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HOUSING DESIGN GUIDELINESVersion 1.0 June 2016

The Housing Design Guidelines outline the requirements for new Director of Housing low rise housing properties and provide the policy framework for Director of Housing construction, redevelopment and design and construct activities.

Housing Design Guidelines V1.0 1/31

2/31 Housing Design Guidelines V1.0

HOUSING DESIGN GUIDELINESVersion 1.0 June 2016


To receive this publication in an accessible format email [email protected]

Approved by Director Property and Asset Services

Authorised and published by the Victorian Government, 50 Lonsdale Street, Melbourne.

© State of Victoria, Department of Health and Human Services June, 2016.

Available at the Department of Health and Human Services website <https://dhhs.vic.gov.au/improving-housing-services-vulnerable-victorians>

Contents


https://dhhs.vic.gov.au/improving-housing-services-vulnerable-victorians

mailto:[email protected]

Change History........................................................................................................................................... 7

Foreword.................................................................................................................................................... 8

1 About these Guidelines.................................................................................................................. 91.1 Design Guidelines............................................................................................................................ 9

1.2 Purpose............................................................................................................................................ 9

1.3 Scope............................................................................................................................................... 9

1.4 Objectives......................................................................................................................................... 9

1.5 Sustainable Design Principles........................................................................................................10

1.6 Exemptions to Guidelines...............................................................................................................10

2 Key Responsibilities..................................................................................................................... 11

3 Definitions..................................................................................................................................... 123.1 Housing Design Guidelines............................................................................................................12

3.2 Universal Design............................................................................................................................ 12

3.3 Accessible...................................................................................................................................... 12

3.4 Visitable.......................................................................................................................................... 12

3.5 Adaptable....................................................................................................................................... 12

3.6 Liveable Housing............................................................................................................................ 12

4 Design Standards......................................................................................................................... 134.1 General........................................................................................................................................... 13

4.2 Property Titles................................................................................................................................ 13

4.3 Town Planning/Siting...................................................................................................................... 13

4.4 Site selection.................................................................................................................................. 14

4.5 Housing Unit Sizes......................................................................................................................... 14

4.6 Materials and Construction Design and Construction policy...........................................................14

4.7 Energy Efficiency Policy................................................................................................................. 14

4.8 Building Permits.............................................................................................................................. 15

4.9 Fire Risk Management Policy.........................................................................................................15

5 Amenity and Accessibility Policy................................................................................................165.1 Older Persons’ Unit Specialist Requirements.................................................................................16

5.2 Entry foyers, corridors and lifts of multi-unit dwellings....................................................................17

5.3 Living and dining area..................................................................................................................... 17

5.4 Bedrooms....................................................................................................................................... 17

5.5 Kitchen Utilities............................................................................................................................... 17

5.6 Bathrooms, Laundries and Toilet Configurations............................................................................18

5.7 Bathroom common requirements...................................................................................................18

5.8 Toilet............................................................................................................................................... 19

5.9 Laundry........................................................................................................................................... 19

5.10 Linen Storage................................................................................................................................. 20

5.11 Balustrades..................................................................................................................................... 20


5.12 Windows......................................................................................................................................... 20

5.13 Eaves and external shading to windows.........................................................................................21

5.14 Skylights......................................................................................................................................... 21

5.15 Security/Door Hardware Policy.......................................................................................................21

5.16 Doors.............................................................................................................................................. 21

5.17 Floor Finishes................................................................................................................................. 22

5.18 Paintwork........................................................................................................................................ 22

5.19 Insulation - Ceilings, Walls and Roof..............................................................................................23

6 Building Services.......................................................................................................................... 246.1 Metered services............................................................................................................................ 24

6.2 Electrical Services.......................................................................................................................... 24

6.3 Gas and Electricity.......................................................................................................................... 25

6.4 Space Heating................................................................................................................................ 25

6.5 Hot water units................................................................................................................................ 25

6.6 Appliances...................................................................................................................................... 26

6.7 Water supply................................................................................................................................... 26

6.8 Plumbing......................................................................................................................................... 26

6.9 Ventilation....................................................................................................................................... 27

6.10 Telephone....................................................................................................................................... 27

6.11 Television....................................................................................................................................... 27

7 External Works............................................................................................................................. 287.1 Main entries weather protection......................................................................................................28

7.2 Car parking..................................................................................................................................... 28

7.3 Paving, paths and driveways..........................................................................................................28

7.4 Landscape Works........................................................................................................................... 28

7.5 Fencing........................................................................................................................................... 30

7.6 Rear Yard Amenities....................................................................................................................... 30

7.7 Rubbish Disposal............................................................................................................................ 31


Change HistoryVersion

Issue date

Last review

Section amended

Amendment Next review

Author Authorised by

1.0 June 2016

May 2016

n/a Housing Design Guidelines - Final

June 2017

apar1511mbur2010

fwil2305


ForewordThe Director of Housing constructs a significant number of properties each year for use as public housing. These Housing Design Guidelines outline the minimum levels of amenity required for new Director of Housing housing properties.

These guidelines stipulate the required level of adaptability and accessibility to enable access and provide amenity for clients with a disability, including those in a wheelchair, and to facilitate modification if required in the future. These guidelines demonstrate the Director of Housing’s care for its clients regarding amenity, safety and vulnerability to rising energy and water costs.

The Design Guidelines reflect best practice in the affordable housing construction industry in recognition of the need to achieve maximum benefit from available funds.

Director of Housing


Section 1

1 About these Guidelines

1.1 Design Guidelines These Design Guidelines set out the policy and standards applicable for the construction of low rise public housing dwellings. They comply with all applicable legal requirements and all applicable departmental policies, guidelines and standards.

Unless specifically excluded herein, products, components, services, systems, design, construction methods, etc. shall comply with the relevant AS Australian Standards, AS/NZS Australian/New Zealand Standards or ISO International Standards Organisation standards.

These guidelines outline the minimum levels of amenity and specific requirements to incorporate both visitability and adaptability in the design and construction of new public housing.

The design of new dwellings must achieve the standard of Gold level of the Liveable Housing Design Guidelines or AS4299 Adaptable Housing to ensure housing is constructed to readily meet the needs of residents who may require accessible accommodation.

1.2 Purpose The Design Guidelines define the Director of Housing (the Director) requirements for the construction, redevelopment and design of new low rise public housing dwellings.

The guidelines are to be used by consultants and design and construct builders engaged by the Director for the design of new construction or redevelopment of residential public housing dwellings.

They will inform each site specific project brief outlining the requirements for procurement activity, including documentation such as tender specifications and drawings.

1.3 Scope These guidelines apply to all new single level dwellings and low rise multi-storey buildings up to three stories in height constructed, developed or designed and constructed by or for the Director of Housing in Victoria.

These guidelines are not retrospective and do not apply to the existing Director stock constructed or acquired prior to the approval of these guidelines.

1.4 Objectives The objectives of the Housing Design Guidelines are to:

(i) establish appropriate, consistent and effective design standards for the construction of durable new properties.

(ii) provide an equitable level of amenity across a range of tenant and resident groups.

(iii) outline design and amenity requirements for construction, redevelopment and design.

(iv) provide housing with the flexibility to accommodate residents with disabilities with minimum modification.

(v) detail all applicable Director, Department of Health and Human Services (DHHS) and legal requirements.

(vi) provide a standard base for the cost effective use of funds.


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(vii) outline the design related elements of dwellings which will ensure safe, comfortable, climate adapted and resource efficient dwellings for our clients.

(viii) provide well designed low cost housing which makes a positive addition to the urban/regional streetscape and local environment.

1.5 Sustainable Design PrinciplesThese guidelines seek to optimise thermal comfort and energy efficiency for the occupants of new build public housing dwellings. Thermal comfort and utility costs should be carefully considered when proposing dwelling designs, as these are key determinants of health and social outcomes for occupants.

This document establishes a minimum standard of 7 stars to be achieved for dwellings against the Nationwide House Energy Rating Scheme. In achieving this rating, good passive solar design should be prioritised.

Specifying energy efficient fixed appliances should be prioritised.

1.6 Exemptions to Guidelines Where the broader principles of the Guidelines cannot be achieved, or where the user considers that amendment to the guidelines is justified, alternative standards may be proposed by application for exemption.

Exemptions to the Guidelines may only be gained by written application to and written approval from, the Director, Property and Asset Services.


Section 2

2 Key Responsibilities

Role/Title Responsibility

Director, Property and Asset Services

• Approves Design Guidelines;

• Approves major amendments to Design Guidelines that change, or introduce a new policy direction or policy revision, or where significant cost implications would result;

• Approves exemptions;

Assistant Director, Property Delivery, Property and Asset Services

• Approves minor amendments to the Design Guidelines required for the maintenance, clarification and/or editing of Design Guidelines;

• Recommends exemptions to Design Guidelines;

Group Manager, Directorate Services

• Updates the Design Guidelines; and

Responsible Officer • Applies Design Guidelines.


Section 3

3 Definitions

The following definitions are provided as background information and to allow a greater understanding of the many different approaches that exist to provide housing to the community.

3.1 Housing Design GuidelinesThese guidelines outline the minimum levels of amenity and specific requirements to incorporate both visitability and adaptability in the design and construction of new public housing. This guideline sets out the design criteria in detail and has considered and incorporated many of the design approaches listed below.

3.2 Universal DesignUniversal design in housing is a design philosophy that promotes an inclusive design for all processes. The thinking applies to the design of all products from kitchen utensils to transport and urban planning.

3.3 Accessible Accessible housing describes housing which provides accessibility for persons with a disability, and is achieved by legislative guidelines driven by codes and standards. Australian Standard AS1428 mandates requirements applicable to buildings other than houses.

3.4 Visitable Visitable housing describes housing that can be accessed by persons with a disability ensuring that an entry, usually the front door, and access to a toilet is achieved.

3.5 Adaptable Adaptable housing describes housing that achieves a minimum level of AS4299 Adaptable Housing and provides design features which allow inexpensive modifications to adapt houses that can meet particular needs of a resident with a disability.

3.6 Liveable HousingThe “Liveable Housing Design Initiative” stipulates a range of requirements for housing. There are three levels of compliance; silver, gold and platinum. Our design guidelines meet the gold level of the Liveable Housing Design Initiative.


Section 4

4 Design Standards

4.1 GeneralThe Director of Housing (the Director) constructs dwellings for a range of clients including families, single people, both young and older, and people with special needs due to a physical, sensory or intellectual disability.

The Director requires all newly constructed, redeveloped, and designed public housing to provide good quality accommodation. While some specific design standards have been stipulated within these Guidelines, compliance with cl 1.1 is expected.

It is the responsibility of the Consultant and/or Contractor to ensure all legal requirements, standards and obligations pertaining to building design and/or construction of a facility are diligently met when undertaking work for DHHS.

Reference is to be made to Australian and New Zealand Standards, Statutory requirements, building and construction codes and Acts when designing. Where a reference is made to any document or standard, the reference is to the latest edition.

If there is conflict between the Housing Design Guidelines and other legislated requirements then the standard which provides the highest standard of risk mitigation shall take precedence. In all cases of potential conflict, appropriate consultation with the DHHS Project Manager must occur.

Relevant DHHS policies and procedures will be available to consultants/contractors as required.

4.2 Property Titles Properties constructed by or for the Director on land owned by the Director must be able to be individually titled.

Properties constructed for the Director on land not owned by the Director are preferred to be individually titled.

In the case of multi-unit development on Director owned land, separate titles will be established as required.

4.3 Town Planning/SitingAll properties shall comply with Rescode site analysis requirements and all applicable practice notes and standards.

Each development should seek to optimise the number of dwellings constructed on Director owned land within the requirements of ResCode and the applicable planning zone.

In seeking to optimise each site’s development potential, consideration must be given to likely tenancy profiles, especially within multi-level unit developments, and the amenity of the surrounding area including the availability of public open space nearby.

Optimum solar orientation should be a starting point for site planning and the design of dwelling layouts. Passive solar design principles shall assist with: prioritising sunlight into open spaces and living areas; shading and materials selection for thermal comfort; window and door placement to capture prevailing cool breezes and other elements which reduce household energy demand.


Section 4

4.4 Site selectionPreference shall be given to sites with lower, more even gradients for ease of construction and which allow the dwellings to be accessible and visitable for the general amenity of occupiers.

Sites which allow the house design to achieve northern light into living areas and open garden spaces are preferred.

4.5 Housing Unit Sizes Houses and units are to provide fully enclosed covered areas in the following ranges:

One Bedroom 45m² to 50m²

Two Bedroom 75m² to 80m²

Three Bedroom 87m² to 92m²

Four Bedroom 105m² to 110m²

Five Bedroom approx. 125m²

The calculation of house and unit sizes is exclusive of unenclosed covered areas, external space (gardens and balconies) and excessive internal circulation space.

As it is the intention of the Director to retain properties for a minimum of twenty years and as the range of residents over that time may vary widely, the properties need to be capable of effectively accommodating the maximum tenancy load which is two persons per bedroom.

4.6 Materials and Construction Design and Construction policyAll new standard residential dwellings shall be constructed with low maintenance materials, such as brick veneer cavity or colorbond on brick plinths. Construction types or materials with an inherently high level of on-going maintenance cost and/or unproven longevity characteristics must not be used in the construction of new dwellings.

A concrete slab on ground should always be adopted except where not possible, or where the use of prefabricated building methods provides lower construction costs.

The roof construction should be with a pitched truss roof wherever practicable for low rise dwellings with colorbond metal deck roof with a minimum pitch of five degrees.

Consideration should be given to the use of materials that have a lower environmental impact including embodied energy consumption, and which are recyclable or reusable.

The choice of materials will be impacted by the requirement to achieve a seven star rating.

4.7 Energy Efficiency PolicyAll new dwellings shall be designed to achieve a seven star rating as determined using current accredited software within Victoria such as FirstRate 5 House Energy Rating software or approved equivalent.

When designing dwellings a number of elements to consider to achieve energy efficiency objectives include:

(i) principal living area oriented to the north;

(ii) minimisation of west facing glazing;

(iii) protection of windows from direct summer sun;


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(iv) utilisation of efficient insulation and construction systems in floors, walls and ceilings, and utilisation of party wall construction.

4.8 Building PermitsA building permit must be issued by an accredited building surveyor and in accordance with the requirements of the Building Act 1993 and Building Regulations.

4.8.1 Building SurveyorThe department requires the use of an appropriately qualified and experienced building practitioner who is registered under the category of building surveyor (limited) or building surveyor (unlimited) by the Building Practitioners Board of Victoria, or other appropriate Statutory Body for registering practitioners in the state of Victoria and is accredited in accordance with the Capital Development Guidelines - Fire Risk Management (current version).

4.9 Fire Risk Management PolicyFire Risk Management compliance shall be in accordance with the requirements of the Department of Health and Human Services Capital Development Guidelines - Fire Risk Management (current version) for specific occupancy types, plus any additional provisions required by regulation, code, statute and Australian Standards.

4.9.1 Fire Safety EngineerThe department requires the use of appropriately qualified and experienced building practitioners who must be registered in the category of fire safety engineer by the Building Practitioners Board Victoria or other appropriate statutory body for registering practitioners in the state of Victoria, and be accredited in accordance with the Capital Development Guidelines - Fire Risk Management (current version).

4.9.2 Smoke alarmsEach sole occupancy unit must have at least one smoke alarm (located on or near the ceiling in any storey) that complies with AS 3786 and is located between each part of the sole occupancy unit containing bedrooms as well as, where bedrooms are served by a hallway, in the hallway and in any other storey containing bedrooms.

Photoelectric smoke alarms are to be used and must be powered directly from the 240v main power supply with battery backup. The battery backup must be rechargeable, non-removable, and have a minimum lifespan of 10 years. Alternatively, a smoke detector system can comply with AS1670.1.

A minimum of one smoke alarm is to be provided to each storey of dwellings with two or more storeys.

4.9.3 Visual warning devicesDwellings that are to be occupied by residents with a serious hearing impairment shall be provided with a visual alarm system to augment the smoke alarm(s), fitted to comply with AS4607 - Personal Response Systems.

4.9.4 DeadlocksDeadlocks must not be installed to any doors leading from a sole occupancy unit (SOU) of a residential building. Where a resident requests the installation of a deadlock as an insurance or security requirement, the department may consider this installation (at the resident’s expense) subject to a fire safety risk assessment. The request must be referred to the Fire Risk Management Review Panel for a determination.


Section 5

5 Amenity and Accessibility Policy

All new single level dwellings shall be appropriately designed for safety and ease of use by residents including those with physical disabilities, either temporary or permanent. Dwelling design, subject to site constraints, will as a minimum satisfy the requirements of either gold level1 of the Liveable Housing Design Guidelines Standard or AS 4299 Adaptable Housing Class C, i.e. all essential features incorporated into each house. Where a conflict exists between the two standards the greater standard shall apply.

Where specific standards have been stipulated herein, e.g. shower enclosure size, they shall prevail

All new multilevel dwellings shall also, satisfy the greater standard of gold level Liveable Housing Design Guidelines Standard or AS 4299 Adaptable Housing Class C where practicable and subject to site constraints and specific development requirements as outlined within the project brief.

The design of dwellings shall allow for future modifications, including full wheelchair accessibility where practicable, without the need for extensive structural work except where precluded by the topography of the land or the type of housing e.g. multilevel developments with no lift installed.

5.1 Older Persons’ Unit Specialist Requirements

5.1.1 Wardrobes for Older Persons UnitsRods and hooks in wardrobes shall be a maximum of 1350 mm from finished floor level in accordance with AS1428.2, Australian Standard, Design for access and mobility. Ensure the floors of wardrobes and other cupboards are continuous with the adjoining floor and have a clear accessible width of 760 mm to provide ease of use by a resident in a wheelchair.

Sliding wardrobe doors are preferred where practicable for older persons units.

5.1.2 Storage for Older Persons UnitsShelving in storage units such as cupboards and open shelving throughout the dwelling shall be at an accessible height and depth in accordance with AS1428.2, Australian Standard, Design for access and mobility.

5.1.3 FlooringProvide slip-resistant sheet vinyl flooring with a 2mm wear layer (not including laminations, plastics and fibrous materials) to the corridors, kitchen, dining area and bathroom.

5.1.4 TelephoneOlder persons units are to be provided with a second telephone point in the bedroom adjacent to a GPO.

5.1.5 Bathroom and Toilet FacilitiesProvide an aluminium shower rail instead of shower screen to enable a curtain to fully enclose the shower compartment.

Provision of fitment for a shower seat designed to meet the requirements of AS 1428.1 Australian Standard, Design for access and mobility should be allowed in the construction of the shower wall.

1 Gold level with the exception of design element three, item v. covered parking space requirement which is not required.


Section 5

A shower rail shall be provided instead of a fixed wall outlet.

The soap holder for the shower shall be fully recessed and located between 900 and 1100 mm above finished floor level.

Towel and shower rails shall be of a similar strength to grabrails unless their appearance is quite distinct to that of the grabrail(s).

A vanity unit a minimum of 600 mm wide x 400 mm deep with storage under.

5.2 Entry foyers, corridors and lifts of multi-unit dwellingsThe foyers and corridors of multi-unit dwellings shall be aesthetically pleasing and have low maintenance finishes.

Wherever practicable, finishes to walls, floors, ceilings and lifts and the light and other fittings in the public areas of multi-unit dwellings are required to be vandal resistant.

The entrances, foyers and corridors of multi-unit dwellings are required to be secure and well lit.

All entrances including external stairwell entrances are required to be protected from the weather.

5.3 Living and dining area Dwellings will provide sufficient circulation space to manoeuvre a wheelchair in the living and dining areas. This will primarily be achieved by adopting an open plan design and minimising the use of corridors without substantially increasing the overall size of the dwelling.

5.4 BedroomsBedrooms shall not be accessed directly from another bedroom, kitchen or utility area.

Bedrooms shall not have borrowed light.

The first bedroom must be designed to optimise wheelchair access and provide space for either two single beds (2000mm long x 900mm wide) or one queen size bed (2030mm long x 1530mm wide).

Each further bedroom shall capable of accommodating two single beds and sufficient storage to meet the needs of two children.

Floor to ceiling built-in wardrobes (600 mm deep) with hanging rod, shelves and drawer insert with sliding doors shall be provided in each bedroom.

5.5 Kitchen UtilitiesGiven the unit size constraints and liveable Housing requirements the most likely kitchen design will be an “L” shape.

Sufficient work bench areas (appropriate for the size of the household) shall be provided, the surface of which shall be suitable for the preparation of food including a minimum of 800 mm in length located adjacent to the oven or cooktop

Where practicable one microwave alcove shall be provided per kitchen measuring no less than 580mm wide x 400mm high x 560mm deep.

Where a sink or work bench abuts a wall it shall have an impervious splash back.

Cooktops are required to have an impervious splash back to the underside of the rangehood.

All sinks shall be stainless steel and have a minimum single drainer.

A minimum 1800 mm high x 900 mm wide x 650 mm deep space is required for a refrigerator.


Section 5

5.5.1 Cooktops and OvensDwellings connected to electricity only shall be provided with a built in 60 cm stainless steel or white enamel electric cooktop with four cooking zones and a built in 60cm electric oven in stainless steel or white enamel finish with separate griller and oven compartments. Both cooktop and oven shall have a minimum two year manufacturer’s warranty.

Cooktops shall be located at least 450 mm from any corner of a room or doorway, with sufficient clearance provided to facilitate cleaning.

At a minimum, a work bench preparation space shall be provided to one side of the stove, but ideally will be provided to both sides.

The controls shall be located at the front of the oven and either at the side or front of the cook top and shall be easy to grip.

5.5.2 Rangehood A rangehood ducted and vented externally shall be provided to the kitchen over the cooktop.

Recirculating rangehoods shall not be used.

5.6 Bathrooms, Laundries and Toilet Configurations One bedroom dwellings shall be provided with an adaptable combined bathroom, toilet, and laundry with shower only, i.e. no bath is required.

For two or more bedroom dwellings a separate bath will also be provided.

Two and three bedroom dwellings shall have an adaptable bathroom with a separate toilet. The laundry will be located within a dedicated laundry cupboard within the dwelling. In order to reduce the initial size of the adaptable bathroom, the design will allow for removal of the bath to make the bathroom accessible, i.e. the accessible bathroom will only have a shower once adapted.

Four or more bedroom dwellings shall have one combined adaptable toilet and bathroom with separate laundry, and an additional separate toilet located adjacent to the laundry where practicable or other convenient location.

The toilet must be located adjacent to the bathroom to allow for its incorporation into the bathroom, so as to create an accessible bathroom should this be required at a later date.

The total area of the adaptable bathroom, laundry, and toilet, when combined, shall allow sufficient circulation space for a resident in a wheelchair to become accessible in accordance with AS1428.1, Australian Standard, Design for Access and Mobility.

Additional noggings are to be provided in bathroom, shower recess and toilet areas to accommodate the installation of grab rails if required at a later date.

All dwellings with two or more bedrooms shall be provided with a poisons cupboard with a childproof door lock located in the bathroom or laundry.

5.7 Bathroom common requirements

5.7.1 General(i) In bathrooms located above the ground floor, a floor waste with the floor graded 1:100 towards

the waste.

(ii) One towel rail, a minimum of 900 mm long, for every two residents, ideally located adjacent to the shower enclosure.


Section 5

(iii) One hand towel ring adjacent to each hand basin.

(iv) A mirror minimum size of 600mm high x 450mm wide.

(v) Sanitary plumbing shall be concealed.

(vi) Minimum three star WELS rated shower head, tapware, faucets for all mains pressure hot and cold water systems.

5.7.2 Showers (i) A recessed soap holder located in the shower area.

(ii) Ceramic tiling in shower recesses shall extend to a height of 1800 mm above finished floor level.

(iii) Showers to be stepless shower and shower screen.

(iv) The shower area will be 1100 mm x 1160 mm without steps or kerbs, its base graded to a waste with a slope of not less than 1:80 and not greater than 1:60. The remainder of the bathroom area shall be graded with a fall to the shower waste (or an alternate floor waste centrally where there is a combined bathroom and laundry) at a minimum gradient of 1:100 and not greater than 1:80.

(v) A fixed glazed shower screen will be provided and a curtain rod will be provided to the entrance to the shower in order that the resident may fix a shower curtain if required.

(vi) Glazed shower doors are not to be provided.

(vii) The shower taps and controls shall be located within but reachable from outside the shower area with the water stream directed away from the taps and shower entrance. All dwellings shall be provided with fixed wall outlets and not handheld showers on rails.

5.7.3 Vanity Unit(i) A vanity unit a minimum of 750 mm wide x 400 mm deep in two or more bedroom dwellings.

(ii) A vanity unit a minimum of 600 mm wide x 400 mm deep in one bedroom dwellings.

(iii) All vanity units to have storage under.

5.8 ToiletAll toilets shall contain a close coupled WC toilet suite.

Flushing control to be enlarged type.

All WC compartments to be a minimum width of 1200mm to meet gold standard requirements.

A toilet paper dispenser shall be located adjacent to the WC pan.

Privacy latches may be installed in toilets in dwellings. Where a privacy latch is installed the door must be hinged so as to permit removal of door when latched from the inside.

One toilet within a dwelling is to be visitable. Doors may open outwards to facilitate access where they do not impact upon access corridors.

5.9 LaundryAn area for laundry facilities shall be provided to every dwelling in accordance with 5.6.

In all adaptable dwellings allow sufficient circulation space for a client in a wheelchair to approach all appliances and cupboards.


Section 5

Each laundry cupboard, or laundry area located within a bathroom, shall be appropriately vented and shall contain the following facilities:

A stainless steel laundry trough with a 200 mm high impervious splash back (preferably ceramic tiling), hot and cold water taps, an overflow suds bypass and washing machine waste outlet.

Space for a washing machine (600 mm wide x 600 mm deep) adjacent to the trough with hot and cold washing machine taps located so that either a front or top loading washing machine may be installed.

A visible horizontal timber batten mounted 1800 mm above finished floor level and located above the washing machine to provide secure fixing for a clothes dryer.

The Director does not provide washing machines or clothes dryers to individual dwellings.

Laundries shall be located on the ground floor wherever practicable. Wherever practicable, the clothesline shall be able to be accessed without passing over carpeted areas.

5.10 Linen StorageA separate cupboard for the storage of linen and cleaning utensils (linen cupboard and broom cupboard) appropriate to the size of the dwelling shall be provided to all dwellings.

5.11 BalustradesA balustrade shall be provided to any stairway, ramp, balcony, veranda or similar situation which is more than 600mm above the adjacent floor or ground level internally and externally.

No element of the balustrade shall facilitate climbing the balustrade.

5.12 WindowsAluminium windows are required to be used wherever practicable. Consideration shall be given to window frame design to minimise heat loss and gain. Horizontal sliding sash windows are preferred for low rise dwellings.

Louvre windows shall not be used.

Window fittings that are easily gripped by the hand should be located at an accessible height for ease of use by the resident.

Whilst meeting the BCA requirements for the provision of light and ventilation and allowing for a resident to clean windows from the inside, window openings in dwellings greater than two storeys in height shall be permanently restricted to a maximum of 125 mm.

Security screens such as roller shutter screens or bars shall not be fitted to windows.

5.12.1 Window furnishingsInternal blockout roller blinds shall be provided to the windows of all habitable rooms and bathrooms that do not have obscure glazing. Vertical blinds shall not be used.

Roller blinds are to be flame retardant or treated with flame retardants to minimise the risk of ignition.

5.12.2 Window locks/latchesWindows are to be secured by appropriate catches.

Sash-fastening devices such as pin catches may be provided to openable windows that form part of a boundary directly adjoining public open space. Such devices are to be capable of securing the window in a closed position and shall be able to restrict the opening of the window to 125 mm.


Section 5

5.13 Eaves and external shading to windowsAll dwellings should, where practicable, be protected by means of eaves a minimum of 450mm to 600mm wide.

Two storey dwellings should have eaves to all second storey windows with ground floor windows protected by the use of landscaping and building orientation where practicable.

The Director does not supply and install external awnings to dwellings.

5.14 SkylightsSkylights are not to be used to provide the only source of natural light to habitable rooms, except kitchens and bathrooms where unavoidable. Where provided, skylights shall be installed with a translucent diffuser panel at ceiling level unless the skylight itself is double glazed.

5.15 Security/Door Hardware PolicyDwelling security should be considered when planning the placement of balconies, fences, trellises and landscaping elements.

In multi-unit developments where front entries are not visible from the street, consideration should be given to appropriately located maps and/or signboards to indicate dwelling locations.

External doors will require locks, and windows will require devices fitted internally to secure them without keys. Keyed window locks limit use of the windows as a secondary means of egress in the case of fire or other emergency and shall not be used. Refer to 4.9.4. for advice regarding deadlocks.

D handle passage lever sets to bedrooms, bathrooms, and laundries will be provided without locks.

5.16 Doors

5.16.1 External doorsIf additional natural light is required, a fixed glazed highlight located above the doorway is preferred to sidelights or glazed panels.

All doors of a dwelling on an exit or escape path shall be readily openable without a key (at all times) from the side that faces a person exiting the dwelling.

Ensure that the entry door and the corresponding security or flywire door are hinged on the same side.

All exit doors (other than the doors of a dwelling) on any exit or escape path shall be readily openable without a key (at all times) by a single handed single action from the side that faces a person exiting the building.

All external entry doors shall be draught free and include weather seal protection to all sides of the door.

5.16.1 Security doors Security doors to be provided to the front and all rear entries of dwellings.

Security doors are not provided to sleep outs that are in an enclosed yard, however, peepholes may be provided.

5.16.2 Flywire screens Metal flywire screens are required to all openable windows and to all fixed vents.


Section 5

5.16.3 Door furnitureFit door handles at a height of between 900 and 1100 mm from finished floor level. Door handles shall be of a “D type” which complies with the requirements of AS1428.1, Australian Standard, Design for access and mobility.

(i) Joinery

Provide D-pull handles a minimum size of 150 mm to drawers, wardrobes and cupboards, located towards the top of below bench cupboards and towards the bottom of overhead cupboards.

(ii) Security door locks

Security doors are required to be fitted with good quality locks that are key operated externally and openable without a key from the inside.

(iii) Entry door locks

Entry doors (front and rear) are required to be fitted with locks that are key operated externally and openable without a key from the inside.

5.16.4 Master key systems locksMaster key systems are required only to multi-storey developments and older person housing developments.

5.17 Floor FinishesCarpet tiles to be provided to all bedrooms and living areas. All other areas to have vinyl sheet flooring.

Vinyl is to be sheet vinyl flooring with a 2mm wear layer (not including laminations, plastics and fibrous materials) provided to corridors, kitchen and dining area, and non-slip vinyl in the bathroom(s), laundry and toilet(s).

Vinyl floor tiles shall not be used.

5.18 PaintworkAll paints used for the painting of dwellings are required to be Australian Paint Approval Scheme approved materials.

Acrylic low VOC paints are to be used.

The number of coats of paint required to achieve non-transparency depends on the surface being painted, consequently, the number of coats of paint may vary - below is a guide to the minimum requirements of DHHS.

The minimum coats of paint required are:

(i) Preparation, primer to all bare timber, steel, etc

(ii) sealer to all bare plaster or filling materials, masonry, etc

(iii) undercoat over primer and sealer coats

(iv) two finish coats.

5.18.1 Latex (acrylic) systemsLatex (acrylic) systems as follows should be used in all new dwellings:

(i) Walls and ceilings to dining, lounge, bedrooms, kitchens, and corridors areas - low sheen, low VOC acrylic paint


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(ii) Walls and ceilings to bathrooms, laundry and toilets - low sheen, low VOC, anti-bacterial, anti-mould acrylic paint

(iii) Wood and metal work - full gloss acrylic. Wood and metal work means cupboard doors, skirtings, architraves, doors, window, reveals, handrails, weatherboards, trims, spouting, gables, soffits and any wall claddings and where provided, front fencing, outbuildings, sheds and carports.

5.18.2 Colour schemesThe choice of colours selected for painting has an effect on the aesthetics of the dwelling, but also has an influence on the cost of painting and the cost of maintenance.

Strong and bold colours often require additional sealer coats before repainting. The more colour changes specified increases the labour required and, as a result, the cost.

For this reason neutral colours and a limited range of colours is preferred. Colour specification should take account of colours used in other public housing in order to use where possible common colours.

Colour schemes are to be approved by DHHS.

Ceiling white is the preferred paint for all ceilings.

5.19 Insulation - Ceilings, Walls and RoofProvide thermal insulation in accordance with requirements to achieve the required seven star energy star rating.

Loose insulation material is not permitted.


Section 6

6 Building Services

6.1 Metered servicesWater, electricity, and gas services to all dwellings, including multi-storey dwellings, and to communal facilities, are to be separately metered.

Gas and water meters are to be located so as not to impede pathways and shall be accessible to meter readers.

6.2 Electrical Services

6.2.1 Communal areasLighting and external GPO’s required for communal areas shall be provided via a separate meter.

6.2.2 Residual current devices (RCDs)Switchboard type RCDs shall be provided to all general power outlet and lighting circuits.

RCDs are not required to circuits for fixed electric cooking appliances such as ranges, ovens or hotplates.

6.2.3 Power outletsEach General Purpose Outlet (GPO) shall be mounted either 300 mm or, where appropriate, 900 to 1100 mm above finished floor level (in line with the light switches) and not less than 500 mm horizontally from internal corners and shall be double outlets.

(i) One double GPO is to be located in the bathroom adjacent to the basin as per regulations.

(ii) The refrigerator single GPO shall be easily reachable when the refrigerator is in its operating position.

(iii) One microwave single GPO shall be easily reachable.

(iv) One double GPO should be installed adjacent to the telephone outlet.

(v) All GPOs are to have large rocker switches.

(vi) Provide one external double GPO switch.

6.2.4 Lighting All dwellings shall have light switches mounted between 900 and 1100 mm above finished floor level in line with and adjacent to the door handles and should have large rocker switches.

Globes to be use in all fittings to be LED or compact fluorescent type.

In dwellings with stairs a two-way light switch shall be fitted to stair lights.

All dwellings shall have the following light outlets and fittings:

(i) Front entrance, external 1

(ii) Rear entrance, external 1


Section 6

In multi-unit developments vandal proof security lighting shall be provided to those communal areas that are used by different households and the public such as car parks, pathways, foyers, stairwells and communal facilities.

All external lighting to pathways and carparking should be positioned at a low height to reduce glare and provide a minimum illumination level of 10 lux at ground level.

6.3 Gas and ElectricityConnection to gas and or electricity shall be governed by the following policy:

Where it is possible to install electric heat pump split system heating and cooling and electric heat pump hot water then connection will be to electricity only and all appliances shall be electric.

Where it is not possible to install electric heating and electric heat pump hot water then connection shall be to both gas and electricity and appliances shall be selected on the basis of energy efficiency and cost to the department and the resident.

6.4 Space Heating All dwellings shall be provided with an efficient space heater of sufficient size to heat the main living area. A rear register to an adjacent living area may be installed where practicable.

A minimum standard of four stars for all gas space heaters is required with preference being given to heaters with a higher rating.

For dwellings connected to electricity only, reverse cycle air conditioning is the preferred primary source of heating to main living area only.

Ducted central heating is not a preferred option due to fire spread and operating cost issues.

Individual heaters shall be fixed in position and constructed, installed and guarded in accordance with appropriate Australian Standards and the Building Code of Australia.

Open fireplaces, slow combustion wood heaters or other combustion heaters are not to be used.

6.5 Hot water unitsHot water units shall be provided to all dwellings with the following capacities.

(i) 160 litre electric heat pump type to properties with one bedroom (1 to 2 persons).

(ii) 250 litre electric heat pump type to properties with two bedrooms (2 to 4 persons)

(iii) 315 litre electric heat pump type to properties with three bedrooms (3 to 6 persons)

(iv) 400 litre electric heat pump type to properties with four or more bedrooms (8 to 10 persons)

Hot water units are to be located as close as practicable to the hot water outlets. External, storage model hot water services are preferred where practicable.

Instantaneous day rate electric hot water systems shall not be used. Continuous flow gas systems with a minimum rating of 4 stars may be used where the installation of storage units is not practical.

6.5.1 Performance RequirementHot water reticulation shall be capable of delivering hot water to the bathroom(s) at no less than 50oC and simultaneously to the other wet areas at the temperature recommended by the manufacturer of the hot water unit.


Section 6

6.5.2 Solar Photovoltaic System RequirementWhere a dwelling is connected to electricity only each dwelling will be provided with a separately metered 2kW photovoltaic system. Where roof space is limited a smaller system may be considered.

6.6 AppliancesControls on appliances should be easily gripped by the hand and located in a safe and accessible position for ease of use.

Energy efficient appliances are to be chosen.

6.7 Water supplyAppliances using water are required to have a minimum water efficiency rating of 3 WELS star with 4 WELS star rating preferred should water pressure and product availability allow.

All dwellings shall have hot and cold water to sinks, basins, baths, showers, troughs and washing machine taps.

A standpipe shall be provided to the rear, to the front and adjacent to car spaces of all dwellings with private open space or as required by town planning requirements.

Where mains water is not available, water tanks are to be provided.

Shared water outlets shall be avoided and installed only to communal areas.

6.7.1 Communal areasWater for communal areas shall be provided via a separate meter.

A garden tap (located in a public area) is required to the front and rear of multi-unit blocks in order to service communal landscaped areas and to provide car washing facilities to common car parking areas.

6.7.2 Water pipesEither copper or polymer water pipes specified in AS3500, Australian Standard, National plumbing and drainage may be used for water reticulation. In multi-level unit developments service risers or exposed locations all water pipes shall be of copper. Tails from the riser to each unit may be of polymer with appropriate fittings for connection between the two materials.

All externally exposed hot water pipes shall be insulated with, as a minimum, 15 mm pipe insulation suitable for use in external exposed applications. Dead legs on hot water pipes shall not exceed 2000 mm.

Insulated pipes shall also be used in reticulated heating systems.

6.8 PlumbingSanitary plumbing shall be concealed.

Ensure that the sanitary plumbing is positioned so that it is suitably placed for any subsequent adaptation of the area to a combined accessible bathroom and toilet.

Consideration should be given to the direction of water flow in guttering and the positioning of downpipes to allow for the possible future collection of rainwater in water tanks, which would generally be located adjacent to the utility areas of the dwelling.

Kitchen, laundry and bathroom taps shall be quarter turn lever type handles with a single outlet for ease of use fitted with hot and cold indicators.


Section 6

6.8.1 DrainageGenerally heavy duty sewer class uPVC pipe and fittings are acceptable for all inground and suspended sewer drainage installation.

6.9 VentilationExhaust fans shall be provided to the bathroom and laundry.

The fans are required to have automatic retracting fan blades or installation of a draft stop device with gravity shutters that remain closed when the fan is not in use to prevent backdraught and shut out insects.

Fans shall be ducted and flued through the ceiling and discharged externally via a cowl.

Where effective ventilation is possible through other means exhaust fans are not required in separate WCs.

Fixed ventilation in walls is not required.

6.10 TelephoneAll dwellings are required to have one telephone connection point located in the kitchen adjacent to a GPO.

Older persons units are to be provided with a second telephone point in the bedroom adjacent to a GPO.

The Director does not pay connection fees or provide telephones.

6.11 TelevisionOne TV aerial point complete with a cable to the roof shall be provided in the living area of each dwelling. A TV aerial is to be supplied and installed to each unit.

A TV aerial point with cable to a Master Antenna Television (MATV) system shall be provided in the living area of each unit of a multi-unit, multi-level dwelling.

An antenna, suitable for the number of units/outlets, is to be provided to MATV systems.


Section 7

7 External Works

7.1 Main entries weather protectionA roofed sheltered area immediately outside the front entrance is required to all dwellings including the main communal entrance to multi-unit dwellings.

A level (maximum gradient of 1:40), slip-resistant, hard-surfaced landing area, a minimum of 1500 x 1500 mm, shall be provided at each entrance of the dwelling.

7.2 Car parkingOff-street car parking for one car per dwelling shall be provided. Car park layout and design should comply with applicable Rescode Practice Notes for Car Parking and Australian and New Zealand standards.

7.2.1 Car parking for multilevel unitsFor multilevel unit developments a car parking space to cater for residents with a wheelchair shall be provided for each accessible unit. Accessible car parking shall be designed to ensure a continuous path of travel from the vehicle parking area to the front entry of each unit.

Where practicable for multilevel unit developments, a clear line of sight from a well-lit vehicle drop-off point to a safe pedestrian entry point should be provided.

7.2.2 CarportsCarports are only provided in the following situations:

(i) Where required as an element of an approved planning scheme. The carport, where required, shall comply with the requirements of the responsible local authority.

(ii) Where requested by DHHS for a specific client where a carport is requested by a joint venture partner (at the JV cost) and agreed to by the Director, Property & Asset Services.

7.3 Paving, paths and drivewaysProvide a hard-surfaced driveway from the public roadway the nominated carpark /carport.

Provide continuous, slip-resistant, hard-surfaced pathways with an unobstructed width of 1100mm, from:

(i) the driveway or carport to the front door; or

(ii) the driveway or carport to the rear/side door; and

(iii) the rear/laundry door to the clothesline.

All paving and finishes to ramps, pathways and landings of all dwellings shall have a slip-resistant surface with a texture easily traversable by a wheelchair and gradients in accordance with Australian and New Zealand Standards.

7.4 Landscape WorksConsideration of water sensitive urban design principles, especially in relation to assistance with stormwater management shall be considered in developing low maintenance landscape schemes. Landscape works shall be to the minimum standards to meet the requirements for planning approval by


Section 7

the responsible authority and consistent with the private low cost rental housing market. All open areas shall be landscaped.

Existing trees should be retained where practicable. As a guide, plants that are known to be reliable, hardy, and requiring little water, shall be provided.

Low maintenance landscape works shall be provided to protect any existing plants and incorporate appropriate tree planting. Consideration shall be given to:

(i) planting semi-mature trees in open space along boundaries adjacent to neighbouring open space.

(ii) planting in areas allowing sufficient open space for spreading tree canopies.

(iii) landscape designs to ensure structural protection of existing and proposed buildings from root damage.

7.4.1 Communal open spacesWhere practicable, landscaped communal open space for shared recreational use may be provided for older persons units and those group housing developments where it is appropriate. Such communal open space should be limited to the requirements of the responsible authority.

All communal areas and common use facilities shall be accessible to a person in a wheelchair.

7.4.2 Private open spacesIndividual dwellings may be provided with front and rear private open space where practicable.

Where practicable, multi-level ground floor units shall be provided with private open spaces; units on upper floor levels shall be provided with private balconies.

Private open spaces are for the use of individual residents and are to be maintained by the residents. The following shall be provided subject to planning permit requirements and site constraints:

Single dwellings

(i) Lawn sown over the whole allotment.

(ii) 5m2 of mulched garden bed with shrubs adjacent to each front entry area where practicable.

(iii) For properties of less than 500m2, three trees (one or two in front yard, balance in rear yard).

(iv) For properties over 500m2, five trees (two or three trees in front yard, balance in rear yard).

Dual occupancy

(i) Lawn sown over the whole allotment.

(ii) 5-10m2 of mulched garden bed with shrubs adjacent to each front entry area.

(iii) For units with the entry area abutting the street, two trees in front

(iv) Where appropriate, three trees on the site.

Multi-unit dwellings

(i) Mulched garden bed with shrubs adjacent to each front entry area of a size suited to the particular development. The remaining areas are to be lawn, with an appropriate tree-planting scheme for the whole development.


Section 7

7.5 Fencing The Director contributes to the erection and repair of dividing fences in accordance with the Fences Amendment Act 2014. Owners of adjoining land are required to contribute 50 per cent of the cost of standard fencing where fencing work is carried out in accordance with the Fences Amendment Act 2014.

7.5.1 Front FencingFront fencing shall be provided where other houses in the street are generally fenced, and where properties are located on corner blocks, main roads, adjacent to railway lines or other similar situations where a significant hazard to children exists, or they are required as a non-negotiable element in either a local government planning scheme or town planning requirements as outlined in Rescode.

Where provided, front fencing shall harmonise with the neighbourhood character. Fencing material shall be low maintenance, low cost and durable.

7.5.2 Boundary fencingPrivate enclosed space, with boundary fencing to the rear and sides of the property, shall be provided in accordance with municipal planning requirements and the Building Regulations 1994.

Where practicable, the private enclosed space (rear yard) shall be accessible to the front of the property by means of a side gate.

Matching wing fencing (where practicable) shall be provided to ensure the rear yard is enclosed.

The type and style of fencing shall be appropriate to the fencing styles of the neighbourhood. The preference for boundary fencing is timber paling, 1650 mm nominal height from the ground, continuing to the front of the property and raked to a height common to the local streetscape or, in the case of corner properties, as legally required.

Fencing in nominated termite prone areas shall be termite resistant.

7.6 Rear Yard Amenities Where practicable, one bedroom dwellings shall be provided with an external garden cupboard, approximately 1200 mm wide x 1500 mm high x 400 mm deep. Garden cupboards should be fixed to a fence or the dwelling, whichever is the more practical.

Two or more bedroom dwellings shall be provided with an external garden locker, approximately 2.5m2 in area with a minimum width of 900 mm complete with a pre-formed paving slab base. Garden lockers should be fixed either to the slab base or the dwelling, whichever is the more practical.

The Director does not provide padlocks or other locks for garden lockers of cupboards.

7.6.1 ClotheslinesOne external clothesline, either rotary clothes hoist or paraline type, shall be provided for each dwelling with private open space with a minimum effective clothesline length of:

(i) 1 bedroom dwellings 15 metres

(ii) 2 or more bedrooms 30 metres

A rotary clothes line is preferred for larger units, however where space constraints exist a folding frame clothesline with an effective length of 23m is acceptable.

For 1 bedroom dwellings a folding frame clothesline with a minimum effective clothesline length of 8 metres may be provided.


Section 7

Wherever practicable, the clothesline shall be able to be accessed from the laundry without the need to pass over carpeted areas where carpet is installed.

7.7 Rubbish DisposalUnless required by the responsible local authority, rubbish bins are not provided. Where required, the Director provides the minimum required rubbish bin, including green waste and recycling where available.

A suitably sized and located rubbish bin storage point will be provided for each development.


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