design brief – multi unit...

Design Brief – Multi Unit Sites of 55

DESIGN BRIEF – MULTI UNIT SITES Project: HR 2016/06 Initiative: Public Housing Renewal Delivery Method: Modified Design and Construct Project Description: Construct 25 units consisting of 18 x 2 bedroom 3 x 2 bedroom ‘Class C’ adaptable & 4 x 1 bedroom dwellings with carports, landscaping and associated civil works (in accordance with the documentation). 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 1.2 July 2017 (see bellow amendments from Version 1.1)

Document History and Version Control Table Version Date Author Summary of changes Section(s) 1.2 04/07/2017 Sean Richards New Instructions which take

precedence over design brief specifications.

Section 15 – Appendix 4


Contents

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

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

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

2. Introduction to Design Requirements for Multi Unit Sites .......................................... 5

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

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

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

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

6.1 Site Orientation ................................................................................................................................. 7

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 ........................................................................................................................ 11 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 .................................................................................................................................... 16

9.4 Lighting ............................................................................................................................................ 16

9.5 Hot water systems ........................................................................................................................... 16

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

9.7 Window Coverings ........................................................................................................................... 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 .................................................................................................................................... 20 11.4.4 Amplifiers ...................................................................................................................................... 20 11.4.5 Other considerations..................................................................................................................... 20

11.5 Smoke Detectors ............................................................................................................................. 20


11.6 Windows ......................................................................................................................................... 20

11.7 Doors and hardware ........................................................................................................................ 20

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

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

11.10 Carpet ......................................................................................................................................... 21

11.11 Colours & Finishes ....................................................................................................................... 21

11.12 Fixtures and Fittings .................................................................................................................... 21

11.13 Kitchen ........................................................................................................................................ 21

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

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

11.16 Roofing, Fascia Gutter and Eaves Linings ..................................................................................... 22

11.17 Bathrooms, laundries and associated wet areas .......................................................................... 22

12. APPENDIX 1 – Livable Housing Design Inclusions and Specifications List................ 24

13. APPENDIX 2 – Adaptable Housing Inclusions and Specifications List ...................... 37

13.1 SUMMARY OF ADAPTABLE CLASS C REQUIREMENTS FROM AS 4299 ............................................... 42

14. APPENDIX 3 – MATRIX OF COMPARISON BETWEEN LIVABLE AND ADAPTABLE STANDARDS ................................................................................................................... 51

15. APPENDIX 4 – DESIGN BRIEF AMENDMENTS ........................................................ 54


1. The Project

Project Manager: Sean Richards Email: [email protected] Telephone: 6205 8504 Principal’s Representative: Sean Richards Email: [email protected] Telephone: 6205 8504

1.1 Site Details

Block(s): 2 Section: 60 Street Address: Pademelon Street Suburb: Throsby Block Area (consolidated): 8205 Residential Zoning: RZ3 Dwelling Type: Liveable & Adaptable

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: 1 It is the builder’s responsibility to inspect the site and make allowances where necessary. The Geotechnical report shows the soil classification in areas where potholing occurred only. 2 Measured dimensions take precedence over any indicated GFA. 3 If in the event of conflict, design brief takes precedence over plans. 4 Site establishment is to include temporary perimeter fencing to the entire block boundary 5 Telecommunications accounts to be established with dial tone available. This can be cancelled upon completion

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 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. 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 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 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 (2m x 2.4m). • 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 are to be 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 except for some perimeter planning beds for low maintenance and to facilitate wheel chair access. A paved area large enough to accommodate an outdoor eating area of 2.4m x 2.4m outside the main living area is to be provided. Saw cut concrete with 4% black oxide to imitate pavers reduces maintenance and provides improved accessibility. 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 Livable Gold/HACT Requirements


Dwelling Type Adaptable Class C/ HACT Requirements 1 bed

Area (m2) 2 bed Area (m2)

3 bed Area (m2)

Minimum clear dimension (mm)

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 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

1 bed Area (m2)

2 bed Area (m2)

3 bed Area (m2)

Minimum clear dimension (mm)

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


• 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. • 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 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 with semi solid cores. • Toilet doors are to be provided with lift-off hinges and height-adjusted to enable lifting off.

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

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


• 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.

• 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.

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 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. 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.

9.7 Window Coverings

• Roller blinds to be installed to all windows except wet areas irrespective of glass type (WC, bathroom and ensuite). Where a laundry has an external window that is fitted with clear glass a roller blind is to be installed.

• Vertical blinds to be installed to sliding doors only • Blockout fabric, colour as selected • Track colour to be a similar colour as fabric • Blind assembly to be recessed within reveal of window where possible(not face fixed) • Chain location to be determined by fabricator • Slats for vertical blinds are to be less than 100mm each • Blinds to have a wand control. Stack direction to be determined by fabricator • Blinds to stack left and right where sliding doors opening from the centre • Standard chainless weights or sewn in weights are to be used, (no bead chain at the bottom

of the slats) • Be compliant with (Corded Internal Window Coverings) Safety Standard 2014

http://www.wcaa.com.au/site/DefaultSite/filesystem/documents/CompetitionandConsumerCordedInternalWindowCoveringsSafetyStandard2014.pdf

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 grille • 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) orNatural 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/data outlet point is to be provided in the kitchen and in the living room of each dwelling, including cabling to the point of entry connection box. 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 to be semi solid core and include a screw mounted grille

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/P3, 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” 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 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 grille 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 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 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

Entry Door Handle Gainsborough Architectural Series 4600 Satin Chrome Plate

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


SPACE BRAND MODEL NOTES DIMENSIONS

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 Fanco double sided plastic vent grille (EVVUDV1).

900mm clear opening Grille 124 x 462

Toilet door on a separate toilet NA NA

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

NA

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 As needed to meet minimum 6 Star energy rating

Insulation ceiling Builders selection Builders selection For Ceiling As needed to meet minimum 6 Star energy rating

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

55mm coved throughout including garage


SPACE BRAND MODEL NOTES DIMENSIONS extend floor to ceiling

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 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.

Refer to property size

HWS – Electric (3 Phase Continuous Flow system) NA NA Located in the laundry

Sized to suit dwelling need Refer to property size

HWS – Gas (Continuous Flow system) Rinnai Infinity

Located and sized to suit dwelling need

Refer to property size


SPACE BRAND MODEL NOTES DIMENSIONS HWS – Gas (Storage system) Rheem Stellar Externally located

Sized to suit dwelling need Refer to property size

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. NA

Ceramic Floor Tiles Builders selection NA Ceramic, Slip Resistant (R10/P3) 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 To TAMS and developer


SPACE BRAND MODEL NOTES DIMENSIONS oxide specification

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

Room Design Requirements NA NA Refer Table page 14 for minimum dimensions

Ceramic Floor Tiles Builders selection NA

Slip resistant, R10/P3 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

Ceramic Floor Tiles Builders selection NA Ceramic, Slip Resistant (R10/P3) Neutral colours

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

Ceramic Floor Tiles Builders selection NA Ceramic, Slip Resistant (R10/P3) Neutral colours

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/P3) -

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 SelectionNA Built in requirements: 600mm wide pantry unit


Microwave, oven and dishwasher space Poisons cupboard with child proof latch

1200mm long overhead cupboards 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 Sliding, with mesh fly screen and key locking system.

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



Fitted with GOLD underlay.

Electrical NA NA NA 1 x central light 3 x double GPOs


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 Sliding, with mesh fly screen and key locking system.

NA

BIRs Bedroom 2 – Livable properties NA

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


1000mm full height hanging 800mm wide shelves

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


600mm full height hanging 600mm wide shelves



Fitted with GOLD underlay.

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

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


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

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. vented through roof to outside

NA

Euro Laundry NA NA Refer to Laundry for requirements NA

Shower NA 1160mm x 1100mm shower cubicle

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 – soap holder NA NA Recessed soap holder 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 32mm x 900mm 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/P3. 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

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

NA

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

NA NA

Electrical 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)

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 Hob less shower base to Aluminium frame shower


cubicle with recessed soap holder

comply with AS 1428.1 screen and door

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/P3) 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)

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

Floor Waste Drain Builders Selection NA NA NA

Ceiling Exhaust and heating IXL NA 2 heat lamps with down light vented through roof to outside

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 NA


floor 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 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/P3) 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

NA

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

NA


arm - 842334C4A

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 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 Builders Selection NA Semi solid core 900mm clear opening Door hardware – external - Adaptable Gainsborough 600 Series Metaline Bright Chrome Lever handle

Garage Door – Adaptable Builders Selection Metal Remote door controllers and motors fitted NA

Garage in Adaptable NA NA NA 2500mm clear height LIVING ROOM Floor covering Ceramic Tile Builders Selection Builders Selection R9/10 NA BEDROOM 1 Floor covering “Tarkett” Power Bond From specified range NA Built in robes – Adaptable NA Sliding doors required NA NA BEDROOMS 2, 3 and 4 Floor covering “Tarkett” Power Bond From specified range NA Built in Robes Bedroom 2 – Adaptable 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


SPACE BRAND MODEL NOTES DIMENSIONS


NA NA



LAUNDRY Washing Machine Taps Adaptable Stylus Elegance washing machine

set CP Code 631118C Must be lever style for adaptable properties

Laundry Tub – Adaptable NA NA NA Fixed spout over tub and mixer. Side mounted operation

BATHROOM

Wall hung Hand Basin for Adaptable Caroma Integra 500 wall Basin 1TH

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

Suite for Adaptable Caroma Care 200 (incl. toilet seat and lid)

Walls fully sheeted with structural ply AS 1428.1 offset

Grab Rails / Towel Rails for Adaptable 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 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

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

NA


SPACE BRAND MODEL NOTES DIMENSIONS height adjusted to enable lifting off


NA NA



ENSUITE (provide for 4+ bedrooms properties only)

Suite for Adaptable 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 NA NA Hob less shower base with alum. Framed shower screen

1160 x 1100 for Adaptable and 900 x 900 for Standard

Shower head and rail for Adaptable 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

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

Wall Hung basin for Adaptable 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 Properties Westinghouse NA 600mm


SPACE BRAND MODEL NOTES DIMENSIONS Hot Plates / Cook top WHS642SA. (Stainless Steel) For Adaptable Properties Range hood Westinghouse WRJ600US (Stainless Steel) NA 600mm

For Adaptable 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 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 to heights of 750, 800, 850, 900mm using wing-nuts;

1100mm

Kitchen sink waste – Adaptable NA NA

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

NA

Electrical – Adaptable 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


SPACE BRAND MODEL NOTES DIMENSIONS 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


Room/Item Client Requirements 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

• 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” • Dining area floor finishes will be ceramic tiles (R10/P3) • Power points to be between 600mm and 1,100mm above floor level, and not within 500mm of an internal

corridor • Telephone adjacent to GPO


Room/Item Client Requirements Kitchen Floors and walls

• Slip-resistant ceramic floor tiles of at least R10/P3 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 • 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


Room/Item Client Requirements 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 • 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


Room/Item Client Requirements structural ply and under wall 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


• toilet doors that swing out or lift-off hinges Laundry • Slip-resistant ceramic floor tiles of at least R10/P3 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


Room/Item Client Requirements • 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.

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

Circulation Space (clear of door swing)

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


Element Item Silver Gold Platinum Class C Client Comments clearance Slip resistant flooring NA Yes Yes Yes R10/P3 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.

Bench and appliance clearance

NA 1200mm 1550mm 1550mm 1550mm NA

Slip resistant flooring NA Yes Yes Yes R10/P3 NA Laundry Space (Continued)

Task lighting above work surfaces

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 Door handles Door hardware position NA 900mm- 900mm- 900mm- 900mm- 900mm-1100mm, Door and security doors


Element Item Silver Gold Platinum Class C Client Comments 1100mm 1100mm 1100mm 1100mm 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 – DESIGN BRIEF AMENDMENTS

The bellow instructions takes precedence over specified design brief requirements Version Date Author Brief -

1. Cottages and Townhouses 2. Multi Unit

Summary of changes

1.1 03/05/2017 Greg Burghardt Both Remove Pelmets 1.1 03/05/2017 Greg Burghardt Both Add internal window furnishings 1.2 04/07/2017 Sean Richards Multi-Unit Steel door jambs to be provided throughout all units and common

areas 1.2 04/07/2017 Sean Richards Both Internal doors to have 6mm outer skin thickness. Bathrooms and

entry doors to be solid cores and single toilet doors to be lightweight for lift-off

1.2 04/07/2017 Sean Richards Both All doors to be hung with 3x hinges 1.2 04/07/2017 Sean Richards Both Bathrooms to include anodized ventilated relief in solid core door 1.2 04/07/2017 Sean Richards Multi-Unit Access panels to be square set in common areas 1.2 04/07/2017 Sean Richards Multi-Unit Doors in common areas to swing outwards for safe egress 1.2 04/07/2017 Sean Richards Multi-Unit Common areas to include slip resistant tiles. No carpet permitted 1.2 04/07/2017 Sean Richards Both Inclusion of primed pine architrave and skirting. No MDF permitted 1.2 04/07/2017 Sean Richards Multi-Unit Provision for individual water meters (included at BA stage) to be

installed at a later stage 1.2 04/07/2017 Sean Richards Both Wheel stops to all car parking 1.2 04/07/2017 Sean Richards Both External concrete walls to be off form and not a pre-finished

product, unless approved by Taskforce prior to installation 1.2 04/07/2017 Sean Richards Both Laundries to include 600mm splash back tile above tub and

washing machine in additional to the specified skirting tile. 1.2 04/07/2017 Sean Richards Both Wall tiling required to substrate where distance to hotplate

element is less than 100mm 1.2 04/07/2017 Sean Richards Multi-Unit No plaster board or fibre cement sheeting permitted in basement

car parks 1.2 04/07/2017 Sean Richards Multi-Unit Entry ramp to basement car parks to be electronically accessible 1.2 04/07/2017 Sean Richards Both Mechanical, hydraulic, electrical and other relevant systems

including control panels to be protected from unauthorised access 1.2 04/07/2017 Sean Richards Both Where bollards are applicable they shall include provision for high

visibility and be at a minimum of 900mm high from FFL 1.2 04/07/2017 Sean Richards Both BA to include provision for line marking, directional signage, car

park numbering and function (ie; disabled, visitor etc), walkway signage, building and services protection, and inclusion of bollards and column guards where necessary (see AS 2890 – set of parking facilities).

1.2 04/07/2017 Sean Richards Both No GPO’s to be provided in common areas 1.2 04/07/2017 Sean Richards Both Surface parking, vehicle access points and internal roads (excluding

basement car park) to include 4% black oxide with broom finish 1.2 04/07/2017 Sean Richards Multi-Unit Where primary access to the building is through a common area

door, an intercom system shall be provided with keyed access 1.2 04/07/2017 Sean Richards Multi-Unit External doors in common areas are to be self-closing and self-

latching 1.2 04/07/2017 Sean Richards Both Where Balustrades and handrails are provided they shall have a

powder coated finish in the selected colour 1.2 04/07/2017 Sean Richards Both External corners to all walls to be protected by a 50x50 stainless

steel angle to a minimum height of 1200 above FFL 1.2 04/07/2017 Sean Richards Multi-Unit Passenger lifts shall include tiled floors to match common area tiles


1.2 04/07/2017 Sean Richards Multi-Unit Passenger lifts to include recessed low energy lighting or LED down lights which are activated by lift call button

1.2 04/07/2017 Sean Richards Multi-Unit Linished stainless steel finish to lift frames and doors to be provided

1.2 04/07/2017 Sean Richards Both All structural timber to be H2 treated and compliant with AS 3660 – termite management – new building work

1.2 04/07/2017 Sean Richards Both Inclusion of reverse cycle system in lieu of individual heating units

design brief – multi unit...

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