B2 Dwelling Amenity
B2.01 Dwellings
Section Summary
Method of Measurement All apartment areas referred to in these Guidelines are calculated according to the Property Council of Australia Method of Measurement. The most important elements of this method are as follows: • Measure external building walls, standard and service facility walls to the external finished surface of the dominant portion of the walls. • Measure shared dwelling walls from the centre line. • Measure attic space or sloping walls from the point which provides a clear area of 1m above the floor level. • Measure the horizontal surface of internal stairs to all levels, including the area underneath. • Measure voids over spaces and record them separately. • Measure common corridor walls to the outside face of the walls. • Measure common walls to stairs, lifts and ducts to the inside face of the structural wall.
Individual dwellings should be designed to be comfortable and secure. They should feel like a ‘home’. E cient planning of dwellings means that the space within a dwelling is functional and well utilised, with little or no wasted space.
Table 02 : Dwelling Sizes
Type
Size (M 2 )
Bathrooms
Powder Rooms
Studio *
Case-by-case
1
-
1BR Apartment
50-55m 2
1
-
1
-
2BR Apartment
65-70m 2
3BR Apartment
85-90m 2
1
1
Dwelling Considerations Checklist: •
4BR Apartment
Case-by-case
2
-
Individual dwellings should be on one single level where possible Adaptable Design should be implemented wherever possible
• • • •
1BR Apartment (SDA)
60-65m 2
1
-
Minimise internal corridors. Incorporate cross-ventilation
1.5BR Apartment (SDA)
70-75m 2
1
-
Ceiling heights should be generous (2700mm minimum, although 2400mm is acceptable in bathrooms and kitchens) Dwelling interiors shall be carefully designed to ensure that they can be adequately furnished to accommodate the number of occupants as designated in the design brief. Architectural plans accurately showing the proposed interior furnishing layout must be submitted for approval by HCA prior to finalisation of design. Minimum Spatial Requirements to LHA Guidelines ‘Silver’ Timber skirtings to be used. Avoid using MDF where possible as an environmentally sustainable measure. Views should be maintained from windows and balconies wherever possible. Preference for innovative design solutions to deal with overlooking requirements. Avoid excessive use of screening as privacy measure.
2BR Apartment (SDA)
85m 2 (min.)
1 accessible
-
•
1 non-accesible
2+BR Apartment
Case-by-case
Minimum 1
Consider 1 on configuration
•
• •
Other SDA dwelling types
Case-by-case
Minimum 1
Consider 1 on configuration
•
2BR House
Case-by-case
1
-
•
3BR House
Case-by-case
1
1
4BR House
Case-by-case
2
-
SDA Dwelling Considerations Checklist: •
Refer to NDIS SDA Design Standard.
* Generally, not considered due to funding restrictions. Discuss with HCA if studios form part of any tenancy mix.
•
In multi-storey, high density developments, SDA dwellings are to be located across a range of floor levels, preferably salt-and-peppered throughout the building. Open-plan spaces within SDA dwellings are preferred to avoid the circulation issues associated with corridors. Where feasible, windows and balconies are to allow for views from a low height (ie. 1000mm AFFL)
Note: minimum internal areas determined by the number of bedrooms. The areas in Table xx are a guide to HCA preferred dwelling sizes. Where State based statutory dwelling size requirements are mandatory, they make take precedent over the above. Powder rooms must include a vanity basin that may be wall hung, no joinery unit is required. A separate bath and shower shall be provided to one bathroom in dwellings with three or more bedrooms.
•
•
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Housing Choices Australia | Design Guidelines
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