design brief – cottages and townhouses · delivery method: modified design and ... click here to...

Design Brief – Cottages and Townhouses of 60

DESIGN BRIEF – COTTAGES AND TOWNHOUSES Project: Click here to enter text. Initiative: Housing ACT Capital Program Delivery Method: Modified Design and Construct Project Description: Click here to enter text. Disclaimer Any representation, statement, opinion, or advice expressed or implied in this publication is made in good faith but on the basis that the Territory, 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 provided. Version February 2017


Contents

1. The Project ............................................................................................................... 4

1.1 Site Details .................................................................................................................. 4

1.2 Project requirements ................................................................................................... 4

2. Introduction to design requirements for Cottages and Townhouses .......................... 5

3. Tenant Requirements ............................................................................................... 5

4. Regulations / Standards / Design ............................................................................. 6

5. Site Yield .................................................................................................................. 6

6. Site Planning and External Features ......................................................................... 6

6.1 Site orientation............................................................................................................ 7

6.2 Vehicular Access .......................................................................................................... 7

6.3 Car Parking/Accommodation ....................................................................................... 7

6.4 Privacy and Address ..................................................................................................... 8

6.5 Safety & Identity .......................................................................................................... 8

6.6 External Lighting .......................................................................................................... 8

6.7 Letterboxes ................................................................................................................. 8

6.8 Fences and Gates ......................................................................................................... 8

6.9 Clotheslines ................................................................................................................. 9

6.10 Garden Taps ................................................................................................................ 9

6.11 Garden or Storage Sheds .............................................................................................. 9

6.12 Metering of Utilities ..................................................................................................... 9 6.12.1 Electrical ..................................................................................................................................... 9 6.12.2 Water .......................................................................................................................................... 9 6.12.3 Gas .............................................................................................................................................. 9

6.13 Rain Water Tanks........................................................................................................10

6.14 Landscaping ................................................................................................................10 6.14.1 Detached Houses ...................................................................................................................... 10 6.14.2 Plantings ................................................................................................................................... 10 6.14.3 Mulching ................................................................................................................................... 11 6.14.4 Turf ........................................................................................................................................... 11 6.14.5 Retaining Walls ......................................................................................................................... 11 6.14.6 Driveways.................................................................................................................................. 11 6.14.7 Footpaths .................................................................................................................................. 11

7. Floor Plan Dimensions for Cottages and Townhouses ............................................... 11

7.1 Typical Floor Plates .....................................................................................................13

8. Dwelling Design and Internal Features .................................................................... 15

9. Environmentally Sustainable Design ........................................................................ 16


9.1 Draught proofing ........................................................................................................16

9.2 Windows ....................................................................................................................16

9.3 Water usage ...............................................................................................................16

9.4 Lighting ......................................................................................................................17

9.5 Hot water systems ......................................................................................................17

9.6 Heating ......................................................................................................................17

10. Designing out Maintenance Issues ....................................................................... 17

11. Property Inclusions .............................................................................................. 18

11.1 Hot Water Systems .....................................................................................................18

11.2 Space Heating Systems ...............................................................................................19

11.3 Lighting ......................................................................................................................19

11.4 Telephone/Data Services ............................................................................................19 11.4.1 Television Services .................................................................................................................... 20 11.4.2 Cabling ...................................................................................................................................... 20 11.4.3 Connectors ................................................................................................................................ 20 11.4.4 Amplifiers .................................................................................................................................. 20 11.4.5 Other considerations ................................................................................................................ 20

11.5 Smoke Detectors ........................................................................................................21

11.6 Windows ....................................................................................................................21

11.7 Doors and hardware ...................................................................................................21

11.8 Security ......................................................................................................................21

11.9 Ceramic Floor Tiling ....................................................................................................21

11.10 Carpet.....................................................................................................................22

11.11 Colours & Finishes ...................................................................................................22

11.12 Fixtures and Fittings ................................................................................................22

11.13 Kitchen ...................................................................................................................22

11.14 Ventilation ..............................................................................................................22

11.15 Wall Linings ............................................................................................................22

11.16 Roofing, Fascia Gutter and Eaves Linings ..................................................................23

11.17 Bathrooms, laundries and associated wet areas .......................................................23

12. APPENDIX 1 – LIVABLE HOUSING DESIGN INCLUSIONS AND SPECIFICATIONS LIST . 24

13. APPENDIX 2 – ADAPTABLE HOUSING INCLUSIONS AND SPECIFICATIONS LIST ........ 38

13.1 SUMMARY OF ADAPTABLE CLASS C REQUIREMENTS FROM AS 4299 ............................43

14. APPENDIX 3 – MATRIX OF COMPARISON BETWEEN LIVABLE AND ADAPTABLE STANDARDS AND CLIENT REQUIREMENTS ...................................................................... 52

15. APPENDIX 4 – SAMPLE ARCHITECTURAL AGREEMENT .......................................... 55


1. The Project

Project Officer: Click here to enter text. Email: Click here to enter text. Telephone: Click here to enter text. Principal’s Representative: Click here to enter text. Email: Click here to enter text. Telephone: Click here to enter text.

1.1 Site Details

Block(s): Click here to enter text. Section: Click here to enter text. Street Address: Click here to enter text. Suburb: Click here to enter text. Block Area (consolidated): Click here to enter text. Residential Zoning: Choose an item. Dwelling Type: Choose an item.

1.2 Project requirements

Select all that apply from the following checklist: Livable Housing Design Silver

Livable Housing Design Gold (default if no other options are selected)

Livable Housing Design Platinum

Adaptable Housing (AS4299, AS1428) Class A

Adaptable Housing (AS4299, AS1428) Class B

Adaptable Housing (AS4299, AS1428) Class C (default if no other options are selected)

Remember the client requirements take precedence over the minimum Livable and Adaptable standards. If the dwelling is nominated as an Adaptable House Class A, B, or C refer to Appendix 2. Following are site specific conditions to consider in the design: Click here to enter text.


2. Introduction to design requirements for Cottages and

Townhouses

This Design Brief has been prepared to provide advice to the Architectural Consultant and the Building Contractor on design principles required used to prepare designs for the Public Housing Renewal Taskforce (Taskforce). The Taskforce requires dwelling designs that allow for a range of life stages and disabilities without the need for major modifications or tenant relocations. Therefore it is important for the design to have a degree of flexibility that meets the needs of many people, without discriminatory barriers. It is important for the tenants to identify positively with their dwelling, to feel psychologically comfortable, and therefore the proposed design should fit the context of its street and neighbourhood character, creating a sense of belonging to the tenants. Dwellings should:

Achieve a minimum six star energy rating;

Meet Livable Housing Design Guidelines (Gold Level) as a minimum;

Have the ability to be changed with minimal effort and cost to meet most tenants needs;

Have low maintenance and repair costs;

Have low running costs for energy and water usage;

Have low upfront construction costs; and to

Provide a quality of living as most residents are low income earners. Whilst the Taskforce wants to provide suitable accommodation for the intended residents, the intention is to integrate the public housing property portfolio, whilst being sensitive to the neighbourhood context surrounding the site. This document outlines the mandatory and minimum requirements by the Taskforce in the design and construction of new dwellings. Dwelling designs must also comply with the National Construction Code, the Territory Plan, applicable Australian Standards, and any specific site lease conditions.

3. Tenant Requirements

Under the ACT’s Social Housing Principles, the dwelling design is to provide long term accommodation for the following tenant types: Tenants who are elderly: A dwelling that provides and encourages an active lifestyle, and the ability for residents to ‘age in place’ by living longer at home is required. Ideas such as providing a view out to a private garden from the living rooms, and provision of a flat paved, or decked, outdoor area with access to these garden beds is appreciated.


Tenants with a disability: Specific residences for tenants with a disability will typically need to comply with certain standards outlined in Australian Standard 4299 and Australian Standard 1428, Design for Access and Mobility. Tenants with low income: All dwellings are accommodating low income earning tenants, therefore providing a house that is energy efficient and low maintenance is a priority. Installation of low cost and low maintenance gardens, durable and robust internal and external finishes, energy efficient appliances for heating, hot water service and well orientated dwellings are important.

4. Regulations / Standards / Design

All design and building work must conform to the requirements of the following codes, authorities and standards:

The ACT Territory Plan

Specific Policy, Development Plans and Site Lease Conditions

Building Code of Australia (BCA)

Other relevant legislation and authority requirements

Minimum six star Energy rating

Livable Housing Design Guidelines (as selected)

Adaptable Housing Design Standards (as selected)

5. Site Yield

Efficient use of land is essential through obtaining optimum dwelling yield on the site.

6. Site Planning and External Features

The design solution for each site should be consistent with the Lease and Development Conditions for the area and take special note of any environmental issues. Individual dwellings should have their own entry and access points and street address. There should be no design element which suggests that the dwellings are “public housing” properties however extravagant or costly designs are not required. It is important to arrange the dwellings on the site in a way that defines them as private property. This is to discourage the general public from inadvertently impacting on the quiet privacy of residents. There will need to be a clear delineation of public and private areas through the use of appropriate screening, fences and gates. To enhance the sense of privacy and ownership amongst residents, small parcels of residual public open space are to be minimised in favour of private open space which is both functional in size and form. Private open space must also relate closely to individual dwellings and not be compromised by overlooking from neighbouring properties.


6.1 Site orientation

Buildings shall be oriented to effectively utilise solar passive principles. As public housing properties are generally not air-conditioned, designers are encouraged to maximise natural ventilation using cross flow ventilation and good design. The buildings shall be sited to:

optimise solar access to all units

provide adequate cross flow ventilation to individual properties

maximise the security and privacy of the site

screen utility areas from view

reduce site maintenance costs.

6.2 Vehicular Access

The design solution must minimise conflict between vehicular and pedestrian traffic, and provide adequate driveway and turning areas for cars and waste collection. Driveways must be located to minimise impact on adjoining properties. Driveways must be designed for suitable drainage and to divert water away from buildings. Driveway design should be located directly so that site coverage is minimal therefore having economic landscaping costs.

6.3 Car Parking/Accommodation

All dwellings must have appropriate dedicated car accommodation. Garages and carports should be adjacent to individual dwellings and designed to ensure a secure rear yard and may require a fence or gate to the rear of the carport. Car accommodation should be fully incorporated into the overall design solution. The number of garages, carports or parking spaces will depend on the property type and the requirements of the Territory Plan. The following list is a client preference:

1 Bedroom 1 car carport + storage

2 Bedroom 1.5 car carport + storage

3 Bedroom 2 car carport + storage

4+bedroom 2 car garage or carport + storage

2 bed Dual Occupancy 1 car carport + storage + 1 hard stand parking space

2 bed (Adaptable) 1 car garage with remote control door

3+ bed (Adaptable) 2 car garage with remote control door

Remote control garage doors are not required for projects utilising Livable Design, however electrical provision (power points) must be provided. Visitor parking provisions must be in accordance with the Territory Plan, including ACT fencing and vehicular access guidelines.


6.4 Privacy and Address

Site planning should clearly delineate public spaces from private spaces. Private space includes backyards, courtyards, balconies, utility areas and rear house entry zones. Windows and doors to dwellings should be located to reduce overlooking from adjacent properties. Laundry, bathroom and toilet windows should not be prominent from public areas and are to be screened.

6.5 Safety & Identity

Each dwelling shall have a “sense of address” within the street and the principal entrance must be easily identifiable and accessible. Internal passive surveillance of public and private spaces should be achieved to the extent possible in order to help minimise security risks and threats.

6.6 External Lighting

All dwellings shall, as a minimum, be provided with suitable external lighting to both the front and rear entrances. Where possible, the rear entrance lighting should at least provide ambient lighting to the clothes drying facilities. External ambient lighting to common areas shall be provided in accordance with the Australian Standards and may be increased beyond minimum requirements to address specific security concerns.

6.7 Letterboxes

Letterboxes shall be provided for all dwellings in accordance with Australia Post requirements with provision for individual padlocks. Each individual letterbox should be clearly numbered. In multi unit supportive housing sites letter box stations may be centrally located near the main entrance with body corporate letter box included. Concrete pathways must provide suitable wheel chair access to the letterbox.

6.8 Fences and Gates

Boundary fencing must comply with any specific requirements in the Notice of Decision and will take preference over briefed requirements. When fencing is required to be provided the entire cost for fencing the site will be incorporated in the proposal. Unless otherwise specified in the drawings or the Notice of Decision, fences adjoining neighbours shall be 1.8m hardwood timber paling with three rails and metal posts, fences adjoining Territory Land shall be 1.8m hardwood timber paling lapped and capped with three rails and metal posts, all fences shall be close fitting to the ground. A sleeper plinth should be used if necessary to reduce any gaps. Metal panel fencing (such as Colorbond) may be required where there is already a precedent such as when private neighbours have existing metal panel fencing. Wing fencing and pedestrian gates shall be provided as a division between front and rear yards. These should match existing fencing and be 1.8m high and close fitting to the ground. Latches should be operable from both sides of the gate and should be lockable by padlock. Tenants will provide their own padlocks.


Other forms of fencing are acceptable only when it is a Development Application or Lease and Development requirement.

6.9 Clotheslines

Houses and townhouses require a clothesline of an appropriate size for the dwelling. These should be located in a secure area away from public view and in a suitable drying area. All clothes lines are to be connected to the home with concrete paths. Low rise medium density sites are to have clotheslines (either free standing or wall mounted) located in courtyards and screened from public view.

6.10 Garden Taps

All garden areas (private and common) are to be serviced by suitably positioned taps connected to mains water. Generally, this will comprise one tap in the backyard and, one for the front yard in close proximity to the car accommodation. In the case of dual occupancy sites an additional garden tap may be necessary depending on the design/configuration of the homes and size of the site. Taps are to be provided to all courtyard areas. Courtyards must have suitable drainage arrangements such that water retention and run-off does not adversely affect surrounding areas or neighbouring properties.

6.11 Garden or Storage Sheds

Garden or storage sheds are required where the development includes a carport design. Sheds shall be approximately 3m2 in enclosed area with roof pitches greater than 7% if exposed to the weather. Sheds shall be securely affixed to a 100mm thick concrete slab and connected to a path network.

6.12 Metering of Utilities

6.12.1 Electrical

All dwellings shall be separately metered.

6.12.2 Water

All dwellings shall be separately metered. The only exception to this is the water supply in multi unit supportive housing sites which shall be in accordance with ACTEW metering requirements. The preference is, wherever possible, including supportive housing sites, to have separate metering for water. This will provide flexibility to allow separate billing in the future.

6.12.3 Gas

All dwellings shall be separately metered.


6.13 Rain Water Tanks

Plastic or metal panel (such as Colorbond) rain water tanks shall be provided (above or below ground) in accordance with EPD’s Notice of Decision requirements; however the tank must have a minimum capacity of 2,000 litres. The tank must be installed on a reinforced concrete slab which exceeds the diameter of the tank by a minimum of 200mm. The tank water supply system must be equipped with an easily maintainable electrical pump, automatic mains water diverter, first flush diverter and tank level indicator (preferred). The pressurised outlet from the tank water supply system shall be plumbed into:

main toilet (1 off) nearest to the tank

a tap on or adjacent to the tank labelled “Tank Water” As tank water quality can be variable the toilet must have both mains and tank water supply cocks adjacent to the toilet so the supply can be cut over if necessary. The rainwater tanks must meet Australian Standards and must be installed by a licensed plumber.

6.14 Landscaping

Irrigation systems (apart from taps) are generally not provided due to ongoing maintenance issues therefore all soft landscaping must be low maintenance. In accessible properties (with low entrance thresholds) suitable drainage and runoff provisions must be designed to prevent flooding and water ingress to any liveable space.

6.14.1 Detached Houses

Individual blocks must be landscaped with all areas fully integrated with the dwellings, car accommodation, path systems and employing both hard and soft landscaping elements. Where possible an area large enough to accommodate an outdoor eating area outside the main living area is to be hard landscaped . Saw cut concrete with 4% black oxide to imitate pavers reduces maintenance compared to pavers and provides improved accessibility. Soft landscaping includes both mulched areas as well as turfed areas for children. Wherever possible, the landscape design should retain existing mature plantings and be sympathetic to and integrate with the overall neighbourhood context. In the case of individual courtyards adequate drainage is to be provided to remove surface water.

6.14.2 Plantings

Plantings are to be identified in a landscape plan with species and pot sizes marked with a minimum pot size of 140mm. Plants should be carefully selected for low maintenance, mature height and shade characteristics where appropriate. They must be hardy, drought and fire resistant, and be of low invasive character. In addition, they must provide character and identity to the individual buildings and suit the streetscape. All plantings must be commonly available and sourced from the Canberra area. Planting to be spaced at centres of maximum 0.75 x of mature plant width.


Plants should be planted in beds with Minimum 200mm good quality topsoil with organic matter. Ground under topsoil to be cultivated to a minimum depth of 150mm.

6.14.3 Mulching

Organic or gravel mulching may be used where required within a co-ordinated landscape design. Where organic mulch is provided a minimum of 100mm of mulch is required. The use of weed matting is preferred.

Turf Areas of the site to be grassed shall be turfed to ensure they are established quickly. Verges and other land that needs to be reinstated can use either “dry land grass” or “reconstituted red granite”. The use of “rolled” turf is preferred over “spray” seeding. All turfed and dry land grassed areas are to be watered, weeded and fully established within the landscape consolidation period.

6.14.4 Retaining Walls

Retaining walls shall be constructed from stone, brick or concrete. The use of treated timber is not permitted for retaining walls except to fill in gaps under fences.

6.14.5 Driveways

Driveways may be concrete or asphalt. Concrete driveways shall have 4% black oxide to prevent glare and delineate driveways from footpaths.

6.14.6 Footpaths

Concrete paths shall as a minimum be provided from:

The street, driveway, carport, garage to the front entrance door

The laundry external door to the clothes drying area Concrete pavement shall as a minimum be provided outside all external doors and extend the full width of the doorway plus a minimum of 100mm on either side of the door opening.

7. Floor Plan Dimensions for Cottages and Townhouses

The Taskforce has developed a clear understanding of the minimum requirements for social housing dwellings. The following guidelines shall be used when designing general purpose dwellings. The guidelines outline the area requirements, and the spatial and functional relationships of the various spaces. Area provisions are indicative only, and include desirable minimum internal dimensions.

Dwelling Type Livable GOLD Requirements

1 bed Area (m2)

2 bed Area (m2)

3 bed Area (m2)

4 bed Area (m2)

5 bed Area (m2)

Minimum clear dimension (mm)

Bedroom 1 13 13 13 13 13 3000


Dwelling Type Adaptable Class C Requirements

1 bed Area (m2)

2 bed Area (m2)

3 bed Area (m2)

4 bed Area (m2)

5 bed Area (m2)


Bedroom 1 16 16 16 16 16 3650

Bedroom 2 NA 12 12 12 12 2800

Bedroom 3 NA NA 11 11 11 2600

Bedroom 4 NA NA NA 11 11 2600

Bedroom 5 NA NA NA NA 11 2600

Living NA NA 18 18 18 3400

Living/Dining 20 20 NA NA NA 3000

Family/Meals NA NA 15 30 30 3000

Kitchen 7 8 8 9 11 1550

Bathroom with toilet

NA 7.5 7.5 7.5 7.5 2500

Laundry NA 4.3 4.3 4.4 4.7 2400

Laundry and Storage

9.5 NA NA NA NA 2500

Linen Cupboard 0.4 1.5 1.5 2 2 900

Ensuites NA NA NA 7.5 7.5 2400

Other 19 22 23 23 26 NA

Dwelling GFA 71.5 91.3 116.3 151.4 167.7 NA

Bedroom 2 0 12 12 12 12 2800

Bedroom 3 0 0 11 11 11 2600

Bedroom 4 0 0 0 11 11 2600

Bedroom 5 0 0 0 0 11 2600

Living 0 0 14 14 14 3400

Living/Dining 20 20 0 0 0 3000

Family/Meals 0 0 15 30 30 3000

Kitchen 7 8 8 9 11 1200

Bathroom 10 10 10 10 10 1800

Ensuites 0 0 0 6 6 900

Toilet 0 0 2 2 2 900

Laundry 1.5 1.5 3.4 3.5 3.8 1600

Linen Cupboard 1.5 1.5 1.5 2 2 900

Other 18 20 21 21 24 NA

Dwelling GFA 71 86 110.9 144.5 160.8 NA

Single Carport Yes Yes Yes NA NA 3200 x 5400

Double Carport NA NA If Required NA NA 6000 x 6500

Total GFA including carport

89 104 149.9 NA NA NA

Single Car Garage NA NA NA NA NA 3200 x 5400

Double Car Garage NA NA NA Yes Yes 6000 x 6500

Total GFA including Garage

NA NA NA 183.5 199.8 NA


Single Car Garage 23 23 NA NA NA 3800

Double Car Garage NA NA 36 36 36 6000

Total GFA including Garage

94.5 114.3 152.3 187.4 203.7 NA

Notes:

‘Other’ includes provision for internal circulation spaces

Apartments may have a European cupboard laundry or place the laundry in the bathroom

NA means not applicable

GFA means Gross Floor Area

For Adaptable dwellings, independent certification is required

Combined Bathroom and Laundry for Adaptable units is a minimum 11.8m2 area

7.1 Typical Floor Plates

The Taskforce has developed a series of typical floor plate arrangements based on size and orientation. All floor plates have been tested and are fit for use.

Figure 1: A typical north south floor plate for a single storey dwelling (north is at the top of the page).

Figure 2: An alternative typical north south floor plate for a single storey dwelling (north is at the top of the page).


Figure 3: A typical east west floor plate for a single storey dwelling (north is at the top of the page).

Figure 4: An alternative typical north south floor plate for a single storey dwelling (north is at the top of the page).


Figure 5: An alternative typical north south floor plate for a single storey dwelling.

8. Dwelling Design and Internal Features

Refer to Appendices for generic and client specific requirements. A summary of mandatory requirements for all Livable and Adaptable designs (which may differ from the base specification) is outlined below:

A covered porch or roof overhang is required to protect front entries from rain egress

If a covered porch is not provided a suitable roof overhang should adequately protect rear entries.

The main entry door should be located so that a direct view into the main living area is minimised.

Living and dining or family and meals areas are to have direct access to suitable outdoor private spaces or balcony.

Special care shall be taken with the placement of windows in relation to paths. If awning windows are used they must not project into the path of travel.

Living and sleeping areas should be kept separate for functional and acoustic reasons.

Kitchen areas should be outside the main circulation routes. Locate the Kitchen so that passive surveillance of the rear garden is possible.

Laundries should be located so that there is direct access to the external drying area.

A separate entry hall is not required but a defined space is desirable.

Diagonal circulation routes across rooms should be avoided.

Bathroom and WC should be accessible to the sleeping areas without the need to pass through the living areas.

Toilet doors should be located so that toilets not visible from main living spaces and entrance.

Bedrooms located to maximise privacy and reduce potential noise from neighbours.


Easy access for the removal and installation of furniture should be provided for all rooms. Bathrooms and laundries should have direct natural lighting and ventilation wherever possible. If direct natural lighting is not an option for internal bathrooms then skylights are to be provided.

Full height structural plywood sheeting is to be provided in all wet areas to allow the installation of fixtures in any position.

External doors are to be 900mm minimum clear opening (Platinum Standard) and have a solid core construction with spy hole to front door if no side light is provided.

Internal doors are to be 900mm minimum clear opening (Platinum Standard) with semi solid cores.

Toilet doors are to be hollow core and must be provided with lift-off hinges and be height-adjustable to enable lifting off. For combined bathroom and toilet areas, lifts off hinges are not required and a semi solid core door will be provided.

Windows and glazed sliding doors should generally be no higher than the standard 2100mm so our tenants can obtain standard windows furnishings at lower costs.

Full height structural plywood sheeting is to be provided in all combined bathrooms and toilets to allow the installation of fixtures in any position.

Pelmets must be provided above all bedroom and living area windows. Pelmets should have a hinged front flap allowing the easy installation of a curtain track and curtains by others. The pelmet should extend approximately 300mm past the window frame so that when curtains are opened they don’t cover the window opening.

9. Environmentally Sustainable Design

9.1 Draught proofing

All windows and doors must be designed and fitted to minimise drafts entering living spaces. No light should be visible between the door and door frame.

All external doors including the door between the garage and living area shall have well fitted draught excluders.

All exhaust fans must have back draught dampers.

9.2 Windows

Window size and extent should not be unnecessarily large and a balance is required between aesthetics, air flow, and energy efficiency and to reduce the cost of window dressings (supplied by the tenant).

Sliding windows are preferred to achieve maximum airflow as no air-conditioning or ceiling fans are provided. Awning windows should be used when small windows in toilets and laundries are required or where openings need to be restricted.

Windows should be placed to allow for good cross flow ventilation.

Pelmets are to be provided above windows in all bedrooms and living areas. These are to extend 300mm either side of the window to allow heavy drapes to be fully opened without intruding into the window space.

9.3 Water usage


Place the hot water supply close to the kitchen if possible.

Select water efficient shower heads taking into consideration continuous hot water systems require a minimum flow rate to work effectively.

9.4 Lighting

Energy efficient fluorescent or LED lighting shall be provided ensuring satisfactory lighting levels for the space, including long tube fluorescent lighting in the garage or carport.

Surface mounted ‘Oyster’ lights are preferred.

Downlights if used should not create an unsealed ceiling penetration and globes should be able to be easily changed by the tenant.

9.5 Hot water systems

Natural gas hot water systems are preferred over electric systems for domestic residential builds (if natural gas is available to the site). In the case of multi unit sites individual three phase continious electric hot water systems must be installed for individual utility billing.

Solar hot water systems shall only be provided when required as part of the sites development conditions or where client specified.

9.6 Heating

Gas wall or floor mounted (permanently fixed) heaters with energy star rating’s greater than 4.2 are required.

One appropriately sized gas heater per residence located to serve the largest living area space.

Where heating must be electrical then high efficiency electrical wall heaters are to be provided in living areas only

10. Designing out Maintenance Issues

Unless instructed by the client to provide another design solution the following shall be provided:

Floors are constructed from concrete except the first floor of a house or townhouse which may use termite resistant treated timber.

Party Wall Systems – where required are to be either concrete or masonry. “Gyprock” plasterboard systems are not allowed.

Walls are brick veneer with “ribbed metal” panels where light weight walls are required.

Roofs, fascia, gutters and eaves are to be “Colorbond”.

Wall frames and roof trusses are to be made from termite resistant timber.

All properties (includes car accommodation) shall have a “gutter” leaf protection system installed.

Pergolas and sunshade structures shall be metal or similar product e.g. aluminium or galvanised / painted steel. Courtyard screening shall be manufactured from metal or reconstituted plastic unless


otherwise specified by lease and development conditions. Ceiling hatches are to be provided allowing access to all parts of the roof space.

All internal doors (except removable toilet doors) are to be semi solid doors

Bathroom Doors to be semi solid with a ventilation grill

External doors are to be solid core.

All wall linings are to be 13mm impact resistant plasterboard up to 1200mm above FFL min with standard 13mm plasterboard to FCL.

All combined bathrooms, toilets and laundries are to be tiled and sheeted with ply sheeting from floor to ceiling.

Bathrooms and ensuite shall have a mechanical exhaust system (this may exceed BCA requirements).

All laundry areas shall have a mechanical exhaust system for venting clothes dryers (this may exceed BCA requirements).

Provide soft closing kitchen cabinet doors and drawers.

Where an accessible entrance is at risk of water ingress (heavy downpour or wind driven rain) a covered area above the entrance and a strip drain is required to be connected directly to the stormwater system or to a garden bed/soft landscaping which has a nearby drainage system connected to the stormwater system.

Where required, all garage entrances shall be protected with a strip drain connected to storm water.

All windows to be aluminium sliding or awning types.

11. Property Inclusions

11.1 Hot Water Systems

All hot water systems shall be selected and installed for maximum durability and compatibility with the developments water supply composition. All instantaneous and gas storage hot water systems shall be covered by a minimum 10 year heat exchanger and/or storage tank warranty. Thermostatic mixing valves (as opposed to tempering valves) should not be used in any installation unless specified. With domestic builds the hot water system should be located near to the kitchen where hot water will be used most frequently. If a hot water storage system is used, run untempered water to the kitchen and tempered water to the bathrooms. The relief valve for hot water storage systems must be run with a readily visible air gap into a tundish or drain to stormwater and not onto any pavement, garden or absorption facility. All solar hot water systems must be designed to operate in Canberra’s (frost prone) weather conditions and shall be covered by a minimum 10 year warranty on the tank and solar heat exchanger system and a minimum 1 year warranty on all other components of the hot water system.


All solar hot water systems (where required) must be designed and sized to displace a minimum energy equivalent of 20MWh over a 10 year period.

Hot Water Systems

Dwelling Type Bedrooms HWS

Detached house or townhouse complex

1-2 Bedroom

5+ star Storage Gas or 5+ star Continuous Gas or Off peak Electric Storage (250L)

3+ Bedroom 5+ star Storage Gas or 5+ star Continuous Gas or Off peak Electric Storage (300L+) See inclusion list for options

11.2 Space Heating Systems

Natural gas fired space heating systems are preferred over electrical space heating systems if gas is available in the street.

All gas heating systems shall be flued space heaters or wall furnaces and achieve a minimum 4.2 star energy rating. Electric panel heaters shall be thermostatically controlled but not timed.

Space Heating Systems

Dwelling Type Heating

Detached house or townhouse complex

Natural Gas space heater (preferred) or electric panel heater in living area(s) if gas is not available. See inclusion list for options

11.3 Lighting

Energy efficient lighting to be provided throughout the house with exterior bunker lights fitted to front and rear porches. See 9.4 for further information. Light switches with large buttons, equal to Clipsal P2000 for all residence types.

11.4 Telephone/Data Services

One telephone outlet point (located in the kitchen) is to be provided to each dwelling including cabling to the point of entry telecommunications compartment. Building contractors are to liaise with the applicable telecommunications company concerning their current provisioning requirements and facilitate telephone and data services being available by completion of the construction, including internet and NBN requirements. Completion of this activity will be reached once the Housing Project Officer has checked that a working telephone service with dial tone is present for each dwelling. Building contractors are to


follow the steps noted below to ensure prompt establishment of a telephone connection to each dwelling;

- Establish a telephone account (i.e. Telstra account) and pay the associated connection fee. - Arrange and pay for suitable trenching for the lead-in cabling between the carrier’s cabling

entry point at the boundary of the premises (“property entry point”) and the cabling entry point at each dwelling (“building entry point”).

- Facilitate the lead-in cabling from the property boundary (i.e. street pit or MDF) to the telecommunications compartment for each individual dwelling.

- Prior to Practical Completion, advise the Housing Project Officer when the above steps have been completed and the dial-tone is ready to be checked. Once a dial-tone has been identified, the Housing Project Officer will instruct the Building contractor to disconnect its telephone account. The Building contractor will be required to pay the associated disconnection fee.

11.4.1 Television Services

Houses and townhouses shall be provided with individual antenna systems. Apartment complexes shall share a Master Antenna Television (MATV) system. Houses, townhouses and apartments shall have a single wall plate TV outlet in the lounge room unless specified otherwise. Individual and MATV systems shall be fully compliant with the Australian Digital TV Receiver Standard AS 4933 and Australian Standard AS/NZS 1367 Coaxial cable and optical fibre-systems for the RF distribution of analogue and digital TV and sound signals in single and multiple dwelling installations.

11.4.2 Cabling

Use RG6 and RG11 quad shielded coaxial cable. Use ‘flooded’ cable for all underground sections of the installation.

11.4.3 Connectors

Crimp or compression F-type connectors shall be used for the interface between co-axial cables and passive or active devices. Screw on type connectors not permitted.

11.4.4 Amplifiers

When broadband or channelized distribution amplifiers are used within the system each device should meet the performance requirements described in the standard AS/NZS 1367:2007.

11.4.5 Other considerations

Attention should be given to the amount of space available in risers for the routing of cabling and for the installation of outlets.


Antennas should be positioned to receive the best available digital signal. A copy of installation documentation shall be left on site for future reference.

11.5 Smoke Detectors

All dwellings must be fitted with an appropriate number of hard-wired smoke detectors (Brook's hard wired, hush function, 10 year lithium battery, interlinked, or similar). Where two or more detectors are required these detectors are to be linked such that when one alarm sounds, all will sound.

11.6 Windows

Powder coated aluminium windows shall be used unless timber windows are nominated for heritage or streetscape value. Flyscreens shall be metal framed and meshed, and fitted to all opening windows. Special care is to be given to the placement of windows in relation to paths. If awning windows are used they must not project into paths of travel.

11.7 Doors and hardware

All external doors are to be fitted with “Gainsborough Architectural 4600 Series – Satin Chrome Plate” lever handled entrance sets with 70mm backset. Keying codes are to be based on a Housing ACT keying hierarchy. All external access doors are to be solid core, have a minimum of 3 heavy duty hinges, weatherproof and include draft strips around the frame. “Eye Spy” type viewer to be provided to all front doors without glazed side panels. Internal doors are to be semi solid core. The toilet door is to be on lift-off hinges and to be hollow-core to reduce the weight. Toilet doors are to be height-adjusted to enable lifting off. Doors to bathrooms or combined bathroom toilets to be semi solid core and include a screw mounted aluminium grill powder coated to match the door colour (lift off hinges are not required on combined bathrooms). Doors to wardrobes are to be the sliding type for all dwelling types. No glass or mirror door finishes. Doors to laundries to include a screw mounted aluminium grill powder coated to match the door colour.

11.8 Security

All external doors are to be fitted with meshed security screen doors, keyed alike, with closers and Perspex plate on the bottom half of the door over the handle mechanism. Security screen door handles are to be offset to entry door handles. Entry door handles are to be at 1000mm above FFL. Internal door handles to be 900mm above finished floor level preferred.

11.9 Ceramic Floor Tiling

Ceramic floor tiles are to be used in all wet areas, hallways, corridors, entry areas, kitchen floor, meals / family areas and in the case of Multi-unit properties on all external balconies.


Ceramic floor tiles shall have a minimum slip resistance of R10, be suitable for the exposure environment and be easy to clean. Grouting shall blend in with the tile colouring and not be a contrasting or otherwise notable feature.

11.10 Carpet

For homes that are built to Livable standards, carpet is required to be laid in bedrooms and wardrobes and on internal stairs only, unless otherwise specified. Colour is to be confirmed by the client. For homes that are built to Adaptable standards, “Tarkett Power Bond” or access compliant Carpet Tiles (www.aboveleft.com.au) required in bedrooms and wardrobes, unless otherwise specified.

11.11 Colours & Finishes

Colours and finishes to be selected from a neutral palette. An internal and external sample board is to be provided for client review and approval.

11.12 Fixtures and Fittings

Refer to Inclusions and Specifications in this document which differs for Livable and Adaptable properties.

11.13 Kitchen

Cupboards are to be made from 16mm high moisture resistant laminates. Bench tops are to be made from 32mm high moisture resistant laminates with pencil round edges. All cupboards and drawers are to be soft closing and have large format “D” style metal door handles positioned near the bottom of the door for overhead cupboards and to the top of the door for under bench cupboards. A cutlery drawer and insert is to be provided. An appropriately sized pantry (in accordance with the size of the residence) is to be located within the kitchen area. Builders should seek to use all available space for cupboards/storage. A space for a dishwasher is to be provided. In Adaptable houses the dishwasher shall be located so that the kitchen sink height can be adjusted without affecting the dishwasher space. Range hoods must be ducted to outside air, no recirculating installations. An appropriately sized refrigerator space is required in accordance with the size of the residence.

11.14 Ventilation

Exhaust fans are to be included in kitchens, bathrooms and laundries (with internal dryers). They must be flued externally and include back draft dampers. Doors to Bathrooms and laundries to include a door grill to aid ventilation.

11.15 Wall Linings

http://www.aboveleft.com.au/


In all living spaces 13mm impact resistant plasterboard is to be used up to 1200mm min with standard plaster board above to FFL. Kitchens and bedrooms are excluded where joinery extends the full height of the wall. All wet areas are to be fully lined with 12mm structural plywood under villa board for future grab rails and tiled to the full height of the wall.

11.16 Roofing, Fascia Gutter and Eaves Linings

Metal sheet roofing, including insulation blankets are to be used in lieu of concrete roof tiles (unless required as part of Specific Site Development Conditions). Metal fascias, gutters and eave linings are to be used instead of conventional timber and fibro-cement. Standard colours are to be used only. Eaves shall be similar to “Metrol Metrib” – Surfmist colour.

11.17 Bathrooms, laundries and associated wet areas

The following applies to both Livable and Adaptable bathrooms. There are additional requirements for Adaptable bathrooms, refer to Appendix 2. Floor wastes are to be provided in all laundries (both Euro and standard) in both Class 1 and Class 2 buildings. (This may be over and above BCA requirements) Baths are to be provided in properties of 3 bedrooms or greater. Toilets and a laundry tub/washing machine space can be incorporated within bathrooms for townhouse and supportive housing developments but laundry space must be enclosed. Toilet pans should be located so that the sewer penetration requires no modification when the existing toilet pan is removed and replaced with an AS1428.1 compliant toilet and approved grab rails in an AS1428.1 compliant configuration. Grab rails are to be used as the towel rails for all bathrooms. Tiling is to be floor to ceiling. Shower recesses to be approximately 1160mm x 1100mm with a low bevelled/radiused threshold. This size can be modified depending on the Livable or Adaptable standards. Shower screen with swing door to suit and adjustable/detachable hand held shower rose. A built in shaving cabinet and storage facility is to be provided above the basin or vanity. A tiled recessed soap and shampoo bottle holder is to be provided in the shower area.


12. APPENDIX 1 – LIVABLE HOUSING DESIGN INCLUSIONS AND SPECIFICATIONS LIST

Livable Housing Australia has Livable Housing Design Guidelines which are available to download at http://www.livablehousingaustralia.org.au/95/downloads.aspx. These are to be used in conjunction with the main brief. This inclusions and specifications list for livable housing design is to be used in conjunction with the main brief. Note 1: The specified Livable Housing Design Type (default Gold) is the design basis (unless noted otherwise) and additional client inclusions are noted below. Note 2: Refer to Appendix 2 for additional inclusions for Adaptable dwellings.

SPACE BRAND MODEL NOTES DIMENSIONS

GENERAL

Plasterboard CSR Gyprock Impactchek

For all surfaces except wet areas 13mm impact resistant plasterboard to 1200mm above FFL continuing to FCL with 13mm standard plasterboard

13mm

Wet area walls James Hardie Villaboard and Structural 12mm plywood

All wet areas (bathrooms / ensuites / laundries) lined with Villa board and 12mm structural plywood and tiled full height all walls

Entry Doors Builders selection NA

Solid Core, painted on all edges “Eye Spy” type viewer to be provided to all front doors without glazed side panels

900mm clear opening

Entry Door Handle Gainsborough Architectural Series Satin Chrome Plate

http://www.livablehousingaustralia.org.au/95/downloads.aspx



4600

Screen Doors NA Aluminium, security,

To laundry & entry doors must be lockable. Perspex plates on the bottom half of the door over the handle mechanism.

Security screen door handles are to be offset to entry door handles

Internal Doors Builders Selection NA Semi Solid Core, painted on all edges

900mm clear opening

Bathroom and Laundry door Builders Selection NA

Semi-solid core and include a screw mounted aluminium grill powder coated to match the door colour.

900mm clear opening

Toilet Door Builders Selection NA A hollow core door with lift off hinges to be provided

900mm clear opening

Door hardware – internal Gainsborough 600 Series Metaline Satin Chrome Plate Lever handle

Door Stop for all rooms Gainsborough 600 Series 6203 BC wall stop To be fitted to all rooms 75mm length

Insulation wall Builders selection Builders selection For walls R2.5 minimum

Insulation ceiling Builders selection Builders selection For Ceiling R5 minimum

Architraves & Skirting Builders selection Builders selection Square or bevelled, and painted

67 x 18 mm (nom.)

Cornices Builders selection Builders selection Square set in bathrooms and toilets where wall tiles extend floor to ceiling

55mm coved throughout including garage

Carpet Beaulieu of Australia manufacturers, Bolyu range

Tuscan Range

Colour Choice: Skipper, Chocolate Brown, Dessert Brown, Amazon stone, Winter wheat, Natural Crème

Fitted with GOLD underlay

Internal Lighting Builders selection Builders selection LED Appropriately sized



“oyster’ type.

Light Switches & GPOs Clipsal P2000 Series Large switch format NA

Heating - GAS Braemar SH18 (4.8 Star) or SH25 (4.8 Star)

Wall mounted space heater including flu kit. Cover externally wall flued heaters to protect from touching – eg. children.

Refer to property size

Heating - GAS Rinnai

Energy Saver 556FTR (4.3 Star) 557FTR (4.2 Star) 308FTR (4.2 Star)

Wall mounted furnace including flu kit if required. Cover externally wall flued heaters to protect from touching – eg. children.


Heating - Electric NOBO E-Series Electric Panel Heater with Thermostat

Secure wall mounted and hard wired

Only where gas is not available. Refer to property size

HWS – Gas (Continuous Flow system)

Rinnai Infinity Externally located Sized to suit dwelling need


HWS – Gas (Storage system) Rheem Stellar Externally located Sized to suit dwelling need


HWS – Elect (Storage) Rheem Optima Off-peak. Sized to suit dwelling need

Only where gas is not available. Refer to property size

HWS – Solar Elect SOLARARK Off-peak electric boosted system

Off-peak. Externally located. Sized to suit dwelling need


HWS – Solar Gas SOLARARK Solar gas boosted system

Externally Located. Sized to suit dwelling need


Smoke Detectors Brooks EIPFSPTLH To Australian Standards. Hard wired & interconnected

Mains Powered Photoelectric (Optical) with built in 10 Year Plus



Rechargeable Lithium Cells

Windows Builders selection Aluminium, Sliding or Awning

Mesh fly screen and key locking system. Pelmets to all windows except wet areas and to be 300mm longer each side.

NA

Ceramic Floor Tiles Builders selection NA Ceramic, Slip Resistant (R10) NA

Ceramic Wall Tiles Builders selection NA Ceramic tile Full height all walls

Skirting Tiles Builders selection Builders selection In properties where laundries are stand alone

NA

Splashback Builders selection Builders selection Ceramic tiles, no glass splashbacks

To underside of cupboards in kitchen, 500mm above wash tub in laundry

EXTERNAL

Brick Architects Selection NA Builder to select with Principal approval ($800 per 1000 allowance)

NA

Roofing Colorbond NA DA approved colour range NA

Paths NA Concrete Broom finish 1200mm wide min

Driveway NA Concrete Broom finish, 4% black oxide To TAMS and developer specification

Gutters, Fascias, and Downpipes

Colorbond To match roof sheet NA NA

Gutter leaf protection system Metal NA Must be fitted with metal folded gutter guard treatment in gutters

NA

Rain Water Tank – only where Builders Selection Garden tap installed Plumbed to the toilet Size as per L&D’s. 2000L



an Environment and Planning Directorate DA requirement

off water tank minimum

Water Taps Builders selection Builders selection Located 1 each in the front & rear gardens

Also 1 off water tank

Exterior Lighting Builders selection Exterior Bunker Range To front and rear porch NA

Clothes Line Hills Rotary 450 Forest Glade or Supa Fold 210

NA NA

Eaves Lining Colorbond Metrol Metrib Powder coated metal Colour - Surfmist

Fence & Gates NA Seasoned hardwood timber paling

Provision for lockable gate to be accessed from both sides

1800mm high

Garden Shed Builders Selection Handi – Gable Shed Model: H2 or similar

only for dwellings with carport or where it’s a DA condition

On concrete slab, 3m2

Letterbox Builders Selection Must be brick or metal Must have padlock provisions Australia Post standard as minimum

Carport As per design NA Used only where separate carports are designed

-Ensuring where appropriate the carport maintains rear yard securing – e.g. fencing or gate

Garage Door Builders Selection Colorbond

Standard roller door. Remote operation only for Build to Sell and Adaptable dwellings

Colour to match window frames and guttering

LOUNGE

Room Design Requirements NA NA Refer table page 12-13 for min dimensions



Electrical Builders selection Builders selection NA 2 x lights 3 x double GPOs

Ceramic Floor Tiles Builders selection NA

Slip resistant, R10 ceramic tiles at entry, and in all of the lounge area in neutral colours

Heating As specified in heating section

NA Located not to impede furniture placement

NA

HALLWAY

Linen Cupboard NA NA 4 fixed shelves. Hinged cupboard doors, suitably located in hallway or entry

All units minimum 2100mm high x 450mm deep 1 bed units: Min 900 2 bed units minimum 1200 wide 3 bed units minimum 1500 wide 4 and 5 bed minimum 2200 wide

Ceramic Floor Tiles Builders selection NA Ceramic, Slip Resistant (R10) Neutral colours

Electrical Builders selection Builders selection NA 1 x light 1 x double GPO

MEALS

Room Design Requirements NA NA R10 Refer table page 12-13 for min dimensions


Electrical NA NA NA 1 x light 1 x double GPOs



KITCHEN

Hot Plates / Cook top Westinghouse WHS642SA

(Stainless Steel) 600mm

Oven Westinghouse Electric oven WVE613S

(Stainless Steel) 600mm

Range hood Westinghouse WRJ600US (Stainless Steel) Fixed range hood Flued to outside

600mm

Kitchen sink for Livable properties

Clark Candice 40501L (LHS) 40501R (RHS)

1100mm

Sink Mixer - Universal Venecia Sink Mixer 631001C4A -= NA NA

Cupboard Doors Builders selection NA Stainless Steel ‘D’ Style Handles

NA


Splash Back Tiles Builders selection NA Ceramic, no glass splashbacks

To underside of overhead cupboards or max 600mm high. To go down to 750mm high above FFL for adjustable benches.

Joinery Builders Selection

Builders Selection

Built in requirements: Microwave, oven and dishwasher space Poisons cupboard with child proof latch Soft Closing Doors and Cutlery insert

600mm wide pantry unit 1200mm long overhead cupboards Fridge Joinery: Allow minimum 850mm wide for 1 and 2 bedrooms Allow minimum 900mm wide for 3, 4 & 5 bedrooms



Electrical NA NA

2 double GPOs located 200mm above bench height 1 GPO for microwave 1 GPO for DW space 1 36 watt fluoro light

NA

BEDROOM 1

Room Design Requirements NA NA Room for 1 x queen bed or 2 x single beds

Refer table page 12-13 for min dimensions

Window NA NA

Sliding, with mesh fly screen and key locking system. Pelmets provided to all windows

NA

Built in Robes (BIRs) – Livable properties

NA

Sliding cupboard doors, melamine shelving, and ‘D’ style handles

2400mm high x 2400mm wide x 600mm deep BIRs

800mm full height hanging 800mm double height hanging 800mm wide shelves


Tuscan Range


Fitted with GOLD underlay.

Electrical NA NA NA 1 central light 3 double GPO's

BEDROOMS 2, 3 and 4

Room Design Requirements NA NA Room for 1 x queen bed or 2 x single beds


Window NA NA


NA



Built in Robes Bedroom 2 – Livable properties

NA

Slidingcupboard doors, melamine shelving, and ‘D’ style handles

2400 high x 1800 wide x 600 deep BIRs

1000mm full height hanging 800mm wide shelves

Built in Robes Bedrooms 3 & 4 Builders selection

Slidingcupboard doors, melamine shelving, and ‘D’ style handles

Hinged cupboard doors, melamine shelving, and ‘D’ style handles



Tuscan Range



Electrical NA NA NA 1 x central light 2 x double GPOs

BATHROOM

Room Design Requirements NA Refer table page 12-13 for min dimensions

Floor Waste Builders selection Builders selection Properties require a floor waste in addition to the waste in the shower.


Bath Tub Caroma Stirling 1525 Bath For properties of 3 beds or more

1525 x 770 x 330 D

Basin Mixer Venecia Basin Mixer CP (5S) 631000CFA

NA NA

Vanity Marquis Cronulla CRON901THKR

NA 900mm wide, minimum 2 draws and 2 doors.

Toilet Suite Stylus PRI400SC-A Prima II Close Coupled S Trap Suite - w/ - S/C Seat

Standard offset. Must include a china cistern

-For all pans, the seat should be a “double flap” or inclusion of “lid” as



standard.

Toilet Roll Holder Caroma Cosmo metal toilet roll holder CP 303128C

NA NA

Ceiling Exhaust and heating IXL NA

2 heat lamps for 1 and 2 bedroom properties and 4 heat lamps for 3+ bedroom properties.

NA

Euro Laundry NA NA Refer to Laundry for requirements

NA

Shower NA 1160mm x 1100mm shower cubicle with recessed soap holder

Hob less shower base to comply with AS 1428.1

Aluminium frame shower screen and door

Shower Mixer for Livable properties

Venecia

Shower Mixer Complete

631002C NA

Shower head and rail Shower head / rail- Virtu Plus

Starsafe Ecojet Neu 900mm 782732

NA NA

Grab Rail / Towel Rail Virtu

Straight grab rail 600mm / 800mm / 900mm (to suit room size and compliance

NA 32x 900 SS The grab rail is to substitute for towel rails

Medicine / Shaving Cabinet NA NA With mirror fronted hinged door recessed into wall

NA

Ceramic Floor Tiles Builders Selection Builders Selection

Ceramic floor tiles to be ceramic slip resistant R10 Floor waste with suitable grading.

NA

Wall Tiles NA Ceramic NA Wall tiles to be full height to all walls

Electrical NA NA NA 1 x central light



1 x GPO adjacent to vanity 1 x wall mounted light near shaving cabinet

TOILET



For all pans, the seat should be a “double flap” or inclusion of “lid” as standard.

Toilet door NA NA

Toilet doors are to be hollow-core with lift-off hinges; and height adjusted to enable lifting off

NA


NA NA

Electrical / Light exhaust fan combo

NA NA 1 x central light 1 x ceiling mounted exhaust fan

Fan to be vented to outside on same switch.

ENSUITE (provide for 4+ bedrooms properties only)

Room Design Requirements NA Refer table page 12-13 for min dimensions

Floor Waste Builders selection Builders selection ALL properties require a floor waste in addition to the waste in the shower.

NA



For all pans, the seat should be a “double flap” or inclusion of “lid” as standard.

Shower NA 900mm x 900mm Hob less shower base to Aluminium frame shower



shower cubicle with recessed soap holder

comply with AS 1428.1 screen and door

Shower Mixer Venecia

Shower Mixer Complete CP 631002C

NA NA

Medicine / Shaving Cabinet Builders selection Builders selection With mirror fronted hinged door recessed into wall

NA

Vanity Marquis Cronulla CRON901THKR

NA 900mm wide, minimum 2 draws and 2 doors.

Basin Mixer Venecia Basin Mixer CP (5S) 631000CFA

NA NA

Tiles Builders Selection NA

No feature tiles, ceramic floor tiles to be ceramic slip resistant. (R10) Floor waste with suitable grading.

1 x row skirting tile. 1800 high to shower, splashback 500mm maximum to vanity

Grab Rail / Towel Rail Virtu


NA 32mm x 900mm SS The grab rail is to substitute for towel rails

Floor Waste Drain Builders Selection Builders selection NA NA


NA NA

1 x ceiling mounted exhaust fan vented through roof to outside and switched separately

1 x central light 1 x GPO adjacent to vanity 1 x wall mounted light above shaving cabinet

LAUNDRY

Room Design Requirements

Additional floor space may be given for iron board usage and washing basket storage

Consideration should be given to wheel chair access to tub, and taps

The laundry should be located on an external wall for natural light and ventilation.

Hot water system is not to be located in the laundry.

Floor Waste Builders selection Builders selection ALL properties require a floor NA



waste in both Class 1 and 2 properties.

For combined bathroom / laundries and Euro Laundries

NA NA Doors to be provided to enclose laundry space

Refer to Bathroom specifications. Min Width 1500mm.

Broom cupboard To fit vacuum and ironing board

NA 1 x fixed shelf at height of 1600mm. Hinged cupboard doors

Minimum 2100 High x 450 Wide x 450 Deep Minimum 600 wide to 3, 4, & 5 bedroom dwellings

Washing machine set – Universal

Caroma Retro Washing Machine Set CP

Code 97905C NA

Wall Tiles Builders Selection NA Neutral colours 1 row of skirting and max 500mm splash back to tub and washing machine

Ceramic floor Tiles Builders selection NA Ceramic, Slip Resistant (R10) Neutral colours


NA NA

1 x ceiling mounted exhaust fan vented through roof to the outside and separately switched

1 x central light 2 x double GPO for Washing Machine and Dryer

Floor Waste Drain Builders Selection NA To be fitted centrally NA

Laundry Tub Clark Eureka 35L/45L 35l For 2 bed unit, 45l for 3 bed or more

308mm Wide x 606mm Deep x 873mm High

Laundry Tub water taps

Wall Mixer – Venecia Shower mixer complete CP 631002C Wall Spout – IRWELL IFS 150mm Laundry arm - 842334C4A

NA

Mixer tap to be located at door lever height adjacent tub with separate spout at rear over tub only

NA


Notes:

All wet areas are to be fully lined with 12mm structural plywood under wall sheeting and wall tiles to accommodate future grab rails.

Wet area sheeting/water resistant substrates – see clause 15.5 of AS1428.1

Bathroom and ensuite walls to be waterproofed to AS 3740 (2004). The Taskforce requires the use of fibre cement sheeting (villa board) manufactured in accordance with AS 2908.2

Building contractor to supply and install all items in the above tables.

Colour schemes are only suggested. Selected colours are to be from standard product ranges only.

NA means not applicable.


13. APPENDIX 2 – ADAPTABLE HOUSING INCLUSIONS AND SPECIFICATIONS LIST

This inclusions and specifications list for adaptable housing design is to be used in conjunction with the main brief and with Appendix 1 – Livable Housing Inclusions and Specifications List. Note 1: The specified Adaptable Housing Design Type (default Class C) is the design basis (unless noted otherwise) and additional client inclusions are noted below. Note 2: The architect and builder are required to obtain independent certification of adaptable compliance at DA Stage (architect or builder), Building Application (BA) stage (builder), Pre-Sheet stage (builder) and at Certificate of Occupancy (builder). Note 3: Reference documents for Adaptable housing include AS 4299 Adaptable Housing (1995) and AS 1428.1 Design for access and mobility – New building work (2009). Note 4: The term ‘adaptable housing’ refers to housing that has been designed and constructed to enable easy and relatively cheap modifications to be made in the future that will meet the changing needs of occupants and visitors – in other words, modifications that will turn the house into an accessible house. This may include the modification of kitchen joinery, laundry and bathroom to increase access and usability, or the introduction of support devices such as grab rails. Once the dwelling has been modified for use as per the Adaptable design outlined above, it may be referred to as Accessible (or Post-Adapted) Housing. Note 5: The requirement for the majority of Adaptable houses will be Class C but with client requested additional work to ensure the minimum of change and wastage to achieve accessibility post-adaptation. If a dwelling of a higher Adaptable Class (A or B) is required, it will be specified.


EXTERNAL

Internal Doors – Adaptable Class C

Builders Selection NA Semi solid core 900mm minimum clear opening

door hardware – external - Universal & Adaptable Class C

Gainsborough 600 Series Metaline Bright Chrome Lever handle



Garage Door – Adaptable Class C

Builders Selection Colorbond Remote door controllers and motors fitted

NA

Garage in Adaptable Class C

NA NA NA 2500mm clear height

LIVING ROOM

Floor covering Ceramic Tile Builders Selection Builders Selection R9/10 NA

BEDROOM 1

Floor covering “Tarkett” or Carpet Tiles Power Bond From specified range NA

Built in robes – Adaptable Class C

NA Sliding doors required NA NA

BEDROOMS 2, 3 and 4

Floor covering “Tarkett” or Carpet Tiles Power Bond From specified range NA

Built in Robes Bedroom 2 – Adaptable Class C

NA Sliding doors required robe in Bedroom 2

NA NA

TOILET

Toilet Suite Caroma Care 200 (including toilet seat and lid)

Walls to be blocked for grab handles

AS 1428.1 offset

Toilet door NA NA

If doors swing out, toilet doors are to be hollow-core with lift-off hinges; and height adjusted to enable lifting off

NA


NA NA


NA NA 1 x central light 1 x ceiling mounted exhaust fan




LAUNDRY

Washing Machine Taps Adaptable Class C

Stylus Elegance washing machine set CP

Code 631118C Must be lever style for adaptable properties

Laundry Tub – Adaptable Class C

NA NA Fixed spout over tub. Side mounted mixer operation

NA

BATHROOM

Wall hung Hand Basin for Adaptable Class C

Caroma Integra 500 wall Basin 1TH WH

Code 648210W Installation must comply with AS 4299- 1995 Clause 4.4

Suite for Adaptable Class C, B & A

Caroma Care 200 (including toilet seat and lid)

Walls fully sheeted with structural ply

AS 1428.1 offset

Grab Rails / Towel Rails for Adaptable Class C

Virtu Straight grab rail 600mm / 800mm / 900mm (to suit room size and compliance

Straight Stainless Steel. Grab rails to substitute towel rails

NA

Shower for Adaptable Class C

NA 1160mm x 1100mm shower cubicle



Shower head and rail for Adaptable Class C

Virtu Plus

Starsafe Ecojet Neu 900mm

NA NA

Toilet door NA NA

If doors swing out, toilet doors are to be hollow-core with lift-off hinges; and height adjusted to enable lifting off

NA


NA NA

Electrical NA NA 1 x central light 1 x ceiling mounted




exhaust fan

ENSUITE (provide for 4 plus bedrooms properties only)

Suite for Adaptable Class C properties

Caroma Care 200 (including toilet seat and lid)

Walls to be pre sheeted with structural plywood for DDA grab rails

Complies with AS1428.1

Shower area Adaptable Class C

NA NA Hob less shower base with aluminium framed shower screen

1160mm x 1100mm for Adaptable and 900mm x 900mm for Standard

Shower head and rail for Adaptable Class C properties

Virtu Plus Starsafe Ecojet Neu 900mm 782732

NA NA

Grab Rail / Towel Rail Virtu Straight grab rail 600mm / 800mm / 900mm (to suit room size and compliance


Wall Hung basin for Adaptable Class C

Caroma Integra 500 wall Basin 1TH WH

Installation to comply with AS 4299-1995 Clause 4.4

900mm vanity will be considered as an alternative

KITCHEN

For Adaptable Class C Properties Hot Plates / Cook top

Westinghouse WHS642SA (Stainless Steel)

NA 600mm

For Adaptable Class C Properties Range hood

Westinghouse WRJ600US (Stainless Steel) NA 600mm

For Adaptable Class C Properties Oven – side opening

Westinghouse

Electric side opening oven (Stainless Steel) WVES613S-R (right opening) or the WVES613S-L (left opening)

Oven is raised so that centre shelf of oven is located at 900mm above FFL (must have isolation switch)

600mm



For Adaptable Class C Properties Kitchen Sink

Clark

Candice 1100mm 1.75 bowls (40501L for LHS or 40501R for RHS)

Sink is set max 80mm from front of bench. Sink must be set into a bench which is adjustable to heights of 750mm, 800mm, 850mm, 900mm using wing-nuts

1100mm

Kitchen sink waste – Adaptable Class C

NA NA

Dual multilink space saver basket waste fitting is required, with flexible hose from above the waste pipe.

NA

Electrical – Adaptable Class C

NA NA

Separate switches to power points for both range hood and fridge, to be located within 300mm from front of bench top

Fan control also to be reachable, 300mm from front or side of bench

Sink Mixer – Adaptable Caroma Adelphi extended lever tap NA NA

Adjustable bench NA NA See Figure 6

To be a toggle arrangement with adjustability from 750mm-900mm in 50mm intervals. This is to be provided initially even though bench may be set at 900mm high

Splash Back Tiles Builders selection NA Ceramic

To underside of overhead cupboards or max 600mm high. To go completely to floor behind adaptable benches to allow for future



replacement of sink benchtop and cupboard under.

13.1 SUMMARY OF ADAPTABLE CLASS C REQUIREMENTS FROM AS 4299

Independent certification is required. An excerpt from pages 32 to 37 of AS 4299 is provided at Attachment A. Every ticked item in each column must be included for Adaptable Class A.

Room/Item Client Requirements

General Pre- and post-adapted drawings to be provided if deemed necessary by the Accessible Certifier

The floor plates as designed to be Class C Adaptable

Siting Accessible path of travel from property boundary to each adaptable unit and to waste, letterboxes, and clothesline

All accessible paths of travel shall have a textured slip-resistant surface that is traversable by a wheelchair

Grates on an accessible path of travel shall have circular or slotted openings not greater than 13mm in diameter or

width, and oriented so that the long dimension is transverse to the dominant travel direction

Path of travel to be a minimum 1200mm wide and include no steps

Maximum gradient of path of travel to be 1 in 20. Maximum cross fall on landings or path of travel to be 1 in 40

Where gradient is steeper than 1 in 20 it is a ramp and requires handrails both sides, tactile indicators, kerbs to AS

1428.1

Letterboxes Letterboxes located between 900mm and 1100mm above hard standing paving of maximum gradient 1 in 40

In large developments with large banks of letterboxes the letterbox heights can be extended beyond the above

provisions but must meet AS 1428.2

Parking Garages & car spaces with walls both sides and ends to be a minimum 6.0 (long) x 3.8 (wide) x 2.5m (high) in inside

measurements, with an outside parking area minimum 4.8m (wide) and 6.0m (long)

All other parking to be to AS2890.6 2009 (check with the certifier)

Minimum height in path of travel including roller shutters is 2.2m clearance



Electric remote control of garage doors is a requirement

Accessible Entry Front entry porch needs to be covered and shall have a clear area of minimum 1550mm x 1550mm.

Maximum 3mm step at entry threshold, with 530mm clear space on strike side of door (equivalent to 2 bricks)

A threshold ramp of 1 in 8 over a maximum 280mm is also permitted

Front and rear doors are to be fitted with meshed security screen doors, keyed alike, with closers and Perspex plate

Security screen door handles are to offset to entry door handles, but both must fit within the 900-1100mm height range

General Interior All doors throughout (internal and external) shall be 900mm minimum clear opening

External doors are to be solid core type; weather proof and the internal doors are semi solid core type

Sliding doors will need to be min 1020mm wide with a clear opening of 850mm to comply

Bedroom floor finishes will be “Tarkett Power Bond” (refer to inclusion list)

The Main Hallway or Corridors shall be of finished width minimum 1100mm clear of architraves (structural

measurement of at least 1180 to allow for linings and architraves)

Lever door handles between 900mm and 1100mm height throughout

Hardware on external doors must accommodate the interchangeable locking system

“Eye Spy” type viewer to be provided to all front doors without glazed side panels

Living Room and Dining Room

Provision for circulation space of min. 2250mm diameter in living area

Living area floor finishes will be ”Tarkett Power Bond”

Dining area floor finishes will be ceramic tiles (R10)

Power points to be between 600mm and 1100mm above floor level, and not within 500mm of an internal corridor

Telephone adjacent to GPO

Kitchen Floors and walls

Slip-resistant ceramic floor tiles R10 must be used: a certificate from the tile manufacturer is required to certify the R-

rating of these tiles

Floor surfacing finished right through to the perimeter walls of the room, and to 750 mm above floor level at

splashback, with kitchen cupboards installed afterwards

Ceramic splashback tiles to minimum 300mm above bench and from 700mm above FFL at the adjustable bench space

Where overhead cupboards, tile should extend to overhead cupboards



Cabinetry

The distances between parallel bench tops is to be 1550mm

Sink must be set into a bench which is adjustable to heights of 750mm, 800mm, 850mm, 900mm using wing-nuts

Removable joinery units are to be installed under each adjustable bench top to provide more storage within kitchen

Adjustable bench top with the sink must be designed to allow easy installation of a dishwasher

A work surface beside refrigerator on opening side of minimum 400mm

Provide at least one adjustable bench minimum 800mm wide on the opening side of the side-opening oven, which is

adjustable

Kitchen sink height must be adjustable – refer to the Inclusions List for actual adjustable requirements

cupboards constructed so that sections below the bench top can be easily removed to provide leg space for a person in

a wheelchair

A microwave oven shelf shall be installed at any height between 750 and 1100mm above floor finish level.

Bench space to the right hand side should also be provided

Appliances & switches

Wall oven shall be side opening

Oven is raised so that centre shelf of oven is located at 900mm above FFL

Refrigerator needs to be adjacent to work surfaces

Externally flued Range hood to be provided with a reachable switch within 900 - 1100mm above floor level

One power point within 300mm of front of bench and maximum 1100mm high; at least one double GPO within 300mm

of front of work surface

Isolation power switches for fridge to be located within 300mm from front of cabinetry to allow easy disconnection of

unit

Cook tops and range hoods to include isolating switch accessible from wheelchair

Provision shall be made for incorporating dishwasher in future with plumbing and electrical points to suit

Fittings

Kitchen sink to be a maximum 150mm deep as per inclusions list

Sink taps to be lever handles and /or mixer. Level handle mixer to be reachable - maximum 300mm from front of bench



when adapted

Main Bedroom Main Bedroom shall have a minimum size in accordance with the Design Brief

Circulation space should be illustrated on BA drawings

Wardrobe doors should be sliding doors in main Accessible bedroom

Bathroom The fittings and basic layout shall be in the Post-Adapted Accessible form. Lever and Shower taps – see AS 1428.1

Location of fittings and space - see AS 1428.1 Clause 10

Waterproofing - see clause 15.5 of AS1428.1

Shower and bathroom to be waterproofed to AS 3740 (2004)

General

Bathroom shall be a minimum size of 2000mm x 3500mm or 2500mm x 3000mm including shower, basin and toilet

Sanitary ware and fittings

Vitu plus Starsafe Ecojet rose on 900mm hand rail to be used in shower

Vitu Straight stainless steel Grab rails to substitute towel rails, 600mm / 800mm / 900mm (to suit room size and

compliance)

A wall hung basin with 'P' trap water seal to bench tops, with removable vanity unit underneath

Double power point beside mirror at 900mm – 1100mm above floor level

Clearance in front of washbasin to be 1500mm from wall behind it

Aluminium framed shower screen is acceptable, trim is fixed on top of the tiles and the glass inserted into the trim.

The door fixes to the trim and walls

Soap holder to be recessed

Floors and walls

All walls in bathroom to be fully sheeted with structural ply to full height (to allow for future flexibility and added

strength) with Fibre cement sheeting (villa board) manufactured in accordance with AS 2908.2 over structural ply and

under wall tiles

Slip-resistant ceramic floor tiles of at least R10 must be used: a certificate from the tile manufacturer is required to

certify the R-rating of these tiles

Fully tile the wall and floor underneath the vanity unit under the basin



Fall in shower zone shall be 1:60 to 1:80

Fall to a separate floor waste to the rest of the bathroom shall be 1:80 to 1:100

A bathroom floor that is entirely waterproofed irrespective of whether a shower screen is fitted, with floor tiling graded

to the shower floor waste, as per the post-adapted (accessible) layout, and waterproofing to 1500mm from shower rose

A certificate of waterproofing compliance will be required after construction Shower waste minimum 80mm diameter

Grab rails, complying mirror, basin taps, shelf can be added later (post-adaptation) to make it Accessible

Toilet Location of pan to side wall set out to be 450mm – 460mm to centreline and any waste through floor to permit later

adaptation for an accessible pan

Accessible toilet with matching seat and lid is to be provided (see inclusion list)

Toilet pan located so that the sewer penetration requires no modification when “Care Ware” pan is removed in lieu of a

Class C toilet and approved grab rails

All walls in toilet to be fully sheeted with structural ply to full height (to allow for future flexibility for grab rail

installation and added strength) with Fibre cement sheeting (villa board) manufactured in accordance with AS 2908.2

over structural ply and under wall tiles

Slip-resistant ceramic floor tiles of at least R10 must be used: a certificate from the tile manufacturer is required to


Toilet doors that swing out or lift-off hinges

Laundry Slip-resistant ceramic floor tiles of at least R10 must be used: a certificate from the tile manufacturer is required to


For front loading washing machines it is preferable that the washing machine is not in a corner especially the open side

Lever taps must be at the side of washing machines and tubs (e.g. can be installed on the laundry tub bench or the side

wall, maximum 300mm from front of tub)

Laundry can be incorporated into bathroom with outside ventilation

The laundry shall have a minimum clear spacing of 1550 for circulation

Double GPO provided for washing machine and dryer


Figure 6: Adjustable kitchen bench scheme. Note the toggle arrangements to the right of the cabinetry. The kitchen bench top shall have an arrangement that provides adjustability from 750mm to 900mm in 50mm intervals. Removable cabinets shall be provided under the height adjustable sink. These cabinets must be designed to be able to be easily removed prior to lowering the sink bench height.


Figure 7: Entry door requirements and joinery dimensions. This sketch is courtesy of Murray Coleman.


Figure 8: Bathroom floor waste requirements as per AS1428.1. Liveable and Adaptable dwellings must have falls to shower waste and floor waste in accordance with AS1428.1. The shower cubicle should not be relied upon to contain water as it may be removed and a shower curtain installed immediately after handover. The builder is to instruct the tiler on the following fall requirements:

Fall 1 in 100 = 10.0 mm / 1000mm (minimum fall in bathroom area)

Fall 1 in 80 = 12.5mm / 1000mm (minimum fall in shower area)

Fall 1 in 60 = 16.7mm / 1000mm (maximum fall in shower area) Experience has shown that these falls can be achieved with sufficient care and planning of the waste outlets. Floor tiles should not exceed 300mm x 300mm format to achieve these falls. To be designed to prevent a step at the bathroom door.


14. APPENDIX 3 – MATRIX OF COMPARISON BETWEEN LIVABLE AND ADAPTABLE STANDARDS

AND CLIENT REQUIREMENTS

Note: The client requirements exceed the Livable and Adaptable standards in some instances and are to be provided in addition to the base Livable or Adaptable standard required in the project requirements. NA means not applicable.

Element Item Silver Gold Platinum Class C Client Comments

Dwelling Access Path of Travel Width 1000mm 1100mm 1200mm AS1428.1 1200mm Minimum clear width.

Path of Travel Gradient 1:14 1:14 1:14 1:14 1:14 Fall away from building access.

Path of Travel Cross Fall 1:40 1:40 1:40 1:40 1:40 Fall to stormwater collection point.

Letter Boxes and garbage enclosures

Accessible path and height

NA NA NA Yes Yes Mandatory for Adaptable, where the site allows for Liveable.

Entry Porch Width 1200mm 1350mm 1500mm No 1350mm Minimum clear space requirements.

Depth 1200mm 1350mm 1500mm No 1350mm NA

Dwelling Entrance External Doors 820mm 850mm 900mm 850mm 900mm Solid core. Minimum clear opening.

Car Parking Width 3200mm 3200mm 3800mm 3800mm 3800mm NA

Length 5400mm 5400mm 6000mm 6000mm 6000mm NA

Height nr 2500mm 2500mm 2500mm 2500mm NA

Internal Doors Internal Doors 820mm 850mm 900mm 820mm 900mm Semi-solid core, minimum clear opening.

Corridors Corridor minimum width 1000mm 1200mm 1200mm 1000mm 1200mm Plasterboard face to face.

Toilet Width 900mm 1200mm 1200mm AS1428.1 1200mm Provide at ground or entry level.

Circulation Space (clear of door swing)

1200mm 1200mm 1200mm AS1428.1 1200mm NA

Toilet positioning detailed NA NA Yes AS1428.1 Yes NA

Shower Step free, corner, shower screens permitted

NA 900mm x 900mm

1160mmx 1100mm

1160mm x 1100mm

1160mm x1100mm

NA


NA 1200mmx1200mm

1400mmx1600mm

AS1428.1 AS1428.1 NA



Bathroom and toilet walls

Provide fixing surface for hand rails

1100N 1100N 1100N Yes Yes 12mm (structural) wall sheeting on all walls.

Kitchen Space To support movement and easy adaptation

NA Yes Yes Yes Yes Bench levels to be adjustable at sink and next to oven.

Bench and appliance clearance

NA 1200mm 1550mm 1550mm Yes To support ease of movement.

Slip resistant flooring NA Yes Yes Yes R10 NA

Task lighting above work surfaces

NA NA Yes No Yes NA

Laundry Space To support movement and easy adaptation

NA Yes Yes Yes Yes Ensure a broom cupboard is provided.


NA 1200mm 1550mm 1550mm 1550mm NA

Slip resistant flooring NA Yes Yes Yes R10 NA

Laundry Space (Continued)


NA NA Yes No No NA

Bedroom Provide at ground or entry level

NA Yes Yes Yes Yes For an adaptable property at least one bedroom must be accessible at ground level.

Minimum size 10m2 NA Yes Yes Yes >10m2 As per floor plan dimensions for Livable and Adaptable Client Specifications.

Path of Travel (minimum clear width)

NA 1000mm 1000mm Yes NA More space for bed side that is closest to door.

Internal Stairways To support movement and easy adaptation

NA Yes Yes NA NA NA

Stairway width NA 1000mm 1200mm NA NA NA

Straight design NA Yes Yes NA NA NA

One handrail NA Yes No NA NA NA

Two handrails NA No Yes NA NA NA

Minimum landing top and NA NA 1200mm x NA NA NA



bottom 1200mm

Light Switches Light switch height above FFL'S

NA 900mm-1100mm

900mm-1100mm

No 900mm-1100mm

NA

Power points PowerPoint height above FFL'S

NA min 300mm

min 300mm

min 600mm

min 300mm

NA

Switch action type NA NA 35mm No 35mm Rocker

Door handles Door hardware position NA 900mm-1100mm

900mm-1100mm

900mm-1100mm

900mm-1100mm

900mm-1100mm, Door and security doors handles must not clash.

Cupboard doors and drawers

Door hardware NA NA Lever or D-pull

D-pull D-pull Soft closing.

Taps Taps for basins, sinks and tubs

NA NA Lever or capstan

AS1428.1 Lever or capstan

Centre spout.

Family / Living room space

Minimum circulation dimensions

NA NA 2250mm 2250mm 2250mm To enable ease of movement clear of furniture.

Window sills Sill height to allow views from seated position

NA NA 1000mm No 1000mm NA

Window controls operate from seated position

NA NA Yes No Yes Concessions for kitchen, bathroom and utility spaces.

Flooring Floor coverings are slip resistant

NA NA Yes Yes Broadloom carpet or ”Power Bond” or ceramic floor tiles

All floor coverings to be firm and even. See specifications for type. Client to approve prior to installation.


15. APPENDIX 4 – SAMPLE ARCHITECTURAL AGREEMENT

Architectural Agreement between Insert Architectural Firm and ABN and Insert Taskforce or Builder Firm and ABN for developing Development Application (DA) documentation for: Block(s): Click here to enter text. Section: Click here to enter text. Street Address: Click here to enter text. Suburb: Click here to enter text., ACT Architectural Agreement Tasks and Due Dates

Item Due Date

DESIGN PHASE

Architects are engaged by the Public Housing Renewal Taskforce (Taskforce) through the Panel of Architects to produce a design proposal consistent with these Design Requirements and the specific site. The Architectural Design Consultant (Agent) and Taskforce Project Officer will meet regularly to ensure that time, and design parameters are met.

NA

The Agent is to sign “Architectural Agreement” which will be used in conjunction with the “Architects Agreement” and form the basis for the contract between both parties.

NA

The Agent is to produce three (3) Designs Options in liaison with The Taskforce. One (1) design will be approved by the Taskforce which is to be developed to a level which complies with relevant ACT planning rules and suitable for submission for a Pre-Application meeting with the ACT Planning and Land Authority (ACTPLA).

NA

A Pre –Application meeting with ACTPLA is organised by the Agent. After approval by the Taskforce of a Design

The Agent is to engage a sub-consultant team on behalf of the Taskforce and will manage that team (up to the Development Application (DA) Submission stage) to ensure that time and budget restrictions are met.

NA

The Agent is to submit preliminary DA drawings to the Taskforce for approval. The required drawings are to be consistent with the signed Architects Services Agreement listed under “Schedule 2”. Drawings are to have a consistent North Point on ALL plans. If a dwelling is to be Class C Adaptable design, then this needs to be notated in all drawing title blocks.

NA

The Agent is to provide any additional reports required by ACTPLA as part of the DA Application.

NA

Drawings are submitted for a required Energy Rating Audit accessed by an accredited auditor. All dwellings will require a Renewable Energy Certificate (RECS) from an accredited Nationwide House Energy Rating Scheme (NatHERS), and a WERS certificate for window design, to comply with ACT planning rules and ACTPLA requirements. Copies of these certificates must be given to the Taskforce Project Officer.

NA

Prior to lodgement of the DA application, the Taskforce through the use of their approved Builders Panel may seek indicative costings to ensure build-ability, anticipated time and cost restrictions are achievable.

NA

Once final adjustments have been made to the proposed design and the NA


Taskforce has approved the design, the Agent is to submit a DA to ACTPLA for approval. Floor plate envelope, boundaries offset, and external faced details need to be finalised at this point.

A complete copy of all documentation including sub-consultants documentation is to be provided in both a “DWG and a PDF” format on a disk to the Taskforce Project Officer prior to the payment of the third payment stage. No payment will be made without this information being provided in the format requested by the Taskforce.

NA

The statutory public consultation period will be held. During this period proposed plans will be advertised on the ACTPLA website where applicable.

30 working days

TENDER PHASE

Following lodgement of the DA, the Taskforce Project Officer will issue the tender to three (3) approved Taskforce Builders.

NA

Following the issue of the Tender, the Agent will answer any technical queries from the Builders nominated for Tender by the Taskforce, and close the Tender application process on behalf of the Taskforce. A Taskforce representative will collect the closed tenders from the Agent.

This process is complete once tenders are collected by the Taskforce.

Architectural Agreement

1. The Services

1.1. Project Description

Architectural Design Consultant (Agent) for the development of: Block(s): Click here to enter text. Section: Click here to enter text. Street: Click here to enter text. Suburb: Click here to enter text. Total Site Area: Click here to enter text.m2

1.2. General Scope

The scope of services outlined in this document describes the processes and deliverables required from the Agent during the course of the project in order to satisfy the clients’ ‘fit for purpose’ brief requirements. This scope is not exhaustive and is intended to include activities not described in detail but generally associated with these following key points: • Develop the Architectural Agreement with input from all parties and obtain Public Housing

Renewal Taskforce (Taskforce) signoff

• Develop at least three (3) design options for Taskforce approval (this amount may vary

based on development type)

• Attendance at design meetings and Taskforce Project Review Meetings as required (Agent

to prepare and distribute minutes and chair)


• Act on behalf of the Taskforce when dealing with Government Agencies such as the ACT

Planning and Land Authority (ACTPLA), the Territory and Municipal Services Directorate

(TAMS), ACT Heritage, Icon Water and ActewAGL

• Coordinate all sub consultant documentation of any required project documentation;

• Deliver designs on a (documented Ready for Tender) basis

• Deliver designs to address all criteria covered in the original Request for Tender and all

Lease Development Conditions.

1.3. Method of Delivery

This project will be delivered using emailed documents in Portable Document Format (.pdf) and hardcopies delivered at meetings. Documentation shall be required at various stages throughout the project as nominated below. In general, documentation shall be required at the following stages: • Stage 1 – Architectural Agreement

• Stage 2 – Three (3) Schematic Designs

• Stage 3 – Develop Schematic Design into Sketch Plans

• Stage 4 – Sketch Plans into Final Design Documentation Set

• Stage 5 – Final Design Documentation Set marked “For Tender” and “For Construction”

• Stage 6 – DA Application and Block Consolidation Applications submitted (remove if this

stage is not applicable)

• Stage 7 – Tender information and collection

1.4. Indicative Design/ Construction Program

• Schematics: Click here to enter text.

• Floor plans: Click here to enter text.

• Tender: Click here to enter text.

• Commence on site: Click here to enter text.

• Construction Complete: Click here to enter text.

2. Stages and Specific Scope

The Agent must perform and provide the following specified services, which are to be carried out in the following stages. Fees will be paid in respect once the Agent has fully performed all stages. Stage 1 – Architectural Agreement Architectural Agreement to be completed by the Agent as follows: • Objective: Complete Taskforce design requirements document comprising of the overall

project brief that addresses the issues, objectives, and actions which determine the nature

of the development and required construction works

• Actions:

Compile briefing information

• Deliverables: Architectural Agreement to be signed off by the Taskforce and the Agent.


Stage 2 – Schematic Design • Objective: Identify maximum yield opportunities whilst taking into account planning

requirements and any Lease and Development Conditions, and liaise with valuers in

determining this yield

• Actions:

Prepare three (3) schematic designs, with proposed typical floor plate layouts, in

accordance with the briefing information provided

• Deliverable: Drawings showing three (3) options per site (amount can be negotiated).

Stage 3 – Develop Schematic Design into Sketch Plans • Objective: Develop one (1) proposed Development Application Schematic Design from the

schematic stage of the service to comply with preferred planning option/s and any agreed

project objectives.

• Actions:

Consider Taskforce design requirements and any ongoing design development

throughout the course of the project

Comment on the adequacy of any documents / reports provided by other

consultants that may have some bearing on the ‘fit for purpose’ provisions

Identify the various authorities requiring contact and the nature of the enquiries

Confer only with the Taskforce for application approval

Prepare the preliminary sketch design, providing plans, elevations and other

information as required by the Taskforce and ACTPLA

Incorporate, co-ordinate, and comment on civil survey plans with relevant engineer

Ascertain a design and the documentation required for authority and any other

applications needed at this stage, including all necessary information required to

accompany a DA Submission

Agree contents and procedures for authority submissions with Architectural Design

Consultant prior to pre-application meeting

Attend meetings associated with the Pre-application Meeting as required

• Deliverables: Documents, including drawings, schematics, finishes board, and reports to

lodge at the Pre Application Meeting with ACTPLA.

Stage 4 – Sketch Plans into Final Design Documentation Set • Objective: Design development is the resolution and verification of the concept brief. This

stage provides the opportunity to optimise the sketch design and value prior to DA

Submission and Tender stage.

• Actions:

Allow adequate time for documentation to be reviewed by the Taskforce prior to

being submitted for DA as complete for this stage.

Allow time to incorporate comments and design changes provided by the Taskforce

in the documentation


Develop the sketch designs from previously submitted Pre Application

documentation, for the purposes of obtaining Taskforce approval and to submit for

DA Approval

Assist with the development of design documentation via input of possible

construction technique annotations and sequences with the assistance of builders

from the approved Builders Panel

Prepare and review drawing schedule and documentation.

• Deliverables: Updated documentation to incorporate design changes developed as part of

this process, including as a minimum:

A DA Documentation Package suitable for DA Submission and approval, including

Energy Rating and WERS approval certificates, and valuation documentation.

A Tender Package, including drawings (including any services drawings required),

schematics, schedules, and reports along with the Project Brief which further

includes schedules and Inclusion Lists in order to allow accurate tender pricing for

the construction works.

Agreed contents and procedures for authority submissions prior to application;

Attendance at meetings associated with the application as required.

Stage 5 – Final Design Documentation Set marked “For Tender” and “For Construction” • Objective: Provide a package including a detailed set of approved DA documentation ready

for submission, to provide a clear, comprehensive and unambiguous intent of the proposed

construction works, including the Taskforce design requirements, schedules of items,

inclusions lists and a Taskforce approved builders’ contract.

• Actions:

Confirm with the Taskforce the design layouts and details and ensure their

integration into the services design

Prepare and review drawing schedule and documentation and resources program

Manage de-briefing sessions with builders to discuss cost, time and build-ability

issues prior to tender

Advise unsuccessful tender applicants once the Taskforce has approved a successful

tender

Ascertain the documentation required for authority and other applications needed

at this stage

Agree contents and procedures for authority submissions prior to application

Preparation of sufficient contractual documentation to enable the calling of tender

pricing

• Deliverables: A detailed set of approved DA documentation ready for submission and

incorporating the Taskforce design requirements including:

Schedules of items and inclusions lists

A Taskforce approved builders’ contract, ready for tender

Incorporation of the services and design requirements as required into the

documentation


Stage 6 – DA Application and Block Consolidation Applications submitted (remove if this stage is not applicable) • Objective: To ensure that Taskforce designs meet the requirements of

• Actions: Submit a DA and Block Consolidation Application to ACTPLA for approval

• Deliverables: An approved DA submission

Stage 7 – Tender information and collection • Objective: Provision of technical assistance and administration of the tender process on

behalf of the Taskforce, ensuring all tenderers are treated equally, professionally and with

probity.

• Actions: Complete a standard template registering all tenders with tenderer’s name and the

time and date of lodgement (Tender Box optional)

• Deliverables: Completed tender registration sheet

3. Fee Schedule

Payment is to be in accordance with the details outlined in the Architects Tender Panel Contract.

4. Notes

The Agent will be used until the end of the Building Contractor’s Tender process, and once the Building Contractor has being selected for the project, this Architectural Agreement will expire. It is the selected Building Contractor’s choice to utilise the same architect used during the Design Phase, or another party, in order to convert the Development Application drawings and schedules into Construction Drawings to assist with the construction works.

5. Execution

Agreement by Architectural Design Consultant: Name: Click here to enter text.

Company Name: Click here to enter text.

Signature:

Date: Click here to enter text.

Approval by Taskforce Project Officer or Senior Manager: Name: Click here to enter text.

Title: Click here to enter text.

Signature:


Design Brief – Multi Unit Sites Page 1 of 60

DESIGN BRIEF – MULTI UNIT SITES Project: Click here to enter text. Initiative: Housing ACT Capital Program Delivery Method: Modified Design and Construct Project Description: Click here to enter text. Disclaimer Any representation, statement, opinion, or advice expressed or implied in this publication is made in good faith but on the basis that the Territory, 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 provided. Version May 2016


Contents

1. The Project ................................................................................................................. 5

1.1 Site Details ...................................................................................................................................... 5

1.2 Project requirements ...................................................................................................................... 5

2. Introduction to Design Requirements for Multi Unit Sites .......................................... 6

3. Tenant Requirements ................................................................................................. 6

4. Regulations / Standards / Design ............................................................................... 7

5. Site Yield .................................................................................................................... 7

6. Site Planning and External Features ........................................................................... 7

6.1 Site Orientation .............................................................................................................................. 8

6.2 Vehicular Access ............................................................................................................................. 8

6.3 Pedestrian Circulation ..................................................................................................................... 8

6.4 Car Parking/Accommodation ........................................................................................................... 8

6.5 Privacy and Address ........................................................................................................................ 9

6.6 Open Space ..................................................................................................................................... 9

6.7 Balconies ........................................................................................................................................ 9

6.8 Waste Management ...................................................................................................................... 10

6.9 Safety & Identity ........................................................................................................................... 10

6.10 Security ......................................................................................................................................... 10

6.11 External Lighting ........................................................................................................................... 10

6.12 Letterboxes and Signage ............................................................................................................... 10

6.13 Fences and Gates .......................................................................................................................... 11

6.14 Clotheslines and Dryers ................................................................................................................. 11

6.15 Garden Taps .................................................................................................................................. 11

6.16 Metering of Utilities ...................................................................................................................... 12 6.16.1 Electrical ........................................................................................................................................ 12


6.16.2 Water ............................................................................................................................................ 12 6.16.3 Gas ................................................................................................................................................ 12

6.17 Landscaping .................................................................................................................................. 12 6.17.1 Plantings ........................................................................................................................................ 12 6.17.2 Mulching ....................................................................................................................................... 13 6.17.3 Turf ................................................................................................................................................ 13 6.17.4 Retaining Walls .............................................................................................................................. 13 6.17.5 Driveways ...................................................................................................................................... 13 6.17.6 Footpaths ...................................................................................................................................... 13

7. Floor Plan Dimensions for Multi Unit Sites ................................................................ 13

7.1 Floor Plan Layout .......................................................................................................................... 15

8. Dwelling Design and Internal Features ...................................................................... 15

9. Environmentally Sustainable Design ......................................................................... 16

9.1 Draught proofing ........................................................................................................................... 16

9.2 Windows ....................................................................................................................................... 16

9.3 Water usage .................................................................................................................................. 17

9.4 Lighting ......................................................................................................................................... 17

9.5 Hot water systems ........................................................................................................................ 17

9.6 Heating ......................................................................................................................................... 17

10. Designing out Maintenance Issues ......................................................................... 17

11. Property Inclusions ................................................................................................ 18

11.1 Hot Water Systems ....................................................................................................................... 18

11.2 Space Heating Systems .................................................................................................................. 19

11.3 Lighting ......................................................................................................................................... 19

11.4 Telephone/Data Services............................................................................................................... 19 11.4.1 Television Services ........................................................................................................................ 19 11.4.2 Cabling ........................................................................................................................................... 20 11.4.3 Connectors .................................................................................................................................... 21 11.4.4 Amplifiers ...................................................................................................................................... 21 11.4.5 Other considerations..................................................................................................................... 21

11.5 Smoke Detectors ........................................................................................................................... 21

11.6 Windows ....................................................................................................................................... 21


11.7 Doors and hardware ...................................................................................................................... 21

11.8 Security ......................................................................................................................................... 22

11.9 Ceramic Floor Tiling ....................................................................................................................... 22

11.10 Carpet ....................................................................................................................................... 22

11.11 Colours & Finishes ..................................................................................................................... 22

11.12 Fixtures and Fittings .................................................................................................................. 22

11.13 Kitchen ..................................................................................................................................... 22

11.14 Ventilation ................................................................................................................................ 23

11.15 Wall Linings .............................................................................................................................. 23

11.16 Roofing, Fascia Gutter and Eaves Linings ................................................................................... 23

11.17 Bathrooms, laundries and associated wet areas ........................................................................ 23

12. APPENDIX 1 – Livable Housing Design Inclusions and Specifications List ................ 25

13. APPENDIX 2 – Adaptable Housing Inclusions and Specifications List ...................... 38

13.1 SUMMARY OF ADAPTABLE CLASS C REQUIREMENTS FROM AS 4299 .............................................. 43

14. APPENDIX 3 – MATRIX OF COMPARISON BETWEEN LIVABLE AND ADAPTABLE STANDARDS ..................................................................................................................... 52

15. APPENDIX 4 – SAMPLE ARCHITECTURAL AGREEMENT ........................................... 55


1. The Project

Project Officer: Click here to enter text. Email: Click here to enter text. Telephone: Click here to enter text. Principal’s Representative: Click here to enter text. Email: Click here to enter text. Telephone: Click here to enter text.

1.1 Site Details

Block(s): Click here to enter text. Section: Click here to enter text. Street Address: Click here to enter text. Suburb: Click here to enter text. Block Area (consolidated): Click here to enter text. Residential Zoning: Choose an item. Dwelling Type: Choose an item.

1.2 Project requirements

Select all that apply from the following checklist: Livable Housing Design Silver

Livable Housing Design Gold (default if no other options are selected)

Livable Housing Design Platinum

Adaptable Housing (AS4299, AS1428) Class A

Adaptable Housing (AS4299, AS1428) Class B

Adaptable Housing (AS4299, AS1428) Class C (default if no other options are selected)

Remember the client requirements take precedence over the minimum Livable and Adaptable standards. If the dwelling is nominated as an Adaptable House Class A, B, or C refer to Appendix 2. Following are site specific conditions to consider in the design: Click here to enter text.


2. Introduction to Design Requirements for Multi Unit Sites

This Design Brief has been prepared to provide advice to the Architectural Consultant and the Building Contractor on design principles required used to prepare designs for Housing ACT. Housing ACT requires dwelling designs that allow for a range of life stages and disabilities without the need for major modifications or tenant relocations. Therefore it is important for the design to have a degree of flexibility that meets the needs of many people, without discriminatory barriers. It is important for the tenants to identify positively with their dwelling, to feel psychologically comfortable, and therefore the proposed design should fit the context of its street and neighbourhood character, creating a sense of belonging to the tenants. Developments should:

• Achieve a minimum six star energy rating;

• Meet Livable Housing Design Guidelines (Gold Level) as a minimum;

• Have the ability to be changed with minimal effort and cost to meet most tenants needs;

• Have low maintenance and repair costs;

• Have low running costs for energy and water usage;

• Have low upfront construction costs; and to

• Provide a quality of living as most residents are low income earners. Whilst Housing ACT wants to provide suitable accommodation for the intended residents, the intention is to integrate the public housing property portfolio, whilst being sensitive to the neighbourhood context surrounding the site. This document outlines the mandatory and minimum requirements by Housing ACT in the design and construction of new dwellings. Dwelling designs must also comply with the National Construction Code, the Territory Plan, applicable Australian Standards, and any specific site lease conditions.

3. Tenant Requirements

Under the ACT’s Social Housing Principles, the dwelling design is to provide long term accommodation for the following tenant types: Tenants who are elderly: A dwelling that provides and encourages an active lifestyle, and the ability for residents to ‘age in place’ by living longer at home is required. Ideas such as providing a view out to a private garden from the living rooms, and provision of a flat paved, or decked, outdoor areas with access to these garden beds is appreciated.


Tenants with a disability: Specific residences for tenants with a disability will typically need to comply with certain standards outlined in Provide accessible dwellings that comply with Australian Standard 4299 and 1428, Design for Access and Mobility. Tenants with low income: All dwellings are accommodating low income earning tenants, therefore providing a house that is energy efficient and low maintenance is a priority. Installation of low cost and low maintenance gardens, durable and robust internal and external finishes, energy efficient appliances for heating, hot water service and well orientated dwellings are priorities.

4. Regulations / Standards / Design

All design and building work must conform to the requirements of the following codes, authorities and standards: All design and building work must conform to the requirements of the following codes, authorities and standards:

• The ACT Territory Plan • Specific Policy, Development Plans and Site Lease Conditions • Building Code of Australia (BCA) • Multi Unit Development Code • Other relevant legislation and authority requirements • Minimum six star Energy rating • Livable Housing Design Guidelines (as selected) • Adaptable Housing Design Standards (as selected)

5. Site Yield

Efficient use of land is essential through obtaining optimum dwelling yield on the site.

6. Site Planning and External Features

The design solution for each site should be consistent with the Lease and Development Conditions for the area and take special note of any environmental issues. To achieve this in a multi unit development it may be necessary to break the site or sites into smaller, discrete packages each with their own identity, access points and street address. There should be no design element which suggests that the dwellings are “public housing” properties however extravagant / costly to construct designs are not required. It is important to arrange the site in a way that defines it as private property to discourage outsiders from taking shortcuts through the site and from loitering. There will need to be a clear delineation of public and private areas through the use of fences and gates. To engender a sense of ownership amongst residents, public and residual open space is to be minimised in favour of private open space. Private open space must relate closely to connected units and not be compromised by overlooking from upper level units. Some area of common open space may be considered appropriate where serving a maximum of 6 households.


6.1 Site Orientation

Buildings shall be oriented to effectively utilise solar passive principles. As public housing properties are generally not air-conditioned, designers are encouraged to maximise natural ventilation using cross flow ventilation and good design. The buildings shall be sited to:

• cap yield to 25 units per development (for Design and Construct contracts, unless otherwise advised)

• optimise solar access to all units • provide adequate cross flow ventilation to individual properties • maximise the security and privacy of the site • screen utility areas from view • reduce site maintenance costs.

6.2 Vehicular Access

The design solution must minimise conflict between vehicular and pedestrian traffic, and provide adequate driveway and turning areas for cars, waste collection, fire-fighting vehicles, removalist vans and emergency service vehicles. Driveways must be located to minimise impact on adjoining properties. Driveways must be designed for suitable drainage and to divert water away from buildings. Driveway design should be located directly so that site coverage is minimal therefore having economic landscaping costs.

6.3 Pedestrian Circulation

Provide a system of paths integral with the design and with suitable wheelchair access. The system should include a primary path route travelled most by occupants and visitors that is a clear and direct route from the car parks and site entry to all units and key points in the development. Primary paths shall be a minimum width of 1200mm and shall be obvious from car parking. In developments containing Adaptable Class C properties, the primary path shall comply with AS 1428.

6.4 Car Parking/Accommodation

Wherever possible tenant car parking areas are to be covered by a carport structure and are to be located close to individual units at ground level to maximise passive surveillance by the residents from their units. Car parking should be arranged in clusters dispersed around the site rather than in one or two large groups. Parking for Adaptable/Disabled tenants shall be located as close as possible to the units. In order to preserve the external and internal streetscape it is preferred that as much parking as possible is located in “mews” type arrangements at the rear of the housing.


If basement car parking is the only option due to site constraints the basement should be secure, well lit and incorporate individual storage for each unit. Access to the basement should be via a building management system (BMS). Parking provisions shall be in accordance with the Territory Plan.

6.5 Privacy and Address

Site planning should clearly delineate public spaces from private spaces. Public space includes the entry to the development, the primary path and the car park/s. Semi-public space includes communal outdoor and indoor areas surrounding community rooms, play equipment and barbecues. Semi-private space includes unit front entries, stairwells and lift lobbies, and front gardens. Private space includes backyards, courtyards, balconies, utility areas and rear house entry zones. Windows and doors to dwellings should be located to reduce overlooking from adjacent properties. Laundry, bathroom and toilet windows should not be prominent from public areas and are to be screened.

6.6 Open Space

The Taskforce prefers schemes with minimal common outdoor spaces. Design for minimum maintenance of the space is essential. It is desirable that common open space be aggregated together in an appropriate location for resident use, such as the semi-public space required adjacent to community rooms, barbecues and play equipment. Small unmanageable areas of common open space fragmented throughout the development should be avoided. Private open space should be in accordance with The Territory Plan, be useable and have an appropriate level of privacy.

6.7 Balconies

Where other private open space is not provided, provide at least one primary balcony, in accordance with the following design principles:

• allow views and casual surveillance of the street while providing for safety and visual privacy

• ensure balconies are not so deep that they prevent sunlight entering the apartment • include weather protection to prevent rain hitting the sliding door to the unit • locate adjacent to the main living areas, such as living room, dining room, or kitchen to

extend the dwelling living space • ensure balcony is sufficiently large and well proportioned to be functional and promote

indoor/outdoor living such as table and chairs


• detail balustrades using a portion of solid to transparent materials to address sight lines from the street, public domain and adjacent developments

• coordinate and integrate building services, such as drainage pipes, with overall façade and balcony design, for example, drainage pipes under balconies are not to be visible as they have a negative impact of the overall façade appearance

6.8 Waste Management

Waste management shall comply with relevant ACT Government codes, including the requirements of the Territory and Municipal Services Directorate (TAMS).

6.9 Safety & Identity

Each dwelling shall have a “sense of address” within the street and the principal entrance must be easily identifiable and accessible. Internal passive surveillance of public and private spaces should be achieved to the extent possible in order to help minimise security risks and threats.

6.10 Security

Provide security doors to all common entrance lobbies with intercom service to units located off the common lobby. Ensure that all windows and sliding doors can be locked in a closed and partially open and secure position. Ensure that all meters, taps and controls in common areas and public areas are tamper proof. Provide standard ActewAGL padlocks to meter boxes. For larger sites, provide signage at potential intrusion points with wording similar to “Private gardens – residents only”.

6.11 External Lighting

All grouped car parking, primary paths and semi-public open spaces shall be carefully lit with vandal resistant light fittings and carefully located so as not to shine into dwellings and to ensure a safe environment. External ambient lighting to common areas shall be provided in accordance with the Australian Standards and may be increased beyond minimum requirements to address specific security concerns. A sensor light should be provided at points of access and stairwells, and to the front and rear doors of the ground floor units.

6.12 Letterboxes and Signage

Letterboxes shall be provided for all dwellings in accordance with Australia Post requirements with provision for individual padlocks.


Multi unit letter box stations are to be centrally located near the main entrance with body corporate letter box included. Concrete pathways must provide suitable wheel chair access to the letterbox. Provide an integrated system of signs for each discrete portion of the development and all units within. Signs should be located to be clearly visible from the street. Signs shall be non-illuminated and a maximum of 900mm above ground level with letters minimum 100mm high, vandal proof and maintenance free. Locate signs to borrow lighting from other sources such as street lighting.

6.13 Fences and Gates

Boundary fencing must comply with any specific requirements in the Notice of Decision. When fencing is required to be provided the entire cost for fencing the site will be incorporated in the tender proposal. Contributions from neighbours are not required. Unless otherwise specified in the drawings or the Notice of Decision, fences adjoining neighbours shall be 1.8m hardwood timber paling with three rails and metal posts. Fences adjoining Territory Land shall be 1.8m hardwood timber paling lapped and capped with three rails and metal posts, all fences shall be close fitting to the ground. A sleeper plinth should be used if necessary to reduce any gaps. Metal panel fencing may be required where there is already a precedent such as when private neighbours have existing metal fencing. Wing fencing and pedestrian gates shall be provided as a division between front and rear yards. These should match existing fencing and be 1.8m high and close fitting to the ground. Latches should be operable from both sides of the gate and should be lockable by padlock. Tenants will provide their own padlocks. Other forms of fencing are acceptable only when it is a Development Application or Lease and Development requirement.

6.14 Clotheslines and Dryers

Apartments with ground floor courtyards or balconies shall provide an area screened from public view for a wall mounted clothes drying rack with solar access as well as a clothes dryer located above the washing machine location. All above ground units shall include a clothes dryer as per the specifications and inclusions List. Clothes dryers must be provided in conjunction with an exhaust fan ducted to outside air. Screened clothes lines provided on balconies of above ground units where possible.

6.15 Garden Taps

All garden areas (private and common) are to be serviced by suitably positioned taps connected to mains water. Generally, this will comprise one tap in each private open space in close proximity to the car accommodation if applicable. Taps are to be provided to all courtyard areas. Courtyards must have suitable drainage arrangements such that water retention/run-off does not adversely affect surrounding areas or neighbouring properties.


6.16 Metering of Utilities

6.16.1 Electrical

All dwellings shall be separately metered in accordance with ACTEW metering requirements.

6.16.2 Water

Water supply in multi-unit public housing sites which shall be in accordance with ACTEW metering requirements. Separate metering shall be provided in the first instance, if local authorities cannot provide separate metering then the builder is to allow for separate sub metering per dwelling via a “building management system”.

6.16.3 Gas

Gas supply in multi-unit public housing sites shall be in accordance with ActewAGL (Jemena) metering requirements. Separate metering shall be provided in the first instance, if local authorities cannot provide separate metering then the builder is to allow for separate sub metering per dwelling via a “building management system”.

6.17 Landscaping

The development must be landscaped with all areas fully integrated with the buildings, car parking and path system. Wherever possible, retain existing mature plantings so that the completed project can appear to be integrated within the existing neighbourhood context. Upgrade and maintain all verge plantings. Landscape design should be low maintenance with minimal use of grassed areas except for reinstating verges and if there is a specific requirement for play areas. Internal courtyard spaces are to be hard landscaped for low maintenance and to facilitate wheel chair access. Saw cut concrete with 600mm grid with 4% oxide to imitate pavers reduces maintenance compared to pavers and is better for wheel chair access. Wheel stops and guards are to be used in all carports to prevent vehicles from hitting retaining walls, drop offs and services. Multi unit sites of more than ten units may have a raised Community Garden. Size will be determined by the site conditions.

6.17.1 Plantings

Plantings are to be identified in a landscape plan with species and pot sizes marked. Minimum pot size is 140mm. Plants should be carefully chosen for low maintenance, low invasive character, mature height and shade where appropriate, and to provide character and identity to the buildings and the street.


Common grass areas are to be irrigated with a manual irrigation system. Planting may require irrigation depending on choice of plantings. Water usage is to be minimised through appropriate selection of plantings. All plantings must be commonly available and sourced from the Canberra area. Planting to be spaced at 0.75 of mature plant width. Plants should be planted in beds with Minimum 200mm good quality topsoil with organic matter. Ground under topsoil to be cultivated to a minimum depth of 150mm.

6.17.2 Mulching

Organic mulching or gravel (front verge) may be used where required within a co-ordinated landscape design. Where organic mulch is provided a minimum of 100mm of mulch is required.

6.17.3 Turf

Areas of the site to be grassed shall be turfed to ensure they are established quickly. Verges and other land that needs to be reinstated can use either “dry land grass” as well as “reconstituted red granite”. All turfed and dry land grassed areas are to be watered, weeded and fully established within the landscape consolidation period.

6.17.4 Retaining Walls

Retaining walls shall be constructed from stone, brick or concrete. The use of treated timber is not permitted for retaining walls except to fill in gaps under fences.

6.17.5 Driveways

Driveways may be concrete or asphalt. Concrete driveways shall have 4% black oxide to prevent glare and delineate driveways from footpaths.

6.17.6 Footpaths

Concrete paths shall as a minimum be provided from: • The street, driveway, carport, garage to the front entrance door • The laundry external door to the clothes drying area

Concrete pavement shall as a minimum be provided outside all external doors and extend the full width of the doorway plus a minimum of 100mm on either side of the door opening.

7. Floor Plan Dimensions for Multi Unit Sites

The Taskforce has developed a clear understanding of the minimum requirements for public housing dwellings. The following guidelines shall be used when designing general purpose dwellings. The


guidelines outline the area requirements, and the spatial and functional relationships of the various spaces. Area provisions are indicative only, and include desirable minimum internal dimensions.

Dwelling Type Adaptable Class C Requirements 1 bed

Area (m2) 2 bed Area (m2)

3 bed Area (m2)


Bedroom 1 16 16 16 3650 Bedroom 2 NA 12 12 2800 Bedroom 3 NA NA 11 2600 Bedroom 4 NA NA NA 2600 Bedroom 5 NA NA NA 2600 Living NA NA 18 3400 Living/Dining 20 20 NA 3000 Family/Meals NA NA 15 3000 Kitchen 7 8 8 1550 Bathroom with toilet

NA 7.5 7.5 2500

Laundry NA 4.3 4.3 2400 Laundry and Storage

9.5 NA NA 2500

Linen Cupboard 0.4 1.5 1.5 900

Dwelling Type Livable GOLD Requirements 1 bed

Area (m2) 2 bed Area (m2)

3 bed Area (m2)


Bedroom 1 13 13 13 3000 Bedroom 2 NA 12 12 2800 Bedroom 3 NA NA 11 2600 Bedroom 4 NA NA NA 2600 Bedroom 5 NA NA NA 2600 Living NA NA 14 3400 Living/Dining 20 20 NA 3000 Family/Meals NA NA 15 3000 Kitchen 7 8 8 1200 Bathroom 10 10 10 1800 Ensuites NA NA NA 900 Toilet NA NA 2 900 Laundry 1.5 1.5 3.4 1600 Linen Cupboard 1.5 1.5 1.5 900 Other 18 20 21 NA Total GFA 71 86 110.9


Ensuites NA NA NA 2400 Other 19 22 23 NA Total GFA 94.5 114.3 152.3

Notes:

• ‘Other’ includes provision for internal circulation spaces • Apartments may have a European cupboard laundry or place the laundry in the bathroom • NA means not applicable • GFA means Gross Floor Area • For Adaptable dwellings, independent certification is required • Combined Bathroom and Laundry for Adaptable units is a minimum 11.8m2 area

7.1 Floor Plan Layout

For examples of Floor Plan Layouts for multi unit sites, refer to pages 67 and 68 of the New South Wales Residential Flat Design Code as at June 2015. This extract is provided as Attachment A however the complete Design Code is available at http://www.planning.nsw.gov.au/residential-flat-design-code.

8. Dwelling Design and Internal Features

Refer to Appendices for generic and client specific requirements. A summary of mandatory requirements for all Livable and Adaptable designs (which may differ from the base specification) is outlined below:

• Individual and groups of units shall have a clearly delineated entry related to the street or primary path system running through the site

• Full height structural plywood sheeting is to be provided in all wet areas to allow the installation of fixtures in any position.

• A covered porch or roof overhang is required to protect front entries from rain egress. • A roof overhang should adequately protect rear entries. • The main entry door should be located so that a direct view into the main living area is

minimised. • Living and dining or family and meals areas are to have direct access to suitable outdoor

private spaces or balcony. • Special care shall be taken with the placement of windows in relation to paths. If awning

windows are used they must not project into the path of travel. • Living and sleeping areas should be kept separate for functional and acoustic reasons; • Kitchen areas should be outside the main circulation routes. Locate the Kitchen so that

passive surveillance of the rear garden is possible; • Laundries should be located so that there is direct access to the external drying area where

possible. • A separate entry hall is not required but a defined space is desirable. • Diagonal circulation routes across rooms should be avoided. • Bathroom and WC should be accessible to the sleeping areas without the need to pass

through the living areas. • Toilet doors should be located so that toilets not visible from main living spaces and

entrance.

http://www.planning.nsw.gov.au/residential-flat-design-code

http://www.planning.nsw.gov.au/residential-flat-design-code


• Bedrooms located to maximise privacy and reduce potential noise from neighbours. • Bathrooms and laundries should have direct natural lighting and ventilation wherever

possible. If direct natural lighting is not an option for internal bathrooms then skylights are to be provided.

• External doors are to be 900mm minimum clear opening (Platinum Standard) and have a solid core construction with spy hole to front door if no side light is provided.

• Internal doors are to be 900mm minimum clear opening (Platinum Standard) with semi solid cores.

• Toilet doors are to be hollow core and must be provided with lift-off hinges and be height-adjustable to enable lifting off. For combined bathroom and toilet areas, lifts off hinges are not required and a semi solid core door will be provided.

• Windows and glazed sliding doors should generally be no higher than the standard 2100mm so our tenants can obtain standard windows furnishings at lower costs.

• Pelmets must be provided above all bedroom and living area windows. Pelmets should have a hinged front flap allowing the easy installation of a curtain track and curtains by others. The pelmet should extend approximately 300mm past the window frame so that when curtains are opened they don’t cover the window opening.

• Natural lighting should be maximised to all rooms. • Plumbing services should be grouped so as to minimise the amount of ductwork, false

ceilings and runs required. • Anti water hammer devises shall be fitted to all water systems. • Easy access for the removal and installation of furniture should be provided for all rooms,

and for common external/internal stairwells, lifts wells. • In walk-up apartments the need for screen doors for entries to dwelling units off common

areas must be allowed for so as to comply with access/egress requirements of BCA.

9. Environmentally Sustainable Design

9.1 Draught proofing

All windows and doors must be designed and fitted to minimise drafts entering living spaces. No light should be visible between the door and door frame. All external doors including the door between the garage and living area shall have well fitted draught excluders. All exhaust fans must have back draught dampers.

9.2 Windows

Window size and extent should not be unnecessarily large and a balance is required between aesthetics, air flow, and energy efficiency and to reduce the cost of window dressings (supplied by the tenant). Sliding windows are preferred to achieve maximum airflow as no air-conditioning or ceiling fans are provided. Awning windows should be used when small windows in toilets and laundries are required or where openings need to be restricted. With multi unit apartments, design for good cross flow ventilation.


Pelmets are to be provided above windows in all bedrooms and living areas. These are to extend 300mm either side of the window to allow heavy drapes to be fully opened without intruding into the window space.

9.3 Water usage

Place the hot water supply close to the kitchen if possible. Select water efficient shower heads taking into consideration continuous hot water systems require a minimum flow rate to work effectively.

9.4 Lighting

• Energy efficient fluorescent or LED lighting shall be provided ensuring satisfactory lighting levels for the space, including long tube fluorescent lighting in the garage or carport. Surface mountain ‘Oyster’ lights are preferred. Downlights should not create an unsealed ceiling penetration and globes should be able to be easily change by the tenant.

9.5 Hot water systems

In the case of multi unit apartments individual Instantaneous three phase electric hot water systems must be installed for individual utility billing. Solar hot water systems shall only be provided when required as part of the sites development conditions or where client specified.

9.6 Heating

Nobo Electrical wall heaters are preferred and are to be provided in living areas only for dwellings up to 2 Bedrooms. . Where a Gas heater is used it must be wall or floor mounted (permanently fixed) with energy star ratings greater than 4.2 are required. One appropriately sized gas heater per residence located to serve the largest living area space.

10. Designing out Maintenance Issues

Unless instructed by the client to provide another design solution the following shall be provided.

• Floors are constructed from concrete. • Party Wall Systems – where required are to be either concrete or masonry. “Gyprock”

plasterboard systems are not allowed. • Roofs, fascia, gutters and eaves are to be constructed from metal. • All properties (includes car accommodation and waste enclosures) shall include a leaf

protection system installed to gutters. • Pergolas and sunshade structures shall be metal or similar product e.g. aluminium or

galvanised / painted steel.


• Courtyard screening shall be manufactured from metal or reconstituted plastic unless otherwise specified by lease and development conditions.

• Lockable ceiling hatches are to be provided in secure locations allowing access to all parts of the roof space.

• All internal doors (except removable toilet doors) are to be semi solid doors • Bathroom Doors to be semi solid with a screw mounted ventilation grill • All wall linings are to be 13mm impact resistant plasterboard up to 1200mm above FFL with

standard 13mm above to FCL. • All combined bathroom / toilet / laundries are to be tiled from floor to ceiling. • Bathrooms and ensuite shall have a mechanical exhaust system. • All Laundry areas shall have a mechanical exhaust system for venting clothes dryers (this

may exceed BCA requirements). • Provide soft closing kitchen cabinet doors and draws. • Where an accessible entrance is at risk of water ingress (heavy downpour or wind driven

rain) a covered area above the entrance and a strip drain is required to be connected directly to the stormwater system or to a garden bed/soft landscaping which has a nearby drainage system connected to the stormwater system.

• Where required, all garage/basement entrances shall be protected with a strip drain connected to storm water.

• Balconies shall be concrete construction and waterproofed. • All windows are to be aluminium sliding or awning types.

11. Property Inclusions

11.1 Hot Water Systems

All hot water systems shall be selected and installed for maximum durability and compatibility with the developments water supply composition. All 3 phase instantaneous flow electric hot water systems shall be covered by a minimum 10 year warranty. Thermostatic mixing valves (as opposed to tempering valves) should not be used in any installation unless specified. If a hot water storage system is used, run untempered water to the kitchen and tempered water to the bathrooms. The relief valve for hot water storage systems must be run with a readily visible air gap into a tundish or drain to stormwater and not onto any pavement, garden or absorption facility. Central gas hot water systems are NOT preferred in multi unit developments due to lack of system redundancy and tenant billing issues that can result when the development is not fully occupied. All solar hot water systems must be designed to operate in Canberra’s (frost prone) weather conditions and shall be covered by a minimum 10 year warranty on the tank and solar heat exchanger system and a minimum 1 year warranty on all other components of the hot water system. All solar hot water systems (where required) must be designed and sized to displace a minimum energy equivalent of 20MWh over a 10 year period.

Hot Water Systems Dwelling Type Bedrooms HWS

Multi unit complex 1-2 Bedroom

3 Phase Continuous flow electric


3+ Bedroom 3 Phase Continuous flow Continuous electric or Off-Peak Electric Storage (300L)

11.2 Space Heating Systems

Electric panel heating installed in the living area of each unit. Additional heater to be located in the corridor where units are three bedrooms and above. All natural gas wall furnace systems are to be flued and must achieve a minimum 4.2 star energy rating. Electric space heating systems are preferred over Natural gas fired space heating systems. All heaters shall be thermostatically controlled but not timed.

Space Heating Systems Dwelling Type Heating

Multi unit complex Electric panel heater in living area(s) or Natural gas wall furnace system(s)

11.3 Lighting

Energy efficient LED lighting to be provided throughout with exterior bunker lights fitted for security. See 9.4 for further information. Light switches with large buttons, equal to Clipsal P2000, are required for all residence types.

11.4 Telephone/Data Services

One telephone outlet point (located in the kitchen) is to be provided to each dwelling including cabling to the point of entry connection box. Building contractors are to liaise with the applicable telecommunications company concerning their current provisioning requirements and facilitate telephone and data services being available as close as possible to completion of the construction.

11.4.1 Television Services

Apartment complexes shall share a Master Antenna Television (MATV) system. Houses, townhouses and apartments shall have a single wall plate TV outlet in the lounge room unless specified otherwise. Individual and MATV systems shall be fully compliant with the Australian Digital TV Receiver Standard AS 4933 and Australian Standard AS/NZS 1367 Coaxial cable and optical fibre-systems for the RF distribution of analogue and digital TV and sound signals in single and multiple dwelling installations.


11.4.2 Cabling

Use RG6 and RG11 quad shielded coaxial cable. Use ‘flooded’ cable for all underground sections of the installation.


11.4.3 Connectors

Crimp or compression F-type connectors shall be used for the interface between co-axial cables and passive or active devices. Screw on type connectors not permitted.

11.4.4 Amplifiers

When broadband or channelized distribution amplifiers are used within the system each device should meet the performance requirements described in the standard AS/NZS 1367:2007.

11.4.5 Other considerations

Attention should be given to the amount of space available in risers for the routing of cabling and for the installation of outlets. Antennas should be positioned to receive the best available digital signal. A copy of installation documentation shall be left on site for future reference.

11.5 Smoke Detectors

All dwellings must be fitted with an appropriate number of hard-wired smoke detectors (Brook's hard wired, hush function, 10 year lithium battery, interlinked, or similar). Where two or more detectors are required these detectors are to be linked such that when one alarm sounds, all will sound.

11.6 Windows

Powder coated aluminium windows shall be used unless timber windows are nominated for heritage or streetscape value. Flyscreens shall be metal framed and meshed, and fitted to all opening windows. Special care is to be given to the placement of windows in relation to paths. If awning windows are used they must not project into paths of travel.

11.7 Doors and hardware

All external doors are to be fitted with “Gainsborough Architectural 4600 Series – Satin Chrome Plate” lever handled entrance sets with 70mm backset. Keying codes are to be based on a Housing ACT keying hierarchy. All external access doors are to be solid core, have a minimum of 3 heavy duty hinges, weatherproof and include draft strips around the frame. “Eye Spy” type viewer to be provided to all front doors without glazed side panels. Internal doors are to be semi solid core. The toilet door is to be on lift-off hinges and to be hollow-core to reduce the weight. Toilet doors are to be height-adjusted to enable lifting off. Doors to wardrobes are to be the sliding type for all dwelling types. No glass or mirror door finishes. Doors to bathrooms or combined bathrooms to be semi solid core (lift off hinges are not required) and include a screw mounted aluminium grill powdercoated to match the door colour.


11.8 Security

All external sliding doors are to be fitted with meshed security screen doors, keyed alike, with closers and Perspex plate on the bottom half of the door over the handle mechanism. Security screen door handles are to be offset to entry door handles. Entry door handles are to be at 1000mm above FFL. Internal door handles to be 900mm above finished floor level preferred.

11.9 Ceramic Floor Tiling

Ceramic floor tiles are to be used in all wet areas, hallways, corridors, entry areas, kitchen floor, meals / family areas and in the case of Multi-unit properties on all external balconies. Ceramic floor tiles shall have a minimum slip resistance of R10, be suitable for the exposure environment and be easy to clean. Grouting shall blend in with the tile colouring and not be a contrasting or otherwise notable feature.

11.10 Carpet

For homes that are built to Livable standards, carpet is required to be laid in bedrooms and wardrobes and on internal stairs only, unless otherwise specified. Colour is to be confirmed by the client. For homes that are built to Adaptable standards, “Tarkett Power Bond” or access compliant Carpet Tiles (www.aboveleft.com.au) required in bedrooms and wardrobes, unless otherwise specified.

11.11 Colours & Finishes

Colours and finishes to be selected from a neutral palette. An internal and external sample board is to be provided for client review and approval.

11.12 Fixtures and Fittings

Refer to Inclusions and Specifications in this document which differs for Livable and Adaptable properties.

11.13 Kitchen

Cupboards are to be made from 16mm high moisture resistant laminates. Bench tops are to be made from 32mm high moisture resistant laminates with pencil round edges. All cupboards and drawers are to be soft closing and have large format “D” style metal door handles positioned near the bottom of the door for overhead cupboards and to the top of the door for under bench cupboards. A cutlery drawer and insert is to be provided. An appropriately sized pantry (in accordance with the size of the residence) is to be located within the kitchen area. A space for a dishwasher is to be provided. In Adaptable houses the dishwasher

http://www.aboveleft.com.au/


shall be located so that the kitchen sink height can be adjusted without affecting the dishwasher space. Range hoods must be ducted to outside air, no recirculating installations. An appropriately sized refrigerator space is required in accordance with the size of the residence.

11.14 Ventilation

Exhaust fans are to be included in kitchens, bathrooms and laundries (with internal dryers). They must be flued externally and include back draft dampers. Doors to bathrooms and laundries to include a grill to aid ventilation.

11.15 Wall Linings

In all living spaces 13mm impact resistant plasterboard is to be used up to 1200mm min with standard plaster board above to FFL. Kitchens and bedrooms are excluded where joinery extends the full height of the wall. All wet areas are to be fully lined with 12mm structural plywood under villa board for future grab rails tiled to the full height of the wall.

11.16 Roofing, Fascia Gutter and Eaves Linings

Metal sheet roofing, including insulation blankets are to be used in lieu of concrete roof tiles (unless required as part of Specific Site Development Conditions). Metal fascias, gutters and eave linings are to be used instead of conventional timber and fibro-cement. Standard colours are to be used only. Eaves shall be similar to “Metrol Metrib” - Surfmist colour.

11.17 Bathrooms, laundries and associated wet areas

The following applies to both Livable and Adaptable bathrooms. There are additional requirements for Adaptable bathrooms, refer to Appendix 2. Floor wastes are to be provided in all laundries (both Euro and standard) in both Class 1 and Class 2 buildings. (This may be over and above BCA requirements) Baths to be provided in properties of 3 bedrooms or greater. Toilets and laundry tub / washing machine space can be incorporated within bathrooms for apartment developments but laundry space must be enclosed with doors. Toilet pans should be located so that the sewer penetration requires no modification when existing toilet pan is removed and replaced with an AS1428.1 Compliant toilet and approved grab rails in an AS1428.1 Compliant configuration. Grab rails are to be used as the towel rails for all bathrooms. Tiling is to be floor to ceiling. Shower recesses to be approximately 1160mm x 1100mm with a low bevelled/radiused threshold. This size can be modified depending on the Livable or Adaptable standards. Shower screen with swing door to suit and adjustable/detachable hand held shower rose.


Provide a built in shaving cabinet and storage facility above the basin / vanity. Provide a tiled recessed soap and shampoo bottle holder in the shower area.


12. APPENDIX 1 – Livable Housing Design Inclusions and Specifications List

Livable Housing Australia has Livable Housing Design Guidelines which are available to download at http://www.livablehousingaustralia.org.au/95/downloads.aspx. These are to be used in conjunction with the main brief. This inclusions and specifications list for livable housing design is to be used in conjunction with the main brief. Note 1: The specified Livable Housing Design Type (default Gold) is the design basis (unless noted otherwise) and additional client inclusions are noted below. Note 2: Refer to Appendix 2 for additional inclusions for Adaptable dwellings.

SPACE BRAND MODEL NOTES DIMENSIONS GENERAL

Plasterboard CSR Impactchek

13mm impact resistant plasterboard to 1200mm above FFL continuing to FCL with 13mm standard plasterboard except wet areas

13mm

Wet area walls James Hardie Villaboard and Structural 12mm plywood

All wet areas (bathrooms / ensuites / laundries) lined with Villa board and 12mm structural plywood and tiled full height all walls

Entry Doors Builders selection NA

Solid Core, painted on all edges “Eye Spy” type viewer to be provided to all front doors without glazed side panels

900mm clear opening

http://www.livablehousingaustralia.org.au/95/downloads.aspx


SPACE BRAND MODEL NOTES DIMENSIONS Entry Door Handle Gainsborough Architectural Series 4600 Satin Chrome Plate

Screen Doors NA Aluminium, security,

To laundry & entry doors must be lockable Perspex plates on the bottom half of the door over the handle mechanism.

Security screen door handles are to be offset to entry door handles

Internal Doors Builders Selection NA Semi Solid Core, painted on all edges 900mm clear opening

Bathroom door Builders Selection NA

semi solid core and include a screw mounted aluminium grill powdercoated to match the door colour.

900mm clear opening

Toilet Door Builders Selection NA A hollow core door with lift off hinges to be provided

900mm clear opening

Door hardware – internal Gainsborough 600 Series Metaline Bright Chrome Lever handle Door Stop for all rooms Gainsborough 600 Series 6203 BC wall stop To be fitted to all rooms 75mm length Insulation wall Builders selection Builders selection For walls R2.5 minimum Insulation ceiling Builders selection Builders selection For Ceiling R5 minimum

Architraves & Skirting Builders selection Builders selection Square or bevelled, and painted 67mm x 18 mm (nom.)

Cornices Builders selection Builders selection Square set in bathrooms and toilets where wall tiles extend floor to ceiling

55mm coved throughout including garage


Tuscan Range Colour Choice: Skipper, Chocolate Brown, Dessert Brown, Amazon stone,

Fitted with GOLD underlay


SPACE BRAND MODEL NOTES DIMENSIONS Winter wheat, Natural Crème

Internal Lighting Builders selection Builders selection Energy Efficient LED Appropriately sized ‘oyster’ type.

Light Switches & GPO’s Clipsal P2000 Series Large switch format

Space Heating - Electric NOBO E-Series Electric Panel Heater with Thermostat

Secure wall mounted and hard wired

Preferred Option Refer to property size for model size requirements To be provided to living areas and also to bedroom corridor in 3+ bedroom dwellings

Space Heating - GAS Rinnai

Energy Saver 556FTR (4.3 Star) 557FTR (4.2 Star) 308FTR (4.2 Star)

Wall mounted furnace including flu kit if required Cover externally wall flued heaters to protect from touching – eg. children.


HWS – Electric (3 Phase Continuous Flow system) NA NA Externally located

Sized to suit dwelling need Refer to property size

HWS – Gas (Continuous Flow system) Rinnai Infinity Externally located


HWS – Gas (Storage system) Rheem Stellar Externally located


HWS – Elect (Storage) Rheem Optima Off-peak. Sized to suit dwelling need Refer to property size



Smoke Detectors Brooks EIPFSPTLH To Australian Standards. Hard wired & interconnected

Mains Powered Photoelectric (Optical) with built in 10Yr+ Rechargeable Lithium Cells

Windows Builders selection Aluminium, Sliding or Awning

Mesh fly screen and key locking system. Pelmets to all windows except wet areas and to be 300mm longer each side.

NA


Ceramic Wall Tiles Builders selection NA Ceramic tile Full height all walls

Skirting Tiles Builders selection Builders selection In properties where laundries are stand alone NA

Splashback Builders selection Builders selection Ceramic tiles, no glass splashbacks

To underside of cupboards in kitchen, 500 above wash tub in laundry

EXTERNAL

Brick Architects Selection NA Builder to select with Principal approval (builders allowance =$800per 1000)

NA

Roofing Metal NA DA approved colour range No Whirlybird roof ventilation

NA

Paths NA Concrete Broom finish 1200mm wide min

Driveway NA Concrete Broom finish, 4% black oxide

To TAMS and developer specification


SPACE BRAND MODEL NOTES DIMENSIONS Gutters, Fascias, and Downpipes Metal To match roof sheet NA NA

Gutter leaf protection system Metal NA

Must be fitted with metal folded gutter guard treatment in gutters

NA

Rain Water Tank – only where an ESDD DA requirement

Builders Selection Garden tap installed off water tank Plumbed to the toilet

Size as per lease and development conditions 2000L minimum

Water Taps Builders selection Builders selection Located 1 each in the front & rear gardens Also 1 off water tank

Exterior Lighting Builders selection Exterior Bunker Range To front and rear porch NA Clothes Line Hills Supa Fold 210 NA NA Eaves Lining Metal Metrol Metrib Powder coated metal Colour - Surfmist

Fence & Gates NA Seasoned hardwood timber paling

Provision for lockable gate to be accessed from both sides

1800mm high

Garden Shed Builders Selection Handi – Gable Shed Model: H2 or similar

only for dwellings with carport or where it’s a DA condition

On concrete slab, 3m2

Letterbox(s) Builders Selection Must be brick or metal Must have padlock provisions

Australia Post standard as minimum

Carport Architect design NA Used only where carports are designed NA

Garage Door Builders Selection Metal Standard roller door. Remote operation only for Adaptable dwellings

Colour to match window frames and guttering

LOUNGE


SPACE BRAND MODEL NOTES DIMENSIONS Room Design Requirements NA NA Refer Table page 14 for

minimum dimensions

Ceramic Floor Tiles Builders selection NA

Slip resistant, R10 ceramic tiles at entry, and in all of the lounge area in neutral colours

Electrical Builders selection Builders selection NA 2 x lights 3 x double GPOs

Heating As specified in heating section NA Sized according to property

size NA

HALLWAY Linen Cupboard

NA NA

4 fixed shelves. Hinged cupboard doors, suitably located in hallway or entry

All units minimum 2100mm high x 450mm deep 1 bed units: minimum 900mm 2 bed units minimum 1200mm wide 3 bed units minimum 1500mm wide 4 & 5 bed minimum 2200mm wide


Electrical Builders selection Builders selection NA 1 x light 1 x double GPO

MEALS Room Design Requirements NA NA Refer Table page 14 for

minimum dimensions




Electrical NA NA NA 1 x light 1 x double GPOs

KITCHEN

Hot Plates / Cook top Westinghouse WHS642SA Stainless Steel 600mm

Oven Westinghouse Electric oven WVE613S Stainless Steel 600mm

Range hood Westinghouse WRJ600US Stainless Steel Fixed range hood Flued to outside.

600mm

Kitchen sink for Livable properties Clark Candice 40501L (LHS)

40501R (RHS) 1100mm

Sink Mixer - Universal Venecia Sink Mixer 631001C4A NA NA

Cupboard Doors Builders selection Builders selection NA Stainless Steel ‘D’ Style Handles

Ceramic Floor Tiles Builders selection NA Ceramic, Slip Resistant (R10) -

Splash Back Tiles Builders selection NA Ceramic, no glass splashbacks

To underside of overhead cupboards or max 600mm high. To go down to 750mm high above FFL for adjustable benches.

Joinery Builders Selection NA Built in requirements: Microwave, oven and dishwasher space

600mm wide pantry unit 1200mm long overhead cupboards


SPACE BRAND MODEL NOTES DIMENSIONS Poisons cupboard with child proof latch

Fridge Joinery: Allow minimum 850mm wide for 1 & 2 bedroom Allow minimum 900mm wide for 3, 4 & 5 bedroom Soft Closing Doors and Cutlery insert

Electrical NA NA

2 x double GPOs located 200mm above bench height 1 x GPO for microwave 1 x GPO for DW space 1 x 36 watt fluoro light

NA

BEDROOM 1 Room Design Requirements NA NA Room for 1 x queen bed or

2 x single beds Refer Table page 14 for minimum dimensions

Window NA NA


NA

Built in Robes (BIRs) – Livable properties NA



800mm full height hanging 800mm double height hanging 800mm wide shelves


Tuscan Range






BEDROOMS 2, 3 and 4 Room Design Requirements NA NA Room for 1 x queen bed or

2 x single beds Refer Table page 14 for minimum dimensions

Window NA NA


NA

BIRs Bedroom 2 – Livable properties NA




BIRs Bedrooms 3 & 4 Builders selection Sliding cupboard doors, melamine shelving, and ‘D’ style handles




Tuscan Range




BATHROOM

Floor Waste Builders selection Builders selection Properties require a floor waste in addition to the waste in the shower

NA

Bath Tub Caroma Stirling 1525 Bath For properties of 3 beds or more.

1525mm x 770mm x 330mm D



Basin Mixer Venecia Basin Mixer CP (5S) 631000CFA NA NA

Vanity Marquis Cronulla CRON901THKR NA 900mm wide, minimum 2 draws and 2 doors


Standard offset. Must include a china cistern NA

Toilet Roll Holder Caroma Cosmo metal toilet roll holder CP 303128C NA NA

Ceiling Exhaust and heating IXL NA

2 heat lamps for 1 and 2 bedroom properties and 4 heat lamps for 3+ bedroom properties.

NA

Euro Laundry NA NA Refer to Laundry for requirements NA

Shower NA 1160mm x 1100mm shower cubicle



Shower Mixer for Livable properties

Venecia

Shower Mixer Complete 631002C NA

Shower – soap holder NA NA Recessed soap holder NA

Shower head and rail Shower head / rail- Virtu Plus

Starsafe Ecojet Neu 900mm 782732 NA NA



Medicine / Shaving Cabinet NA NA With mirror fronted hinged door recessed into wall NA



Ceramic Floor Tiles Builders Selection Builders Selection

Ceramic floor tiles to be ceramic slip resistant R10. Floor waste with suitable chamber/grading

NA

Wall Tiles NA Ceramic NA Wall tiles to be full height to all walls

Electrical NA NA NA

1 x central light 1 x GPO adjacent to vanity 1 x wall mounted light near shaving cabinet

TOILET

Toilet Suite Stylus PRI400SC-A Prima II Close Coupled S Trap Suite with S/C Seat

Standard offset, must include a china cistern NA

Toilet door NA NA


NA


NA NA

Electrical NA NA 1 x central light 1 x ceiling mounted exhaust fan



Floor Waste Builders selection Builders selection ALL properties require a floor waste in addition to the waste in the shower.

NA



Toilet Suite Stylus PRI400SC-A Prima II Close Coupled S Trap Suite with S/C Seat

Standard offset. Must include a china cistern NA

Shower Mixer Venecia

Shower Mixer Complete CP 631002C

NA NA

Shower NA 900mm x 900mm shower cubicle with recessed soap holder



Medicine / Shaving Cabinet Builders selection Builders selection With mirror fronted hinged door recessed into wall NA

Vanity Marquis Cronulla CRON901THKR NA 900mm wide, minimum 2 draws and 2 doors

Basin Mixer Venecia Basin Mixer CP (5S) 631000CFA NA NA

Tiles Builders Selection NA

No feature tiles, ceramic floor tiles to be ceramic slip resistant. (R10) Floor waste with suitable chamber / grading

1 x row skirting tile 1800mm high to shower, splashback 500mm maximum to vanity

Grab Rail / Towel Rail Virtu Straight grab rail 600mm / 800mm / 900mm (to suit room size and compliance)


Floor Waste Drain Builders Selection NA NA NA

Electrical / Light exhaust fan combo NA NA

1 x ceiling mounted exhaust fan vented through roof to outside and switched separately

1 x central light 1 x GPO adjacent to vanity 1 x wall mounted light near shaving cabinet

LAUNDRY



Room Design Requirements

Additional floor space may be given for iron board usage and washing basket storage

Consideration should be given to wheel chair access to tub, and taps

The laundry should be located on an external wall for natural light and ventilation.

Hot water system is not to be located in the laundry.

Floor Waste Builders selection Builders selection ALL properties require a floor waste in both Class 1 and 2 properties.

NA

For combined bathroom / laundries and Euro laundries

NA NA Doors to be provided to enclose laundry space

Refer to Bathroom specs. Min Width 1500mm.

Broom cupboard To fit vacuum and ironing board NA

1 x fixed shelf at height of 1600mm. Hinged cupboard doors

Minimum 2100mm high x 450mm wide x 450mm deep Minimum 600mm wide to 3, 4, & 5 bedroom dwellings

Washing machine set – Universal Caroma Retro Washing Machine

Set CP Code 97905C NA

Wall Tiles Builders Selection NA Neutral colours

1 row of skirting and maximum 500mm splash back to tub and washing machine

Ceramic floor Tiles Builders selection NA Ceramic, Slip Resistant (R10) Neutral colours

Electrical / Light exhaust fan combo NA NA

1 x ceiling mounted exhaust fan vented through roof to the outside and separately switched

1 x central light 2 x double GPO for washing machine and dryer

Floor Waste Drain Builders Selection NA To be fitted centrally NA



Laundry Tub Clark Eureka 35L/45L 35l For 2 bed unit, 45l for 3 bed or more

308mm wide x 606mm deep x 873mm high

Laundry Tub water taps

Wall Mixer – Venecia Shower mixer complete CP 631002C Wall Spout – IRWELL IFS 150mm Laundry arm - 842334C4A

NA

Mixer tap to be located at door lever height adjacent tub with separate spout at rear over tub only

NA

Notes: • All wet areas are to be fully lined with 12mm structural plywood under wall sheeting and wall tiles to accommodate future grab rails. • Wet area sheeting/water resistant substrates – see clause 15.5 of AS1428.1; bathroom and ensuite walls to be waterproofed to AS 3740 (2004).

Housing ACT require the use of Fibre cement sheeting (villa board) manufactured in accordance with AS 2908.2 • Building contractor to supply and install all items in the above tables. • Colour schemes are only suggested. Selected colours are to be from standard product ranges only. • NA means not applicable. 13. APPENDIX 2 – Adaptable Housing Inclusions and Specifications List

This inclusions and specifications list for adaptable housing design is to be used in conjunction with the main brief and with Appendix 1 – Livable Housing Inclusions and Specifications List. Note 1: The specified Adaptable Housing Design Type (default Class C) is the design basis (unless noted otherwise) and additional client inclusions are noted below. Note 2: The architect and builder are required to obtain independent certification of adaptable compliance at DA Stage (architect or builder), Building Application (BA) stage (builder), Pre-Sheet stage (builder) and at Certificate of Occupancy (builder).


Note 3: Reference documents for Adaptable housing include AS 4299 Adaptable Housing (1995) and AS 1428.1 Design for access and mobility – New building work (2009). Note 4: The term ‘adaptable housing’ refers to housing that has been designed and constructed to enable easy and relatively cheap modifications to be made in the future that will meet the changing needs of occupants and visitors – in other words, modifications that will turn the house into an accessible house. This may include the modification of kitchen joinery, laundry and bathroom to increase access and usability, or the introduction of support devices such as grab rails. Once the dwelling has been modified for use as per the Adaptable design outlined above, it may be referred to as Accessible (or Post-Adapted) Housing. Note 5: The requirement for the majority of Adaptable houses will be Class C but with client requested additional work to ensure the minimum of change and wastage to achieve accessibility post-adaptation. If a dwelling of a higher Adaptable Class (A or B) is required, it will be specified.

SPACE BRAND MODEL NOTES DIMENSIONS EXTERNAL Internal Doors – Adaptable Class C Builders Selection NA Semi solid core 900mm clear opening

Door hardware – external - Universal & Adaptable Class C

Gainsborough 600 Series Metaline Bright Chrome Lever handle

Garage Door – Adaptable Class C Builders Selection Metal Remote door controllers

and motors fitted NA

Garage in Adaptable Class C NA NA NA 2500mm clear height

LIVING ROOM Floor covering Ceramic Tile Builders Selection Builders Selection R10 NA BEDROOM 1 Floor covering “Tarkett” or Carpet Tiles Power Bond From specified range NA Built in robes – Adaptable Class C NA Sliding doors required NA NA


SPACE BRAND MODEL NOTES DIMENSIONS BEDROOMS 2, 3 and 4 Floor covering “Tarkett” or Carpet Tiles Power Bond From specified range NA Built in Robes Bedroom 2 – Adaptable Class C NA Sliding doors required robe

in Bedroom 2 NA NA

TOILET

Toilet Suite Caroma Care 200 (incl. toilet seat and lid)

Walls to be blocked for grab handles AS 1428.1 offset

Toilet door NA NA

If doors swing out, Toilet doors are to be hollow-core with lift-off hinges; and height adjusted to enable lifting off

NA


NA NA



LAUNDRY Washing Machine Taps Adaptable Class C Stylus Elegance washing machine

set CP Code 631118C Must be lever style for adaptable properties

Laundry Tub – Adaptable Class C NA NA NA

Fixed spout over tub and mixer. Side mounted operation

BATHROOM

Wall hung Hand Basin for Adaptable Class C Caroma Integra 500 wall Basin 1TH

WH Code 648210W Installation must comply with AS 4299- 1995 Clause 4.4


SPACE BRAND MODEL NOTES DIMENSIONS Suite for Adaptable Class C, B & A Caroma Care 200 (incl. toilet seat

and lid) Walls fully sheeted with structural ply AS 1428.1 offset

Grab Rails / Towel Rails for Adaptable Class C Virtu


Straight Stainless Steel. Grab rails to substitute towel rails

NA

Shower for Adaptable Class C NA 1160 x 1100 shower

cubicle Hob less shower base to comply with AS 1428.1

Alum. Frame shower screen and door

Shower head and rail for Adaptable Class C

Virtu Plus

Starsafe Ecojet Neu 900mm

NA NA

Toilet door NA NA


NA


NA NA




Suite for Adaptable Class C properties Caroma Care 200 (incl. toilet seat

and lid)

Walls to be pre sheeted with structural plywood for DDA grab rails

Complies with AS1428.1

Shower area Adaptable Class C NA NA

Hob less shower base with alum. Framed shower screen

1160 x 1100 for Adaptable and 900 x 900 for Standard


SPACE BRAND MODEL NOTES DIMENSIONS Shower head and rail for Adaptable Class C properties

Virtu Plus

Starsafe Ecojet Neu 900mm 782732

NA NA


NA 32x 900 SS The grab rail is to substitute for towel rails

Wall Hung basin for Adaptable Class C Caroma Integra 500 wall Basin 1TH

WH Installation to comply with AS 4299-1995 Clause 4.4

900mm vanity will be considered as an alternative

KITCHEN For Adaptable Class C Properties Hot Plates / Cook top

Westinghouse WHS642SA. (Stainless Steel)

NA 600mm

For Adaptable Class C Properties Range hood Westinghouse WRJ600US (Stainless Steel) NA 600mm

For Adaptable Class C Properties Oven – side opening

Westinghouse

Electric side opening oven (Stainless Steel) WVES613S-R (right opening) or the WVES613S-L (left opening)

Oven is raised so that centre shelf of oven is located at 900mm above FFL (must have isolation switch)

600mm

For Adaptable Class C Properties Kitchen Sink Clark

Candice 1100mm 1.5 bowls (40501L for LHS or 40501R for RHS)

Sink is set max 80mm from front of bench. Sink must be set into a bench which is adjustable

1100mm


SPACE BRAND MODEL NOTES DIMENSIONS to heights of 750, 800, 850, 900mm using wing-nuts;

Kitchen sink waste – Adaptable Class C NA NA

Dual multilink space saver basket waste fitting is required, with flexible hose from above the waste pipe.

NA

Electrical – Adaptable Class C NA NA

Separate switches to power points for both range hood and fridge, to be located within 300mm from front of bench top

Fan control also to be reachable, 300mm from front or side of bench

Sink Mixer – Adaptable Caroma Adelphi extended lever tap NA NA

Splash Back Tiles Builders selection Ceramic

To underside of overhead cupboards or max 600mm high. To go completely to floor behind adaptable benches to allow for future replacement of sink benchtop and cupboard under.

Adjustable bench NA NA See Figure 1

To be a toggle arrangement with adjustability from 750-900mm in 50mm intervals. This is to be provided initially even though bench may be set at 900mm high

13.1 SUMMARY OF ADAPTABLE CLASS C REQUIREMENTS FROM AS 4299


Independent certification is required. An excerpt from pages 32 to 37 of AS 4299 is provided at Attachment B. Every ticked item in each column must be included for Adaptable Class A.

Room/Item Client Requirements General • Pre- and post-adapted drawings to be provided if deemed necessary by the Accessible Certifier

• The floor plates as designed are Class C Adaptable Siting • Accessible path of travel from property boundary to each adaptable unit and to waste, letterboxes, and

clothesline • All accessible paths of travel shall have a textured slip-resistant surface that is traversable by a wheelchair.

Grates on an accessible path of travel shall have circular or slotted openings not greater than 13mm in diameter or width, and oriented so that the long dimension is transverse to the dominant travel direction

• Path of travel to be a minimum 1200mm wide and include no steps • Maximum gradient of path of travel to be 1 in 20. Maximum cross fall on landings or path of travel to be 1 in

40 • Where gradient is steeper than 1 in 20 it is a ramp and requires handrails both sides, tactile indicators, kerbs

to AS 1428.1 Letterboxes • Letterboxes located between 900mm and 1100mm above hard standing paving of maximum gradient 1 in 40

• In large developments with large banks of letterboxes the letterbox heights can be extended beyond the above provisions but must meet AS 1428.2

Parking • Garages & car spaces with walls both sides and ends to be a minimum 6.0 (long) x 3.8 (wide) x 2.5m (high) in inside measurements, with an outside parking area minimum 4.8m (wide) and 6.0m (long)

• All other parking to be to AS2890.6 2009 (check with the certifier) • Minimum height in path of travel including roller shutters is 2.2m clearance • Provision must be made for electric remote control of gates and doors at a future date

Accessible Entry • Front entry porch needs to be covered and shall have a clear area of minimum 1550x1550mm • Maximum 3mm step at entry threshold, with 530mm clear space on strike side of door (equivalent to 2 bricks) • A threshold ramp of 1 in 8 over a maximum 280mm is also permitted • Front and rear doors are to be fitted with meshed security screen doors, keyed alike, with closers and Perspex

plate • Security screen door handles are to offset to entry door handles, but both must fit within the 900-1100mm

height range General Interior • All doors throughout (internal and external) shall be 900mm minimum clear opening


Room/Item Client Requirements • External doors are to be solid core type; weather proof and the internal doors are hollow core type • Sliding doors will need to be min 1020mm wide with a clear opening of 850mm to comply • Bedroom floor finishes will be “Tarkett Power Bond” (refer to inclusion list) • The Main Hallway or Corridors shall be of finished width minimum 1100mm clear of architraves (structural

measurement of at least 1180 to allow for linings and architraves) • The minimum distance of D, WH & WL as per AS 1428.1 Figure 31 should be clearly indicated in the drawings

for circulation space at doorways • A 1600mm turning circle at doorways will typically suffice • Lever door handles between 900mm and 1100mm height throughout • Hardware on external doors must accommodate the interchangeable locking system • “Eye Spy” type viewer to be provided to all front doors without glazed side panels

Living Room and Dining Room

• Provision for circulation space of min. 2250mm diameter in living area • Living area floor finishes will be “Tarkett Power Bond” or Carpet Tiles. • Dining area floor finishes will be ceramic tiles (R10) • Power points to be between 600mm and 1,100mm above floor level, and not within 500mm of an internal

corridor • Telephone adjacent to GPO

Kitchen Floors and walls • Slip-resistant ceramic floor tiles of at least R10 must be used: a certificate from the tile manufacturer is

required to certify the R-rating of these tiles • Floor surfacing finished right through to the perimeter walls of the room, and to 750 mm above floor level at

splashback, with kitchen cupboards installed afterwards • Ceramic splashback tiles to minimum 300mm above bench and from 700mm above FFL at the adjustable

bench space • Where overhead cupboards, tile should extend to overhead cupboards Cabinetry • The distances between bench tops is to be 1550mm • Sink must be set into a bench which is adjustable to heights of 750mm, 800mm, 850mm, 900mm using wing-

nuts • Removable joinery units are to be installed under each adjustable bench top to provide more storage within

kitchen


Room/Item Client Requirements • Adjustable bench top with the sink must be designed to allow easy installation of a dishwasher • A work surface beside refrigerator on opening side of minimum 400mm • Provide at least one adjustable bench minimum 800mm wide on the opening side of the side-opening oven,

which is adjustable • Kitchen sink height must be adjustable – refer to the Inclusions List for actual adjustable requirements • cupboards constructed so that sections below the bench top can be easily removed to provide leg space for a

person in a wheelchair • A microwave oven shelf shall be installed at any height between 750 and 1100mm above floor finish level. • Bench space to the right hand side should also be provided Appliances & switches • Wall oven shall be side opening • Oven is raised so that centre shelf of oven is located at 900mm above FFL • Refrigerator needs to be adjacent to work surfaces • Externally flued Range hood to be provided with a reachable switch within 900 - 1100mm above floor level • One power point within 300mm of front of bench and maximum 1100mm high; at least one double GPO

within 300mm of front of work surface • Isolation power switches for fridge to be located within 300mm from front of cabinetry to allow easy

disconnection of unit • Cook tops and range hoods to include isolating switch accessible from wheelchair • Provision shall be made for incorporating dishwasher in future with plumbing and electrical points to suit Fittings • Kitchen sink to be a maximum 150mm deep as per inclusions list • Sink taps to be lever handles and /or mixer. Sink taps to be reachable - maximum 300 mm from front of bench

when adapted Main bedroom • Main Bedroom shall have a minimum size in accordance with the Design Brief

• Circulation space should be illustrated on BA drawings • Wardrobe doors should be sliding doors in main Accessible bedroom

Bathroom • The fittings and basic layout shall be in the Post-Adapted Accessible form. Lever and Shower taps – see AS 1428.1

• Location of fittings and space - see AS 1428.1 Clause 10 • Waterproofing - see clause 15.5 of AS1428.1


Room/Item Client Requirements • Shower and bathroom to be waterproofed to AS 3740 (2004) General • Bathroom shall be a minimum size of 2000x3500mm or 2500x3000mm including shower, basin and toilet Sanitary ware and fittings • Vitu plus Starsafe Ecojet rose on 900mm hand rail to be used in shower • Vitu Straight stainless steel Grab rails to substitute towel rails, 600mm / 800mm / 900mm (to suit room size

and compliance) • A wall hung basin with 'P' trap water seal to bench tops, with optional removable vanity unit underneath • Double power point beside mirror at 900mm – 1100mm above floor level • Clearance in front of washbasin to be 1500mm from wall behind it • Aluminium framed shower screen is acceptable, trim is fixed on top of the tiles and the glass inserted into the

trim • The door fixes to the walls • Soap holder to be recessed Floors and walls • All walls in bathroom to be fully sheeted with structural ply to full height (to allow for future flexibility and

added strength) with Fibre cement sheeting (villa board) manufactured in accordance with AS 2908.2 over structural ply and under wall tiles

• Slip-resistant ceramic floor tiles of at least R10 must be used: a certificate from the tile manufacturer is required to certify the R-rating of these tiles

• Fully tile the wall and floor underneath the vanity unit under the basin • Fall in shower zone shall be 1:60 to 1:80 • Fall to a separate floor waste to the rest of the bathroom shall be 1:80 to 1:100 • A bathroom floor that is entirely waterproofed irrespective of whether a shower screen is fitted, with floor

tiling graded to the shower floor waste, as per the post-adapted (accessible) layout, and waterproofing to 1500mm from shower rose

• A certificate of waterproofing compliance will be required after construction • Shower waste minimum 80mm diameter • Grab rails, complying mirror, basin taps, shelf can be added later (post-adaptation) to make it Accessible

Toilet • Location of pan to side wall set out to be 450mm – 460mm to centreline and any waste through floor to permit later adaptation for an accessible pan


Room/Item Client Requirements • Accessible toilet with matching seat and lid is to be provided (see inclusion list) • Toilet pan located so that the sewer penetration requires no modification when “Care Ware” pan is removed

in lieu of a Class C toilet and approved grab rails • all walls in toilet to be fully sheeted with structural ply to full height (to allow for future flexibility for grab rail

installation and added strength) with Fibre cement sheeting (villa board) manufactured in accordance with AS 2908.2 over structural ply and under wall tiles

• Slip-resistant ceramic floor tiles of at least R10 must be used: a certificate from the tile manufacturer is required to certify the R-rating of these tiles

• toilet doors that swing out or lift-off hinges Laundry • Slip-resistant ceramic floor tiles of at least R10 must be used: a certificate from the tile manufacturer is

required to certify the R-rating of these tiles; • For front loading washing machines it is preferable that the washing machine is not in a corner especially the

open side • Lever taps must be at the side of washing machines and tubs (e.g. can be installed on the laundry tub bench or

the side wall, max. 300mm from front of tub) • Laundry can be incorporated into bathroom with outside ventilation • The laundry shall have a minimum clear spacing of 1550 for circulation • Double GPO provided for washing machine and dryer


Figure 1: Adjustable kitchen bench scheme. Note the toggle arrangements to the right of the cabinetry. The kitchen bench top shall have an arrangement that provides adjustability from 750mm to 900mm in 50mm intervals. Removable cabinets shall be provided under the height adjustable sink. These cabinets must be designed to be able to be easily removed prior to lowering the sink bench height.


Figure 2: Entry door requirements and joinery dimensions. This sketch is courtesy of Murray Coleman.


Figure 3: Bathroom floor waste requirements as per AS1428.1. Liveable and Adaptable dwellings must have falls to shower waste and floor waste in accordance with AS1428.1. The shower cubicle should not be relied upon to contain water as it may be removed and a shower curtain installed immediately after handover. The builder is to instruct the tiler on the following fall requirements:

• Fall 1 in 100 = 10.0 mm / 1000mm (minimum fall in bathroom area) • Fall 1 in 80 = 12.5mm / 1000mm (minimum fall in shower area) • Fall 1 in 60 = 16.7mm / 1000mm (maximum fall in shower area)

Experience has shown that these falls can be achieved with sufficient care and planning of the waste outlets. Floor tiles should not exceed 300mm x 300mm format to achieve these falls. To be designed to prevent a step at the bathroom door.


14. APPENDIX 3 – MATRIX OF COMPARISON BETWEEN LIVABLE AND ADAPTABLE STANDARDS

Note: The client requirements exceed the Livable and Adaptable standards in some instances and are to be provided in addition to the base Livable or Adaptable standard required in the project requirements. NA means not applicable.

Element Item Silver Gold Platinum Class C Client Comments Dwelling Access Path of Travel Width 1000mm 1100mm 1200mm AS1428.1 1200mm Minimum clear width.

Path of Travel Gradient 1:14 1:14 1:14 1:14 1:14 Fall away from building access. Path of Travel Cross Fall 1:40 1:40 1:40 1:40 1:40 Fall to stormwater collection point.

Letter Boxes and garbage enclosures

Accessible path and height NA NA NA Yes Yes Mandatory for Adaptable, where the site allows for Livable.

Entry Porch Width 1200mm 1350mm 1500mm No 1350mm Minimum clear space requirements. Depth 1200mm 1350mm 1500mm No 1350mm NA

Dwelling Entrance External Doors 820mm 850mm 900mm 850mm 900mm Solid core. Minimum clear opening. Car Parking Width 3200mm 3200mm 3800mm 3800mm 3800mm NA

Length 5400mm 5400mm 6000mm 6000mm 6000mm NA Height NA 2500mm 2500mm 2500mm 2500mm NA

Internal Doors Internal Doors 820mm 850mm 900mm 820mm 900mm Semi-solid core, minimum clear opening. Corridors Corridor minimum width 1000mm 1200mm 1200mm 1000mm 1200mm Plasterboard face to face. Toilet Width 900mm 1200mm 1200mm AS1428.1 1200mm Provide at ground or entry level.


1200mm 1200mm 1200mm AS1428.1 1200mm NA

Toilet positioning detailed NA NA Yes AS1428.1 Yes NA Shower Step free, corner, shower

screens permitted NA 900mm x

900mm 1160mmx 1100mm

1160mm x 1100mm

1160mm x1100mm

NA


NA 1200mmx1200mm

1400mmx1600mm

AS1428.1 AS1428.1 NA

Bathroom and toilet walls

Provide fixing surface for hand rails

1100N 1100N 1100N Yes Yes 12mm (structural) wall sheeting on all walls.

Kitchen Space To support movement and easy adaptation

NA Yes Yes Yes Yes Bench levels to be adjustable at sink and next to oven.


Element Item Silver Gold Platinum Class C Client Comments Bench and appliance clearance

NA 1200mm 1550mm 1550mm Yes To support ease of movement.

Slip resistant flooring NA Yes Yes Yes R10 NA Task lighting above work surfaces

NA NA Yes No Yes NA

Laundry Space To support movement and easy adaptation

NA Yes Yes Yes Yes Ensure a broom cupboard is provided.


NA 1200mm 1550mm 1550mm 1550mm NA

Slip resistant flooring NA Yes Yes Yes R10 NA Laundry Space (Continued)


NA nr Yes No No NA

Bedroom Provide at ground or entry level

NA Yes Yes Yes Yes For an adaptable property at least one bedroom must be accessible at ground level.

Minimum size 10m2 NA Yes Yes Yes >10m2 As per floor plan dimensions for Livable and Adaptable Client Specifications.

Path of Travel (minimum clear width)

NA 1000mm 1000mm Yes NA More space for bed side that is closest to door.

Internal Stairways To support movement and easy adaptation

NA Yes Yes NA NA NA

Stairway width NA 1000mm 1200mm NA NA NA Straight design NA Yes Yes NA NA NA One handrail NA Yes No NA NA NA Two handrails NA No Yes NA NA NA Minimum landing top and bottom

NA nr 1200mm x 1200mm

NA NA NA

Light Switches Light switch height above FFL'S

NA 900mm-1100mm

900mm-1100mm

No 900mm-1100mm

NA

PowerPoints PowerPoint height above FFL'S

NA min 300mm min 300mm min 600mm min 300mm

NA

Switch action type NA nr 35mm No 35mm Rocker


Element Item Silver Gold Platinum Class C Client Comments Door handles Door hardware position NA 900mm-

1100mm 900mm-1100mm

900mm-1100mm

900mm-1100mm

900mm-1100mm, Door and security doors handles must not clash.

Cupboard doors and drawers

Door hardware NA NA Lever or D-pull

D-pull D-pull Soft closing.

Taps Taps for basins, sinks and tubs

NA NA Lever or capstan

AS1428.1 Lever or capstan

Centre spout.

Family / Living room space

Minimum circulation dimensions

NA NA 2250mm 2250mm 2250mm To enable ease of movement clear of furniture.

Window sills Sill height to allow views from seated position

NA NA 1000mm No 1000mm NA

Window controls operate from seated position

NA NA Yes No Yes Concessions for kitchen, bathroom and utility spaces.

Flooring Floor coverings are slip resistant

NA NA Yes Yes Broadloom carpet or ”Power Bond” or ceramic floor tiles

All floor coverings to be firm and even. See specifications for type. Client to approve prior to installation.


15. APPENDIX 4 – SAMPLE ARCHITECTURAL AGREEMENT

Architectural Agreement between Insert Architectural Firm and ABN and for developing Development Application (DA) documentation for: Block(s): Click here to enter text. Section: Click here to enter text. Street Address: Click here to enter text. Suburb: Click here to enter text., ACT Architectural Agreement Tasks and Due Dates

Item Due Date DESIGN PHASE Architects are engaged by Housing ACT through the Panel of Architects to produce a design proposal consistent with these Design Requirements and the specific site. The Architectural Design Consultant (Agent) and the Housing ACT Project Officer will meet regularly to ensure that time, and design parameters are met.

NA

The Agent is to sign “Architectural Agreement” which will be used in conjunction with the “Architects Agreement” and form the basis for the contract between both parties.

NA

The Agent is to produce three (3) Designs Options in liaison with Housing ACT. One (1) design will be approved by Housing ACT which is to be developed to a level which complies with relevant ACT planning rules and suitable for submission for a Pre-Application meeting with the ACT Planning and Land Authority (ACTPLA).

NA

A Pre –Application meeting with ACTPLA is organised by the Agent. After approval by Housing ACT of a Design

The Agent is to engage a sub-consultant team on behalf of Housing ACT and will manage that team (up to the Development Application (DA) Submission stage) to ensure that time and budget restrictions are met.

NA

The Agent is to submit preliminary DA drawings to Housing ACT for approval. The required drawings are to be consistent with the signed Architects Services Agreement listed under “Schedule 2”. Drawings are to have a consistent North Point on ALL plans. If a dwelling is to be Class C Adaptable design, then this needs to be notated in all drawing title blocks.

NA

The Agent is to provide any additional reports required by ACTPLA as part of the DA Application.

NA

Drawings are submitted for a required Energy Rating Audit accessed by an accredited auditor. All dwellings will require a Renewable Energy Certificate (RECS) from an accredited Nationwide House Energy Rating Scheme (NatHERS), and a WERS certificate for window design, to comply with ACT planning rules and ACTPLA requirements. Copies of these certificates must be given to the Taskforce Project Officer.

NA


Prior to lodgement of the DA application, Housing ACT through the use of their approved Builders Panel may seek indicative costings to ensure build-ability, anticipated time and cost restrictions are achievable.

NA

Once final adjustments have been made to the proposed design and Housing ACT has approved the design, the Agent is to submit a DA to ACTPLA for approval. Floor plate envelope, boundaries offset, and external faced details need to be finalised at this point.

NA

A complete copy of all documentation including sub-consultants documentation is to be provided in both a “DWG and a PDF” format on a disk to the Housing ACT Project Officer prior to the payment of the third payment stage. No payment will be made without this information being provided in the format requested by Housing ACT.

NA

The statutory public consultation period will be held. During this period proposed plans will be advertised on the ACTPLA website where applicable.

30 working days

TENDER PHASE Following lodgement of the DA, the Housing ACT Project Officer will issue the tender to three (3) approved Housing ACT Builders.

NA

Following the issue of the Tender, the Agent will answer any technical queries from the Builders nominated for Tender by Housing ACT, and close the Tender application process on behalf of Housing ACT. A Housing ACT representative will collect the closed tenders from the Agent.

This process is complete once tenders are collected by the Taskforce.

Architectural Agreement 1. The Services

1.1. Project Description

Architectural Design Consultant (Agent) for the development of: Block(s): Click here to enter text. Section: Click here to enter text. Street: Click here to enter text. Suburb: Click here to enter text. Total Site Area: Click here to enter text.m2

1.2. General Scope

The scope of services outlined in this document describes the processes and deliverables required from the Agent during the course of the project in order to satisfy the clients’ ‘fit for purpose’ brief requirements. This scope is not exhaustive and is intended to include activities not described in detail but generally associated with these following key points: • Develop the Architectural Agreement with input from all parties and obtain Housing ACT

signoff • Develop at least three (3) design options for Housing ACT approval (this amount may vary

based on development type)


• Attendance at design meetings and Housing ACT Project Review Meetings as required (Agent to prepare and distribute minutes and chair)

• Act on behalf of Housing ACT when dealing with Government Agencies such as the ACT Planning and Land Authority (ACTPLA), the Territory and Municipal Services Directorate (TAMS), ACT Heritage, Icon Water and ActewAGL

• Coordinate all sub consultant documentation of any required project documentation; • Deliver designs on a (documented Ready for Tender) basis • Deliver designs to address all criteria covered in the original Request for Tender and all

Lease Development Conditions.

1.3. Method of Delivery

This project will be delivered using emailed documents in Portable Document Format (.pdf) and hardcopies delivered at meetings. Documentation shall be required at various stages throughout the project as nominated below. In general, documentation shall be required at the following stages: • Stage 1 – Architectural Agreement • Stage 2 – Three (3) Schematic Designs • Stage 3 – Develop Schematic Design into Sketch Plans • Stage 4 – Sketch Plans into Final Design Documentation Set • Stage 5 – Final Design Documentation Set marked “For Tender” and “For Construction” • Stage 6 – DA Application and Block Consolidation Applications submitted (remove if this

stage is not applicable) • Stage 7 – Tender information and collection

1.4. Indicative Design/ Construction Program

• Schematics: Click here to enter text. • Floor plans: Click here to enter text. • Tender: Click here to enter text. • Commence on site: Click here to enter text. • Construction Complete: Click here to enter text.

2. Stages and Specific Scope

The Agent must perform and provide the following specified services, which are to be carried out in the following stages. Fees will be paid in respect once the Agent has fully performed all stages. Stage 1 – Architectural Agreement Architectural Agreement to be completed by the Agent as follows: • Objective: Complete Housing ACT design requirements document comprising of the overall

project brief that addresses the issues, objectives, and actions which determine the nature of the development and required construction works

• Actions: - Compile briefing information

• Deliverables: Architectural Agreement to be signed off by Housing ACT and the Agent.


Stage 2 – Schematic Design • Objective: Identify maximum yield opportunities whilst taking into account planning

requirements and any Lease and Development Conditions, and liaise with valuers in determining this yield

• Actions: - Prepare three (3) schematic designs, with proposed typical floor plate layouts, in

accordance with the briefing information provided • Deliverable: Drawings showing three (3) options per site (amount can be negotiated).

Stage 3 – Develop Schematic Design into Sketch Plans • Objective: Develop one (1) proposed Development Application Schematic Design from the

schematic stage of the service to comply with preferred planning option/s and any agreed project objectives.

• Actions: - Consider Housing ACT design requirements and any ongoing design development

throughout the course of the project - Comment on the adequacy of any documents / reports provided by other

consultants that may have some bearing on the ‘fit for purpose’ provisions - Identify the various authorities requiring contact and the nature of the enquiries - Confer only with Housing ACT for application approval - Prepare the preliminary sketch design, providing plans, elevations and other

information as required by Housing ACT and ACTPLA - Incorporate, co-ordinate, and comment on civil survey plans with relevant engineer - Ascertain a design and the documentation required for authority and any other

applications needed at this stage, including all necessary information required to accompany a DA Submission

- Agree contents and procedures for authority submissions with Architectural Design Consultant prior to pre-application meeting

- Attend meetings associated with the Pre-application Meeting as required • Deliverables: Documents, including drawings, schematics, finishes board, and reports to

lodge at the Pre Application Meeting with ACTPLA.

Stage 4 – Sketch Plans into Final Design Documentation Set • Objective: Design development is the resolution and verification of the concept brief. This

stage provides the opportunity to optimise the sketch design and value prior to DA Submission and Tender stage.

• Actions: - Allow adequate time for documentation to be reviewed by Housing ACT prior to

being submitted for DA as complete for this stage. - Allow time to incorporate comments and design changes provided by Housing ACT

in the documentation


- Develop the sketch designs from previously submitted Pre Application documentation, for the purposes of obtaining Housing ACT approval and to submit for DA Approval

- Assist with the development of design documentation via input of possible construction technique annotations and sequences with the assistance of builders from the approved Builders Panel

- Prepare and review drawing schedule and documentation. • Deliverables: Updated documentation to incorporate design changes developed as part of

this process, including as a minimum: - A DA Documentation Package suitable for DA Submission and approval, including

Energy Rating and WERS approval certificates, and valuation documentation. - A Tender Package, including drawings (including any services drawings required),

schematics, schedules, and reports along with the Project Brief which further includes schedules and Inclusion Lists in order to allow accurate tender pricing for the construction works.

- Agreed contents and procedures for authority submissions prior to application; - Attendance at meetings associated with the application as required.

Stage 5 – Final Design Documentation Set marked “For Tender” and “For Construction” • Objective: Provide a package including a detailed set of approved DA documentation ready

for submission, to provide a clear, comprehensive and unambiguous intent of the proposed construction works, including the Housing ACT design requirements, schedules of items, inclusions lists and a Housing ACT approved builders’ contract.

• Actions: - Confirm with Housing ACT the design layouts and details and ensure their

integration into the services design - Prepare and review drawing schedule and documentation and resources program - Manage de-briefing sessions with builders to discuss cost, time and build-ability

issues prior to tender - Advise unsuccessful tender applicants once the Housing ACT has approved a

successful tender - Ascertain the documentation required for authority and other applications needed

at this stage - Agree contents and procedures for authority submissions prior to application - Preparation of sufficient contractual documentation to enable the calling of tender

pricing • Deliverables: A detailed set of approved DA documentation ready for submission and

incorporating the Housing ACT design requirements including: - Schedules of items and inclusions lists - Housing ACT approved builders’ contract, ready for tender - Incorporation of the services and design requirements as required into the

documentation


Stage 6 – DA Application and Block Consolidation Applications submitted (remove if this stage is not applicable) • Objective: To ensure that Housing ACT designs meet the requirements of • Actions: Submit a DA and Block Consolidation Application to ACTPLA for approval • Deliverables: An approved DA submission

Stage 7 – Tender information and collection • Objective: Provision of technical assistance and administration of the tender process on

behalf of the Housing ACT, ensuring all tenderers are treated equally, professionally and with probity.

• Actions: Complete a standard template registering all tenders with tenderer’s name and the time and date of lodgement (Tender Box optional)

• Deliverables: Completed tender registration sheet

3. Fee Schedule

Payment is to be in accordance with the details outlined in the Architects Tender Panel Contract. 4. Notes

The Agent will be used until the end of the Building Contractor’s Tender process, and once the Building Contractor has being selected for the project, this Architectural Agreement will expire. It is the selected Building Contractor’s choice to utilise the same architect used during the Design Phase, or another party, in order to convert the Development Application drawings and schedules into Construction Drawings to assist with the construction works. 5. Execution

Agreement by Architectural Design Consultant: Name: Click here to enter text.

Company Name: Click here to enter text.

Signature:


Approval by Housing ACT Project Officer or Senior Manager: Name: Click here to enter text.

Title: Click here to enter text.

Signature:
