Housing Choices Australia - Design Guidelines 2020

design

guidelines

PART B: BUILT FORM - SPATIAL PLANNING

4 5 7

Foreword Introduction Definitions

B1 Dwelling Access B1.01 Entrances B1.02 Letterboxes B2 Dwelling Amenity B2.01 Dwellings B2.02 Internal Stairs

30 30

PART A: SITE AND PROJECT PARAMETERS

A1 Site Selection & Parameters A1.01 Location A1.02 Site Planning

31 32

12 12

B3 Joinery B3.01 Joinery

A2 Building Type A2.01 Apartment A2.02 Townhouse or standalone dwelling

13 13 13 13

B4 Bedrooms B4.01 Bedrooms

A2.03 Multiple Units A2.04 Group Home

B5 Bathrooms B5.01 Bathrooms B5.02 Showers B5.03 Baths B5.04 Powder Room

A3 Common Areas A3.01 Entries A3.02 Service Cores A3.03 Lobbies & Corridors A3.04 Fire Stairs A3.05 Lifts A3.06 Package Store A4 Amenities A4.01 Cleaners Store A4.02 Waste Management A4.03 Public Toilets

33 34 34 35 35 36

14 14 15 15 16 17

B5.05 Bathroom Joinery B5.06 Fixtures and Fittings

B6 Living / Dining B6.01 Living / Dining

17 18 19

B7 Kitchen B7.01 Kitchens B7.02 Benches and Splashbacks B7.03 Appliances B7.04 Joinery

37 37 38 38

A5 Site Landscaping and Communal Open Space A5.01 Open Space A5.02 Trees and Vegetation

20 21

B8 Laundry B8.01 Laundry

A6 Pedestrian and Vehicular Circulation A6.01 Pedestrian Circulation A6.02 Car Parking

21 21

B9 Storage B9.01 Storage

A7 Safety in Design A7.01 Safety in Design & Security

B10 Internal Doors B10.01 Internal Doors

A8 Support Services and On-Site Community Spaces A8.01 Meeting Rooms A8.02 Community Space A8.03 Onsite Overnight Accommodation (OOA) A8.04 HCA Onsite Oce A8.05 External Service Providers A9 Community Development and Placemaking A9.01 Community Development A9.02 Strong Neighbourhoods A9.03 Local Organisations

23 24 25 25 25

B11 Floors and Thresholds B11.01 Floors B11.02 Thresholds B12 Private Open Space B12.01 Courtyards B12.02 Balconies B13 Landscaping B13.01 Landscaping B13.02 Rooftop Gardens B13.03 Community Gardens B13.04 Irrigation

41 41

42 42

27 27 27

43 44 44 44

PART C: BUILT FORM - BUILDING ENVELOPE

D5 Acoustics D5.01 Acoustics

C1 Facade C1.01 Weather and Draft Proofing C1.02 Cleaning and Maintenance C1.03 Materials and Cladding C1.04 Downpipes and Other Attachments C1.05 Detailing

D6 Home Automation Security D6.01 Home Automation, Security, Access Control and CCTV D6.02 Data D6.04 Phone, Internet and Emergency Communications (SDA)

46 46 46 47 47

62 63 63

D7 Fire Services and Egress D7.01 Fire Services and Egress Design Criteria D7.02 Smoke Detectors

64 64 64 64 64 64 64 64 64 64

C2 Windows C2.01 Windows

D7.03 Fire Stairs D7.04 Sprinklers D7.05 Lifts for use during evacuation D7.06 Fire Hydrants D7.07 Fire Hose Reels D7.08 Fire Extinguishers and Blankets D7.09 Fire Detection Systems D7.10 Occupant Warning System

C3 External Doors and Security C3.01 External Doors C3.02 Common Areas and Service Doors C3.03 Keying and Security

48 48 49

C4 Roofing C4.01 Roofing

C5 Walls C5.01 Walls C5.02 Internal Linings

50 50

PART E: SUSTAINABLE DESIGN

C6 Floors C6.01 Floors

E1 Sustainable Design E1.01 Environmentally Sustainable Design (ESD) E1.02 Passive Solar Design E1.03 Indoor Environment Quality E1.04 Ventilation E1.05 Building Envelope and Materials E1.06 Urban Ecology E1.07 Transport

66 68 68 68 68 69 69 69 69 70 70 70

C7 Ceilings C7.01 Ceilings

PART D: BUILT FORM - BUILDING SERVICES AND SYSTEMS

E1.08 Waste E1.09 Energy E1.10 Water

D1 Building Services Generally D1.01 Building Services Generally

E1.11 Storm Water E1.12 Innovation

D2 Mechanical D2.01 Heating and Cooling D2.02 Exhaust Systems D2.03 Rangehoods D2.04 Lifts D3 Electrical D3.01 Design Criteria Electrical D3.02 Lighting D3.03 Internal Lighting D3.04 External Lighting D3.05 Power and Data D3.06 Emergency Power Supply

55 56 56 57

PART F: APPENDICES

F1 Appendices Schedules

58 58 58 59 59 60 61 61 61 61 61 61

Materials Specification Schedule

Resources Accessible Housing Standards AS1428 AS 4299 - 1995 Basix NatHERS

D4 Hydraulic D4.01 Design Criteria

Guidelines LHA Guidelines BADS (Victoria)

State Environmental Planning Policy (SEPP 65) in New South Wales Apartment Design Guide (ADG) in New South Wales NDIS Specialist Disability Accommodation Design Standard

D4.02 Sanitary Plumbing and Drainage D4.03 Domestic Cold Water Reticulation D4.04 Domestic Heather Water Pland and Reticulation D4.05 Storm Water D4.06 Rainwater Collection

Housing Choices Australia | Design Guidelines

foreword

The Housing Choices Australia (HCA) Design Guidelines outline the key design parameters and features we expect of our partners and consultants when we work with them. We pride ourselves on the consistent delivery of projects that are built to high design standards. The design guidelines set out the expectations that HCA has for the design quality of its residential developments. Best practice, environmentally sustainable principles, green communal open spaces which encourage social interaction, durable construction, and access to excellent residential amenities, are some of the design characteristics that make HCA projects distinct. The HCA vision is to see all people aordably housed in neighbourhoods that support life opportunities and good design is fundamental to the delivery of this vision. Housing should be more than just shelter. It should be a home. HCA wants tenants to be able say they have a great place to live with a sense of inclusion and community. Access to housing should also improve resident health and wellbeing, security, and stability. The Design Guidelines are a key enabler of these aspirations. Every Australian deserves a place to call home.

Michael Lennon Managing Director, Housing Choices Australia Group

Housing Choices Australia | Design Guidelines

The purpose of this document is to serve as a reference for development managers, architects, planners and other professionals involved in the creation of new housing stock for or on behalf of Housing Choices Australia (HCA). This Design Guidelines document establishes Housing Choices Australia’s expectations for developing communities that achieve the project objectives by including high quality urban design, architecture, landscape architecture and Ecological Sustainable Development/Environmentally Sustainable Development (ESD) outcomes for all new developments and principles for any significant refurbishment and upgrade works.

HCA is a not-for-profit organisation which develops, owns and manages quality aordable housing. HCA is committed to building housing which is:

• Equity and Quality – Tenure blind buildings and quality homes • Attractive and appropriate for its specific location. • Displays good Environmentally Sustainable Design principles. • Sustainable and Regenerative – Climate sensitive and resilient design. Minimising energy consumption and waste • Maximises natural light and ventilation. • Durable and requiring minimal maintenance. • Conducive to long-term occupancy, and able to accommodate changes in physical capability where possible. • Promote and support resident well-being and foster community engagement • Soundly designed in terms of security. • Oers adequate visual and acoustic privacy. • Generates moderate running costs for the occupants. • Tenure blind and seamlessly integrated into the local wider community • Ensure safe and stable housing options are available to support all vulnerable Australians with good access to transport, education, work and health facilities.

There are three distinct typologies of housing which have dierent requirements. These typologies are the following:

• High Density - Apartment Housing • Low Density - Detached or Townhouse Housing • SDA Housing - High and Low-Density Housing

Please refer to the individual sections of this document for specific information relating to each of these typologies.

Housing Choices Australia | Design Guidelines

Housing Indigenous Australians

Specialist Disability Accommodation (SDA)

It is crucial to HCA that the design and construction of housing supports safe and healthy living for Indigenous Australians.

HCA is committed to developing and managing properties which oer a new and refreshed approach to housing for people with a disability. The NDIS SDA Design Standard is the primary reference document for development managers, architects, builders and other professionals involved in the design and construction of new Specialist Disability Accommodation (SDA) stock. HCA expects all SDA dwellings to be designed and constructed to achieve ‘High Physical Support’ design requirements. Throughout this document, HCA outlines a range of additional requirements, which in some instances are over-and-above the requirements outlined in the NDIS SDA Design Standard.

Standardised planning and housing is not necessarily suitable or appropriate for the diverse cultural, gender, age and extended family structures evident in Aboriginal communities’ (AHURI, 2018). To provide the best social housing outcomes for Indigenous households, it is important to create environments that are compatible with cultural practices. As each project is unique, architects, developers and consultants should seek to understand the cultural norms and practices of Indigenous households, so that the design of housing is welcoming to Indigenous Australians and reflects the needs of Indigenous Australians. This shall include the following strategies:

HCA’s two reference documents for design and construction of Specialist Disability Accommodation are:

1 National Disability Insurance Scheme (NDIS) SDA Design Standard; and 2 HCA’s Design Guidelines [this document] (detailed requirements described in the ‘SDA’ section of each item). National Disability Insurance Scheme (NDIS) SDA Design Standard To be eligible for enrolment as Specialist Disability Accommodation with the NDIS, all SDA dwellings must achieve the minimum requirements outlined in the National Disability Insurance Scheme SDA Design Standard. The current version of this document can be found at www.ndis.gov.au/. HCA’s minimum requirement for design and construction of SDA dwellings is compliance with the High Physical Support design category, and inclusion of the additional requirements described in all ‘SDA’ sections of this document. SDA Compliance Assessment SDA design and built form needs to be assessed by an independent third party, to enable the enrolment of SDA dwellings with the NDIS. An SDA assessor shall be engaged for all projects involving SDA outcomes. The SDA assessor shall review documentation and built form at the following stages to ensure SDA design requirements have been met:

The built form is sensitive to Indigenous history, and supports participation in cultural practices

Common areas and outdoor areas support Indigenous Australians to engage in relevant cultural practices

Common areas and outdoor areas provide opportunities for Indigenous artistic expression

Place-making and naming are culturally sensitive to Indigenous history and cultural practices

Procurement opportunities are provided for Indigenous organisations to contribute to development and asset management

Source: www.ahuri.edu.au/policy/ahuri-briefs/making-social-housing-work-for-indigenous-households

These Guidelines are to be read in conjunction with the HCA Design Schedules and other relevant state-based guidelines found in Part F of this document. These documents provide more detailed information relating to minimum standards of construction across all typologies including upgrade and maintenance work.

Review concept/schematic design

Review town planning documentation - design compliance report to be issued at this stage to demonstrate provisional SDA certification

Note: Where any of the specified documents contradict each other, seek direction from the appropriate HCA Development Manager assigned to the project.

Site visit - frame stage

The primary goal of this document is to establish parameters that are as clear as possible so that development opportunities can be optimised without leading to unacceptable compromise regarding amenity. Application of these standards will vary from site to site depending on site conditions, orientation, constraints, town planning controls and the development stage of the project.

Site visit - Certificate of Occupancy - as-built compliance report to be issued at this stage to allow SDA to be enrolled with the NDIS

Housing Choices Australia | Design Guidelines

definitions

Social Housing is an umbrella term that includes both public housing and community housing. Its provision usually involves some degree of subsidy.

The following definitions are used to describe the housing types generally provided by Housing Choices:

Social Housing These dwellings will be retained for the economic life of the dwelling and will be rented at the lower of 74.9% of market rent or between 25% to 30% of household income in which the percentage of income applied is subject to program type. Income based rent is capped at market rent and therefore a tenant pays whichever is the lesser between their income and the market rent. Tenants are drawn from the Victorian Housing Register. There are two categories under the Victorian Housing Register being: Priority Access People who are homeless and receiving support; are escaping or have escaped family violence; with a disability or significant support needs; and/or who need to move for health reasons. Register of Interest People who do not meet the Priority Access criteria but are seeking to live in social housing; asset and income limits are higher than Priority Access. SDA Housing Specialist Disability Accommodation (SDA) refers to accommodation for people who require specialist housing solutions, including to assist with the delivery of supports that cater for their extreme functional impairment or very high support needs. Funding is only provided to a small proportion of NDIS participants with extreme functional impairment or very high support needs who meet specific eligibility criteria.

Community Housing is housing that is owned or managed by community housing agencies for low income people, including those eligible for public housing. Community housing agencies are regulated by the Government. Public Housing is housing owned and managed by the relevant State Government. The Government provides public housing to eligible disadvantaged Australians including those unemployed, on low incomes, with dis- ability, with mental illness or at risk of homelessness. Aordable Housing is housing that is appropriate for the needs of a range of very low to moderate income households, and priced (whether mortgage repayments or rent) so these households can meet their other essential basic living costs. The Planning and Environment Act 1897 was amended on 1 June 2018 to include the definition of Aordable Housing, has adjusted the above definitions as follows: Aordable Housing - various forms of housing solutions that can include Social Housing, but also includes other housing initiatives and or support services that provide for the housing needs of very low-income households, low income households and moderate-income households.

Social Housing - a combination of both Public Housing and Community Housing.

High Density Refers to any apartment, multi-storey or mixed-use developments.

Community Housing - is housing owned, controlled and or managed by a Registered Housing Agency.

Low Density Refers to any detached dwellings or townhouses.

Public Housing - non-profit housing that is owned by or delivered on behalf of the Government and or the relevant department.

Housing Choices Australia | Design Guidelines

“Universal Design” properties are designed to be adaptable in future to accommodate people with physical disabilities, and include features such as:

Universal design principles checklist: Equitable Use: The design is useful and marketable to people with diverse abilities.

Flexibility in Use: The design accommodates a wide range of individual preferences and abilities.

Simple and Intuitive Use: Use of the design is easy to understand, regardless of the user's experience, knowledge, language skills, or current concentration level. Perceptible Information: The design communicates necessary information eectively to the user, regardless of ambient conditions or the user's sensory abilities. Tolerance for Error: The design minimizes hazards and the adverse consequences of accidental or unintended actions.

Low Physical Eort: The design can be used eciently and comfortably and with a minimum of fatigue.

Size and Space for Approach and Use: Appropriate size and space is provided for approach, reach, manipulation, and use regardless of user's body size, posture or mobility.

Universal design is an approach to achieve the goals of the design principles:

Universal Design ‘Universal Design’ principles are to be used across all HCA projects in the planning and design of the Developments including buildings, community spaces and transport linkages. Universal design places human diversity at the heart of the design process so that buildings and environments are designed to meet the needs of all users. The objective of universal design is to ensure that all people can access, use and understand the environment to the greatest extent and in the most independent and natural manner possible, without the need for adaptations or specialised solutions. Universal design is a process that enables and empowers a diverse population by improving human performance, health and wellness, and social participation. Given the wide diversity of the population, a universal design approach that caters for the broadest range of users from the outset will result in buildings and places that can be easily used by everyone. This approach eliminates or reduces the need for expensive changes or retro fits to meet the needs of particular groups at a later stage.

Body fit

accommodating a wide a range of body sizes and abilities.

Comfort

keeping demands within desirable limits of strength and stamina.

Awareness

ensuring that critical information for use is easily perceived.

Understanding

making methods of operation and use intuitive, clear and unambiguous.

Social integration

treating all groups with dignity and respect.

Personalisation

incorporating opportunities for choice and the expression of individual preferences.

Cultural appropriateness

respecting and reinforcing positive cultural values.

Housing Choices Australia | Design Guidelines

about this document

For all design and construct contracts, designs will be detailed to a minimum of 80 per cent full documentation stage, the contractor and HCA will agree on the full extent of the documentation requirements as part of the consultant engagement process and prior to signing a construction contract. All work to comply with relevant Australian Standards, Building Codes and local and state authority requirements.

The structure of the sections is as follows:

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Section summary (Outlines the design intent / what successful implementation looks like)

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Checklist Considerations (Applies to all dwellings)

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High Density Checklist Considerations (Only if there are additional considerations specific to High Density dwellings)

•

Low Density Checklist Considerations (Only if there are additional considerations specific to Low Density dwellings)

The building must be detailed with full consideration of the budget/cost plan of the project, addressing all factors including privacy, sun access and control, reflectivity, views, sustainability, wind, durability, and maintenance.

•

SDA Checklist Considerations (Only if there are additional considerations specific to SDA dwellings)

There is flexibility for substitutions. However, approval from HCA is required to deviate from requirements and all deviations must be flagged and agreed to prior to tendering.

The lead consultant is responsible for ensuring the documentation is fully co-ordinated. HCA will not be responsible for the cost of variations if they have been covered in this document and not captured by the relevant discipline or have issued confirmation that an omission or substitution has been agreed to. The contractor is also responsible for flagging any discrepancies in relation to this at tender stage.

Housing Choices Australia | Design Guidelines

site andproject parameters

This section looks at the site and project parameters. It outlines site suitability, dwelling types, common areas and the functional aspects to the way HCA proper- ties operate.

There is flexibility for substitutions, however approval from HCA is required to deviate from these requirements.

Housing Choices Australia | Design Guidelines

A1 Site Selection and Parameters

A1.02 Site Planning

A1.01 Location

Section Summary

Prior to proceeding with a development, HCA Development Managers will prepare a Site Proximity Analysis to assess the opportunities for any given site.

HCA seeks to create new housing that is tenure blind. This refers to ensuring that any HCA developments are not easily identifiable as “aordable” or “social” housing. Where budgetary limitations restrict choice in materials and finishes; considerable scope still exists to produce high quality design through massing, proportion, colour, and other means. Given in many cases the objective will be to maximise yield on a site, issues such as building envelope and site coverage will often be determined by the relevant planning authority.

HCA requires properties which provide good access to possible employment opportunities. Properties should also be located to be within walking distance from public transportation links to provide access to essential services. Refer to Table 01 below for Proximity to Transportation and Essential Services. If all parameters are unable to be met, HCA will review and may deem the site suitable based on determining factors such as transportation links and options, proposed tenant mix and total distance outside the specified proximity. It is desirable to ensure a high concentration of HCA housing is not situated in any one locality. Project sites should generally contain no more than 25-30% of the total dwelling numbers on any particular site. This generally refers to high-density developments. Low-density and SDA sites should maximise the yield aiming for a minimum of 4 to 5 dwellings per site with consideration being given to the Onsite Overnight Assistance (OOA) requirements of the SDA developments.

Site Planning considerations Checklist:

• •

Promotion of high quality architectural and urban design outcomes. Commitment to site responsive design, including retention of significant trees and the protection of neighbouring amenity through adherence to the objectives of State based Residential Development Standards ie. Clause 55 Rescode Assessment (VIC). Adherence to mandatory requirements, design objectives, and the respectful interpretation of discretionary requirements. Promotion of sustainable development outcomes including an existing commitment to high quality internal amenity. Crime Prevention Through Environmental Design (CPTED) principles are to be used in the planning and design of any development Minimise any site earthworks (extent of cut and fill required). Ensure good connections between living spaces and private outdoor spaces. Determine the appropriate number of car spaces to be provided early in design process. Where there is a reduction in car parking proposed ratios are to be determined on a case-by-case basis in consultation with HCA Site planning is to provide maximum opportunities for residents to access public transport.

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All dwelling mixes should be discussed and agreed to with HCA during the briefing stage of the project.

•

Note: the number and concentration of SDA dwellings on a single site is also subject to density restrictions, described in the SDA Rules found at www.ndis.gov.au. All proposed tenancy mixes and concentrations are to be approved by HCA. HCA has a strong emphasis on long-term, quality social and aordable housing to support lower income households to live close to services, transport and jobs. It is essential that our developments promote sustainable communities that create opportunities to support formal and informal resident connections underpinned by quality, durable and long-lasting design.

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•

• •

Secure bicycle storage to be provided, wherever possible.

Consideration should be given to how the design can be flexible at a site scale to enable a change of tenure and/or disposal over time with clear and separable ownership patterns. All entries to dwellings should consider weather protection, individual identity, street presence and private access wherever possible to maximise the resident’s ability to identity and feel a sense of ownership of their dwelling. Provide developments that respond to the features of the Sites and the surrounding areas. This includes protecting trees and landscape features considered significant where possible. Any development should also respond to the heritage, character, topography and environmental features of the Sites such as solar access, views, noise and wind. Consider opportunities to provide activation of street frontages to create activity at dierent times of the day.

Table 01: Proximity to Transportation and Essential Services Public Transportation

800m

•

Local Shops

1.5km

Regional Centres or High Streets

3km+

Schools

2km

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Day Care Centres

2km

Medical Facilities and other services

1.5km

Note: These proximities are HCA’s preferred distances to essential services. If any distances are unable to be met, any shortfalls are to be reviewed with HCA.

•

Housing Choices Australia | Design Guidelines

A2 Building Type

A1.02 Site Planning cont...

A2.01 Apartment

High Density Site Planning Considerations Checklist:

Generally, refers to apartments and turnkey developments generally in medium and high density.

•

Social Housing is being provided as part of a larger development where other dwelling typologies exist, the social housing dwellings should be distributed within the Site and must be reasonably balanced along street frontages and have equal access to amenities. Create shorelines/building lines that allow clear movement pathways by people with vision and mobility impairments along key pathways and desire lines (for example Site entries or community facilities). Incorporate rest hubs that include seating and sensory and auditory interaction with the environment.

SDA Apartments: Where the project is an SDA-specific development, HCA will state the preferred building type in the project brief. Apartments can be well-suited to SDA outcomes, provided that the specific provisions outlined in this document and the NDIS SDA Design Standard are met.

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A2.02 Townhouse or standalone dwelling

• •

Incorporate both passive and active recreation areas.

Generally, refers to low density townhouses and standalone dwellings on suburban blocks.

Provide landscape-integrated paths/walkways where possible to minimise the requirement for obstructions such as handrails and kerbs.

SDA Townhouse or Standalone Dwelling: Where the project is an SDA-specific development, HCA will state the preferred building type in the project brief. A townhouse or standalone dwelling would be considered for ‘robust’ SDA. Where a townhouse of standalone dwellings is proposed for other SDA design categories (improved livability, fully accessible, or high physical support), it is recommended to be a single level dwelling.

SDA Site Planning Considerations Checklist:

• •

Refer to NDIS SDA Design Standard.

Where ramping cannot be avoided, ensure ramps are designed and constructed in a discrete fashion. For SDA developments include at least one designated vehicle set-down and pick-up zone for use by occupants with a disability. Ratio of accessible car spaces for SDA dwellings is to be determined on a case-by-case basis in consultation with HCA.

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A2.03 Multiple Units

Where the project is an SDA-specific development, HCA will state the preferred building type in the project brief. Multiple units on one site that provide for independent living and the potential to accommodate onsite overnight accommodation (OOA) is one of HCA’s preferred models for housing people with disabilities, particularly SDA residents. This building type works well for most SDA design categories (high physical support, fully accessible, robust and improved livability).

A2.04 Group Homes

Group homes are seen to be an outdated model of housing people with disabilities and should generally be avoided where possible. If for any reason a group home scenario is proposed it should be discussed and agreed to with HCA prior to proceeding.

Housing Choices Australia | Design Guidelines

A3 Common Areas

A3.01 Entries

Section Summary

Building entries should be designed to provide an identifiable and attractive address to the property, by welcoming visitors and creating a sense of ‘homecoming’ for residents.

Entries Considerations Checklist:

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Any entries with direct access from the street should consider a raised entry level to increase privacy in lieu of screening. All pedestrian entries should be well separated from vehicular entries. Considerations should be given to how the design can be flexible at a site scale to enable a change of tenure and/or disposal over time with clear and separable ownership patterns.

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Low Density Entries Considerations Checklist:

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The area immediately outside the front door should be covered to provide shelter.

SDA Entries Considerations Checklist:

• •

Refer to NDIS SDA Design Standard.

Avoid ramps on the path of travel to a dwelling entry – where elevation changes exist, 1:20 graded pathways are preferred. Where ramping cannot be avoided, ramps are designed and constructed in a discrete fashion.

A3.02 Service Cores

Section Summary

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Service cores should be located internally in floor plates to maximise views from apartments on perimeters of floor plates.

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Statutory signage is to be of durable, high quality materials.

Housing Choices Australia | Design Guidelines

A3.03 Lobbies and Corridors

High Density Lobbies and Corridors Considerations Checklist:

Section Summary

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Corridor widths should be no less than 1500mm wide.

Common lobbies and corridor spaces must have a strong identity and provide a safe, functional and secure environment that contributes positively to the experience of living in a multi-unit development.

Low Density Lobbies & Corridors Considerations Checklist:

Lobbies and Corridors Considerations Checklist:

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Corridor widths should be no less than 1000-1200mm wide.

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Entry Lobbies shall be located to contribute to a coherent street frontage and sense of address. Lobbies should incorporate a space suitable for residents as a meeting point. All lobbies, corridors and circulation spaces are to be of sucient proportion to allow for the delivery of large furniture items, free of dead ends, tight corners and recessed alcoves. Lobby and corridors are to be designed to minimise redundant space. All Fire Hose Reels, Fire Extinguishers to be enclosed in recessed cupboards. All shared and communal spaces, including lobbies and corridors are to be compliant with AS 1428.1 as a minimum. Where possible, incorporate natural light and ventilation (minimum 1 source). Consider open air lobbies and corridors where appropriate to increase light and ventilation. Where circulation spaces are open to the elements, they should be provided with sucient shelter and screening to keep them partially dry, particularly in front of entry doors. While hardy materials are necessary in these areas for durability, consideration should also be given to acoustics, as hard surfaces will tend to amplify noise. No common circulation space should compromise the visual or acoustic amenity of a habitable room in a dwelling. Lighting needs to be adequate without seeming “institutional.” Avoid corridors which are excessively long by providing changes in direction and indents (recessed front doors) and break out zones that can assist in providing increased daylighting and opportunities for planting. Feature wall colour/texture and floor coverings can also reduce the perceived length of corridors. Lobbies and corridors should have a minimum ceiling height of 2700mm. Maintain clear sight lines within communal spaces to increase passive surveillance. Provide sucient GPOs and data points, in locations appropriate to service the intended functions and maintenance of the common spaces.

SDA Lobbies & Corridors Considerations Checklist:

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Refer to NDIS SDA Design Standard.

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A3.04 Fire Stairs

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Section Summary

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Ensure fire stairs are durable and robust. The primary function of the fire stairs is a practical but where possible these elements should encourage residents to use them in lieu of lifts.

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Fire Stairs considerations Checklist:

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Floors to be steel trowel finished concrete.

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Stair treads and risers to have steel trowel finished concrete with carborundum powder to all treads. Stair sots and stringers to be Class 3 concrete with imperfections ground o and voids filled to provide a consistent surface finish. Stairmaster is also acceptable. Walls to be face brick face, concrete block or o form class 3 concrete with imperfections ground o and voids filled to provide a consistent clean surface finish.

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Handrails to be DuraGal or similar steel tubing.

Security access control is required to control use of stairs for access between levels ie residents should only be able to access their own level. Refer Section A7.01 for detailed security requirements.

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Refer to section D7.03 Fire stairs for servicing requirements

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Housing Choices Australia | Design Guidelines

A3.05 Lifts

Section Summary

Ensure that the construction and fit out of lift cars are fit for purpose, particularly with regard to durability.

Materials and Finishes:

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Ensure that the selection of finishes and materials within the lift cars are impact, grati and vandal resistant, whilst contributing positively to the experience of living in a multi-storey development. Lift car interiors must be functional and low maintenance and consider the design of the foyer spaces. Lift and landing doors and jambs must be stainless steel. Lift reveals to be carefully considered as part of the lobby design.

Lift considerations Checklist:

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Lift service access to be provided to dwellings located in buildings with three or more storeys not including basement car park. Where there are multiple vertical circulation cores, consider pedestrian access at ground and top floors to allow for alternative access in the event of a lift breakdown. If there are more than 7 storeys in a building provision of a second lift should be considered and a pedestrian connection at an intermediate floor. Lifts not to be positioned adjacent to habitable spaces in apartments. The minimisation of the noise created by the operation of the lifts is of critical importance. Obtain acoustic consultant’s advice as to the appropriate lift installation and to ensure that the noise created by the lifts, in particular between lift shafts and adjoining dwellings is minimised. The maximum noise level inside a habitable room from the lift operation is not to exceed the limits nominated in AS 2107 and the lift pass by must be free of impacts, scrapes and the like. To the extent possible with the type of lift installed, noise generating equipment such as drivers are to be located o any walls shared with adjoining apartments particularly if adjoining room is a bedroom. Where necessary, provide acoustic treatment to lift equipment to minimise noise transfer into adjoining apartment spaces. Location of machine rooms (where applicable) must also be considered in relation to noise attenuation. Lift size to meet the requirements of the BCA, Australian Standards for Accessibility requirements. Lifts to meet the following size criteria: (a) Minimum clear lift car dimensions of 1400mm wide x 2000mm depth x 2400mm height. Where handrails are located on the walls, additional depth of the handrail and stand os shall be added to the car depth and width. (b) Minimum door openings of 1000mm wide x 2100mm height. (c) Minimum 1no. Lift suitable for ambulance stretcher.

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Glass mirrors are not to be used.

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SDA Lift considerations Checklist:

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Refer to section D2.04 Lifts for servicing and technical requirements.

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Cars are to be capable of use to carry occupiers’ furniture. Where appropriate, the lift cars may include a ‘boot”. Lifts to be able to carry:

(a) A king size bed without folding (b) A settee with overall dimensions of 2100 x 900 x 900

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Lifts are to have protective blankets and discreet hanging points to all interior faces.

Housing Choices Australia | Design Guidelines

A4 Amenities

A3.05 Lifts cont...

A4.01 Cleaners Store

Section Summary

SDA Lift considerations Checklist:

Where a cleaners’ store is being provided ensure they are well located, fitted out with robust finishes and equipment and are secure.

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The practicalities around lift use for people with limited mobility using for scooters and wheelchairs needs to be a key consideration. Where possible locate accessible apartments and services close to lift cores to minimise extensive paths of travel. Although not a statutory requirement, emergency power solutions to cater for a minimum two-hour outage where the welfare of participants is at risk is preferred. Provision of emergency power also requires fire rated cabling. Feasibility of this is to be discussed with HCA on a project by project basis.

Cleaners Store Considerations Checklist:

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Cleaners stores should be located adjacent to lift cores where possible and in basement areas is preferred.

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Consider travel distances when locating cleaners’ stores.

There should be provision for a minimum of one per building and at the basement or ground level lift core.

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Lifts are to have:

(a) variable door closing rate i.e. delayed at accessible dwelling levels. (b) Self-levelling platform with the floor. (c) Voice annunciation. (d) WiFi capability to allow compatibility with assistive technology used by people with a disability. (e) Raised, backlit and Braille numerals and symbols on the call and operations buttons.

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Provide a cleaner's sink, faucet with hot and cold water

Provide a WC and hand basin unless public or sta amenities are located in close proximity.

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Vertical storage space for mops, brooms etc. Storage shelving to one wall for chemical storage.

1 No. double GPO

Floor waste.

Lockable door.

A3.06 Package Store

Space for storage of a cleaners’ trolley.

A general size guide for the cleaners’ store is 10m2. Discuss any significant changes to this size with HCA.

Section Summary

Generally, only high-density developments will have the need for a package store. With the changing nature of how we receive goods and the turn towards online shopping and contactless delivery requirements secure package store facilities need to be considered.

Package Store Considerations Checklist:

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Package Store located near building entry and oce.

If there are multiple buildings, each building requires its own package store adjacent to the main entry. Potential locker allocation to be considered as part of FF&E on an as needs basis.

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All for afterhours access and collection

CCTV surveillance required.

Consideration as to whether groceries will be delivered and whether there needs to be refrigeration / temperature control to the space. Consideration given to accessibility of package store by people with a disability

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Note: All package store requirements should be discussed with HCA at the briefing stage.

Housing Choices Australia | Design Guidelines

A4.02 Waste Management

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Provide a CCTV camera in the waste disposal area on each level and in the main collection room to deter misuse. All garbage and recycle rooms and areas must have coved junctions between walls and floor. Apply an epoxy coating capable of withstanding water and other chemicals associated with cleaning the bins to the walls and floors of all garbage and recycle rooms and areas. Provide clear access to garbage rooms and ensure ramp grades do not prohibit bins being wheeled by a single person / operator - avoid the need for motorised bin moving equipment where possible. Ensure adequate space provision and plumbing is allowed in all developments near the main waste room for bin washing. All waste management areas should have a direct route from external road and be secure from site (aesthetics). All garbage and recycling systems must accommodate estimated volume and usage requirements and conform with the waste management strategy. Waste management plan must be reviewed by a waste management consultant.

Section Summary

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Provide a functional and easily accessible waste management area. Consideration to noise and proximity to habitable spaces, odour and ease of cleaning and maintenance should be a high priority.

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Waste Management Considerations Checklist:

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All new properties must have a waste management plan in accordance with the relevant local Council guidelines. Once the Waste Management Plan has been approved by Council, compliance should be maintained and periodically updated if required by Council. Projects should be designed in such a way that all waste can be collected by Council if possible. Developments which incorporate chutes for waste management are viewed less favourably than those without chutes. HCA’s preference is for all projects of 6 storeys or less to have no chutes. Whether incorporating chutes or not, HCA’s preference is for all waste rooms to be fully accessible, including waste rooms located on each floor of an apartment building. Waste rooms on every floor with chute access should also have space provision adequate for temporary placement of electronic waste and waste items that are too large for the chutes. Space should also be allowed where possible to accommodate a 240-litre bin in the event of chute blockages. In all instances an induction session to the residents around the waste management strategy for each development needs to be provided and product manuals must be provided by the contractor.

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Low Density Waste Management Considerations Checklist:

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Where possible screen all bins from view.

Consider travel distances for residents to ensure waste removal strategies for the site are adhered to. Council requirements must be checked to ensure bin enclosures are sized appropriately. Where bin requirements are excessive HCA should be notified and alternative solutions considered ie. Alternative waste management solution.

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High Density Waste Management Considerations Checklist:

SDA Waste Management Considerations Checklist:

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Where chutes are being provided a minimum of two should be installed to allow for general waste and recycling separation. Waste chutes to be located within bin rooms at each floor to avoid odours and spills in common lobbies and corridors. In all waste rooms containing bins, sucient space should be provided to ensure that the bins can be all accessed individually, or to easily allow bins to be rotated under the bin chutes. Additional space should be provided in the main waste room for temporary storage of hard waste, and bulky packaging. Generally, allow an area of 2 sqm, or for projects over 50 apartments allow 4 sq m. Design of all waste rooms must consider ventilation and refrigeration requirements, floor waste/cleanable considerations.

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Path of travel, and travel distance, between SDA dwellings and associated waste disposal facilities can be managed by a variety of people, including those with mobility limitations Waste disposal facilities can be accessed from a seated (ie. wheelchair) or standing position. Operable controls of waste facilities are located at an accessible height (900-1200mm AFFL) and are not within 500mm of an internal corner.

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Housing Choices Australia | Design Guidelines

A4.03 Public Toilets

Section Summary

Public toilets should be in close proximity to the functional areas they are serving. They should be constructed of durable, low maintenance materials and consider life cycle and maintenance costs.

Public Toilets Considerations Checklist:

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Male, female and accessible toilets are to be provided where there are any communal facilities, meeting rooms or oce spaces provided as part of the project. There should be at least one baby change facility incorporated into all toilet facilities and located in a unisex space. Hand driers are preferred over paper towel dispensers. Refer to FF&E schedule for more detailed specification of items.

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Housing Choices Australia | Design Guidelines

A5 Site Landscaping and Communcal Open Space

A5.01 Open Spaces

High Density Open Space Considerations Checklist:

Section Summary

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Ensure a contextual approach to landscape which integrates the development into the existing community. Most of the open space must be clearly defined and functional, not left-over space between buildings. Seek to minimise communal open space such as fenced courtyards designed for exclusive use by select groups and maximise public open space. Areas of shared open space must include non-secluded seated areas. Consider creating opportunity for incorporating artworks to outdoor spaces. Create open space networks that are linked through the provision of walking and cycle trails and integrated with open space from abutting subdivisions. Best practice is to aim for rooftop communal areas where practical and an HCA preferred initiative. This requirement is to be assessed on case by case basis. Consider communal areas for activities that are dicult to accommodate in apartment living ie. car washing bays, plant potting areas, pet washing station etc.

Open spaces should be created that encourage people outdoors, to be active, and to connect with their local community in attractive, healthy, and high-quality environments. They should provide for attractive, useable, and safe areas of public open space that accommodate passive and active recreation, nature conservation, recreation and play, formal and informal sport and social interaction.

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Open Space Considerations Checklist:

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Develop a high-quality landscape design that is commensurate to the urban design and architecture. Ensure adequate capacity for planting high canopy trees where appropriate and needed.

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Ensure all open spaces are inclusive and welcoming.

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Maximise passive surveillance and avoid blank walls facing public or communal spaces. Areas of shared open spaces must be landscaped with a variety of soft and hard treatments to cater for dierent uses. Within building setbacks landscaping must be used to soften the built form, provide summer shade to the building, and provide a break in hard surfacing. Provide an interactive interface between dwellings and public spaces. Clearly distinguish between private property and public open space; and accommodate people of all abilities, ages, and cultures. Common landscaped areas shall be irrigated by a standard automatic watering system. The irrigation system is to utilise stored rainwater if a retention tank is incorporated into the development.

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Any furniture is to be robust and vandal proof.

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Low Density Open Space Considerations Checklist:

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Fencing in line with existing or appropriate to the neighbourhood character and in line with local authority guidelines is to be allowed for to all boundaries. If space allows, consider a communal open space for all residents to use.

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A landscape plan is to be submitted to HCA for approval. Healthy existing trees are to be retained wherever possible.

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Provide a clothesline within available private open space.

All gate hardware is to be welded.

Low maintenance. Any communal areas requiring regular upkeep should be avoided.

SDA Open Space Considerations Checklist:

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The design should minimise any opportunities for injury

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Refer to NDIS SDA Design Standard.

Consideration is given to accessibility, and functionality of open space areas for people with a disability. Open spaces and associated landscaping are low maintenance Open spaces can be accessed easily by maintenance contractors Where individual units have backyards consider the ability to open up these spaces at times to have the ability to join spaces together and provide larger outdoor communal spaces. This can also enable ease of access for maintenance, without disturbing the resident.

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Housing Choices Australia | Design Guidelines

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