCESSIBLE ENTRY
3.7.2 3.7.1 3.7.2 3.7.3
Car parking numbers as per Design Requirements Carparking table. Only 1:5 provided carspaces to be roofed with covered access to unit.
20 21 22 23 24 25 26 27
Accessible entry Entry protected by porch or similar. Accessible entry to be level (ie max. 1:40 slope) Threshold to be low-level. Landing to enable wheelchair manoeuvrability. Accessible entry door to have 850 mm min. clearance. Weatherproofed entry door. Door lever handles and hardware to AS 1428.1. INTERIOR: GENERAL
4.3.1 4.3.1 4.3.2 4.3.2 4.3.2 4.3.1 4.3.3 4.3.4
ALL external doors to be accessible. Provide a 1600 mm x 1600 mm min. covered main entrance porch with max 1:40 grade and no threshold step. Design for wheelchair access thresholds onto balconies and from external paving in all dwellings to drying yards.
To all doors.
32 33 34 35 36
Internal doors to have 820 mm min. clearance. Internal corridors min. width of 1000 mm. Provision for compliance with AS 1428.1 for door approaches. Window sills at max. 730 above floor level to living and 600 mm above floor levelt o bedroom. Provision for circulation space of min.2250 mm diameter.
4.3.3 4.3.7 4.3.7 4.7.2 and 4.6.2 4.7.1 Clearances as per AS1428.1-2001 Show circulation space on plan Sill heights to windows above ground level to BCA. Show circulation space on plan.
61
Item No.
AS 4299 Room/Item LIVING ROOM & DINING ROOM
AS4299 Clause No.
Notes
37 38 40 41
Max 4 double GPOs. Telephone adjacent to GPO. Two TV antenna outlets adjacent to GPO (positioned so viewing from dining and kitchen is achievable) Potential illumination level min. 300 lux. KITCHEN
4.7.3 4.7.4 4.7.5 4.10 Only 1 TV outlet required
42 43 45 48 51 55 58
Minimum. width 2.7 m (1550 mm clear between benches). Provision for circulation at doors to comply with AS 1428.1. Refrigerator adjacent to work surface. Tap set capstan or lever handles or lever mixer. Cooktops to include either front or side controls with raised cross bars. Provision for microwave oven at height of 750 mm 1200 mm above floor. Locate cupboard door handles towards the top of below bench cupboards and towards the bottom of overhead cupboards. Provide D pull handles. GPOs to comply with AS1428.1 At least one double GPO within 300 mm of front of worksurface. GPO for refridgerator to be eaily reachable when the refrigerator is in its operating position. Slip-resistant floor surface. MAIN BEDROOM
4.5.2 4.5.1 4.5.5 4.5.6(e) 4.5.7 4.5.9 4.5.10
Space provision for future provision only. Prefer L to U layout Clearances as per AS1428.1-2001 Show circulation space on plan.
Mixers not acceptable
59 60 61
4.5.11 4.5.11 4.5.4
62
At least one bedroom of area sufficient to accommodate queen size bed and wardrobe andcirculation space requirements of AS1428.2. Two double GPOs on wall where bedhead is likely to be. Minimum of one GP on opposite wall. Telpehone outlet next to bed on the side closest to door (with GPO adjacent to telphone outlet). TV antenna point and double GPO on opposite wall to bedhead. 2-way light switches, one located above bed. 1000 mm high above floor. OTHER BEDROOMS
4.6.1
Depending on room layout, room needs to be 3.5 x 3.54m or 3.0 x 4.04 m excluding wardrobes. (approx 14.4sq.m including wardrobes)
63 64 65 66 67
4.6.3 4.6.3 4.6.5 4.6.6 4.6.4
71 72
Two-way light switch. Telephone outlet next to double GPO. BATHROOM
4.6.4 4.6.5
75 76 77
Provision for bathroom area to comply with AS1428.1. Slip resistant floor surface. Shower recess - no hob. Minimum size 1160 x 1100 to comply with AS1428.1
4.4.1 4.4.2 4.4.4(f )
AS1428.1 (2001)
Additional requirement to have grated floor drain 65mm wide with two outlets and shower screen to be removable without damaging waterproofing Waterproof entire bathroom floor Not required. Swing door to shower screen enclosure
78 79 80 81 82
Shower area waterproofed to AS3740 with fall to waste. Recessed soap holder. Shower tap positioned for easy reach to access side of shower sliding track. Shower waste min. 80 mm diameter. Provision for adjustable, detachable hand held shower rose mounted on a slider grabrail or fixed hook (Plumbing and wall strengthening provision).
4.4.4(f )
Prefer min 100mm Hand held shower on slider grabrail to be installed
62
Item No. 83 84 86 88 89 90
AS 4299 Room/Item Provision for grabrail in shower to comply with AS1428.1. Provision for additional grabrail. Tap sets to be capstan or lever handles with single outlet. Provision for washbasin with clearances to comply with AS 1428.1. Wall cabinet with light over or similar. Double GPO beside mirror. WC
AS4299 Clause No.
Notes Walls to be reinforced for future grabrail
4.4.4(h)
4.4.4 (g)
Install vanity with flexible water lines and waste located for clearances as per AS1428.1 - 2001 Mirrored cabinet. No light over
4.4.4(d)
92 93 94
Provision of either visitable toilet or accessible toilet. Provision to comply with AS1428.1. Location of WC pan at correct distance from fixed (side) wall. Provision for grab rail zone. Slip resisitant floor surface. LAUNDRY
4.4.3 4.4.1 4.4.3
In 1 and 2 bed dwellings toilet pan always installed in bathroom, not in separate WC. Clearances as per AS1428.1-2001. Show circulation space on plan. Distance off side wall to AS1428.1 - 2001. Pan can be replaced with pan with extended inlet & outlet pipes. Walls to be reinforced for future grabrails.
95 96
4.4.4(h) 4.4.2
98 99 100 101 102 105 108
Circulation at doors to comply with AS 1428.1. Provision for adequate circulation space in front of or beside appliances (Min 1550mm depth). Provision for automatic washing machine. Provision for dryer. Where clothes line is provided, an accessible path of travel to this. Double GPO. Slip resistant floor surface. STORAGE
4.8 4.8 4.8 (e) 4.8(f ) 4.8(a) 4.8(g) 4.9.1 800 x 800mm space
109
Linen cupboard min. 600 mm wide with adjustable shelving. DOOR LOCKS
4.11.5
4 shelves and false floor
110
Door hardware operable with one hand, located 900-1100 mm above floor. FLOOR COVERINGS
4.3.4
111
Slip resistant surfaces - balconies and external paved areas (vitreous tile or similar). ANCILLARY
4.9.1
112 113
Switches located 900-1100 mm above floor in line with door handles. GPOs located not less than 600 mm above floor. GARBAGE
4.11.1 4.11.1 Waterproof entire bathroom floor
116 117
Provision for bin in an accessible location. Other comments.
4.11.6 Straight flight stairs preferred. Allocate for space at top and bottom for parking of future stair lift and dedicated GPO. Mobility scooter/accessible storage and GPO (seniors only). On back verandah, front porch, carport, hallway and unit entry.
General Comment The Australian Standard AS 1428.1- 2001 Design for Access and Mobility is the reference Standard cited in BCA 2010. Also note that where AS4299 calls up Provision for this does not require the installation of that item at construction hand over.
63
HOUSING NSW BACKGROUND PAPERS

The following Housing NSW papers having informed these Design Requirements. For further reading please email your request to appel@dhs.nsw.gov.au History of Public Housing Design This booklet provides a historical perspective on the development of different ideas and notions since 1912. Siting and Housing Siting and 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. Ideas for Boarding House Style Accommodation 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. The Big House 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. Rehabilitation for Older Houses This booklet brings together the experience gained from the rehabilitation of over 2,000 heritage area properties in inner Sydney. Social Housing for Older Residents The purpose of the Guidelines is to assist Housing NSW, community housing and the 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. Technical Reports: Housing NSW Guidelines for Passenger Lift Installation in Residential Buildings up to 7 Storeys in Height, June 2009. Technical Review and Development of Specification for Rainwater Tanks and Associated Infrastructure, September 2010. Background Paper - Provision of Parking in Housing NSW Projects, November 2010.
REFERENCE LIST Universal Design

ANUHD Landcom Australian Network for Universal House Design http://www.anuhd.org/content/housing-features Universal housing design guidelines for Landcom Projects May 2008 http://www.landcom.com.au/downloads/uploaded/Universal%20 Housing%20Online%20Edition%20010708_1acb_2a93.pdf Australian Institute of Architects NSW VCOSS Take 6Beyond Beige: improving architecture for older people and people with disabilities Garlick,B et.al., (eds) Royal Australian Institute of Architects, ACT March 2008 Victorian Council of Social Services http://www.vcoss.org.au/documents/VCOSS%20docs/Housing/ Universal%20Housing%20Universal%20Benefits-email.pdf
Seniors Housing or People with a Disability

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/ Housing NSW Your Home Social Housing for Older Residents: Demonstration Project Guidelines December 2008 The Adaptable House http://www.yourhome.gov.au/technical/pubs/fs32.pdf Planning NSW Seniors Living Policy Urban Design Guidelines - (http://www.planning. nsw.gov.au/settingthedirection/pdf/seniors_living_policy-urban_ design_guidelines.pdf )
Environmental Sustainability
Environmental Sustainability in Housing NSW 2008/9 - 2013/14 Your Home Waste & resource DECCW Water Sensitive Urban Design www.environment.gov.au/water/.../urban/water-sensitive-designnational-guide.html http://www.housing.nsw.gov.au/About us/Environmental Sustainability/ EnvironmentalSustainabilityinHousingNSWDecember2008.pdf http://www.yourhome.gov.au/technical/index.html http://www.environment.nsw.gov.au/warr/BetterPracticeMUD.htm
Designing out Maintenance

Building for Life http://www.buildingforlife.org/buildingforlife.aspx?contentitemid=384 &aspectid=15 a UK website.
Designing out Crime

Crime Prevention through Environmental Design http://www.cpted.net/ http://www.aic.gov.au/
Planning Documents
Planning NSW Residential Flat Design Code (http://www.planning.nsw.gov.au/) Standard Instrument (Local Environmental Plans) Order 2006 (www. planning.nsw.gov.au/planning_reforms/p/2006-155.pdf ) Randwick City Council Design Ideas for rejuvenating residential flat buildingsan urban design initiative November 2006, accessed February 2009 http://www.randwick.nsw.gov.au/
65
DEFINITIONS AND ABBREVIATIONS

ARHSEPP - State Environmental Planning Policy (Affordable Rental Housing) 2009 The purpose of the State Environmental Planning Policy is to encourage the provision of affordable rental housing. http://www.legislation.nsw.gov.au/fullhtml/inforce/epi+364+2009+cd+0+N http://www.planning.nsw.gov.au/PlansforAction/Affordablerentalhousing/tabid/313/language/en-US/ Default.aspx Australian Standards AS 1428 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. Australian Standards AS4299 (1995) Adaptable Housing Bedsitter Provides guidance for the design of housing which is adaptable for future need. Class 1 single storey dwelling, often in a row or a Class 2 dwelling similar to a small motel room. Commonly referred to as a studio apartment, with bedroom and living areas combined and having own kitchen/kitchenette and bathroom facilities. A roof structure enclosing space and recognisable as a complete and distinct entity. A building may contain blocks being partially separated, recognisable entities within the building. 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. 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. 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). Current total project cost of an average HNSW 1-2 bedroom unit is targeted at $250,000 (includes site costs, fees and contingency). Included in this target, Housing NSW seeks to limit future maintenance costs by robust construction. BCA Class 1a single storey detached. 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. An application made to local council for consent to carry out development such as demolition, extensions, subdivision, house construction and possibly renovation. 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.
Building Building Sustainability Index (BASIX) Building Code of Australia (BCA)
Community Housing
Cost effective design solutions
Cottages Crime Prevention Through Environmental Design (CPTED)
Development Application (DA) Development Control Plan (DCP)
The Department of Environment, Climate Change and Water (DECCW)
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
Easy Access Environmental Sustainability
See Universal Design Environmental sustainability is the ability to maintain the qualities that are valued in the physical environment, both now and for the future. 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): and - the aspects of the environment that produce renewable resources such as water, solar energy, etc.
66
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, that protrude less than 1.2 metres above ground level), and with 4 or more self-contained dwellings (whether or not the building includes uses for other purposes, such as shops). - SEPP 65 definition 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. Housing supply not targeted to special needs tenants. The sum of the floor area of each floor of a building measured from the internal face of external walls, or from the internal face of walls separating the building from any other building, and includes the area of a mezzanine, habitable rooms in a basement or attic, any shop, auditorium, cinema and the like. It excludes any area for common vertical circulation, basement, plant rooms, lift towers and car parking to meet any requirements of the consent authority. 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. Local Government Area. 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. Residential flat buildings and multi-dwelling housing. 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 improve alignment to demand in terms of location and tenant needs. 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. State and territory governments provided rental housing. The purpose of the State Environmental Planning Policy is to improve the design quality of residential flat development 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. http://www.planning.nsw.gov.au/PlansforAction/ 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. BCA Class 1a dwelling 1 or more storeys tall, one of a row of attached dwellings on own allotment and fronting a public road. BCA Class 1a dwelling 2 or more storeys tall, has own entrance and private yard, generally shares common areas such as driveways and gardens. 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. Easy Access means barrier free access to space and outdoor areas. Refer ANUHD under References. BCA Class 2 or 3 sole occupancy units in a multistorey building or low, medium or high rise buildings. BCA Class 1a single storey, has own entrance, shares common areas such as gardens, often having a private yard and car parking and generally shares a common driveway. 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.
General Housing Gross Floor Area
Housing NSW (HNSW)
Local Environment Plan (LEP)
LGA Multi-dwelling housing
Multi-unit housing NatHERS Nationwide House Energy Rating Scheme New Supply
POS Private Open Space
Public Housing SEPP 65 - Design Quality of Residential Flat Development SEPP HSPD Housing for Seniors and People with a Disability Social Housing
Terrace Townhouse Universal Design
Unit Villa Water Sensitive Urban Design (WSUD)
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HOUSING NSW

Issued December 2010

DESIGN REQUIREMENTS V6.2010

forming part of the Asset Standards COPYRIGHT 2010 Housing NSW

DRv6.2.5ip.1 Sep 2009

DR v6.2010 Nov 2010

DESIGN REQUIREMENTS V6.2010

DESIGN REQUIREMENTS V6.2010

Design Objectives Site Yield Site Planning

Laundry Separate W.C. Community Rooms

Building Style Dwelling Sizes

Furniture: Built-in and Moveable Construction Methods Lifts Environmental Sustainability

Universal Access Location and Room Requirements

DESIGN REQUIREMENTS V6.2010

DESIGN REQUIREMENTS V6.2010

INTRODUCTION TO SOCIAL HOUSING

DESIGN REQUIREMENTS V6.2010

This page is intentionally blank.

DESIGN REQUIREMENTS V6.2010

2. Accommodates a broad range of need

Building Style section deals with this in more detail.

3. Be efficient planned, buildable and maintainable

5. Be environmentally, socially and economically sustainable

4. Promotes comfort and security

DESIGN REQUIREMENTS V6.2010

Single dwelling on a single allotment - Single storey.

Dual-occupancy townhouse on a single allotment - One and Two storey.

Six apartments on a single allotment - Two storey.

of ARHSEPP, then the allowable FSR is to be taken as 0.5:1.

Community partnership with local government - Five storeys.

DESIGN REQUIREMENTS V6.2010

Community gardens and community rooms allow connection by social interation

DESIGN REQUIREMENTS V6.2010

DESIGN REQUIREMENTS V6.2010

DESIGN REQUIREMENTS V6.2010

PLANTING AND SOFT LANDSCAPING

Character and Design Issues

Housing NSW Background Papers.

Multi-Unit Locational Category

A: Within 400m of shopping centre AND good public transport

B: Between 400m and 800m of shopping centre OR good public transport

1 - bed 2 - bed 3 + - bed Bicycle parking

1:5 2:5 3:5 1:5

2:5 1:2 1:1 1:5

DESIGN REQUIREMENTS V6.2010

This garden seat in Elderslie adds human scale to the grounds.

DESIGN REQUIREMENTS V6.2010

DESIGN REQUIREMENTS V6.2010

bedsitter 1 - bed 2 - bed

Yes Yes Yes

Combined with living Combined with living Combined with living

Yes Yes Yes

Separate or semiseparate from living

After 4 bedrooms consider additional shower in the laundry.

INTERNAL ROOM LAYOUTS

DESIGN REQUIREMENTS V6.2010

FURNITURE: BUILT-IN AND MOVEABLE

Floor plan of a 2-bedroom universal housing unit, showing circulation allowances.

DESIGN REQUIREMENTS V6.2010

DESIGN REQUIREMENTS V6.2010

COST EFFECTIVE DESIGN SOLUTIONS

DESIGN REQUIREMENTS V6.2010

DESIGNING OUT MAINTENANCE PROVISIONS