C1 Facade
C1.01
Weather and draft proofing Section Summary Weather and draft proofing measures should be specified and installed to increase the thermal comfort within the dwelling. Weather and Draft Proofing Considerations Checklist: • The facade shall provide a weatherproof barrier as required by the BCA. • Complex details should be avoided to all areas of the building envelope, particularly where there is increased the risk of water penetration and creation of wind noise. • Waterproofing design should be simple, minimise number of interfaces at any one junction and carefully consider the location of all interface points (joints or junctions). • Ensure weather and draft seals are provide to all external windows and doors as required. • Provide draft seals to internal doors to increase thermal comfort. • Draft seals must be fitted to apartment entry doors in High Density projects.
Eaves gutters are preferred from both a maintenance and prevention of water ingress aspect. • Window cleaning should occur preferably from the ground or apartment balconies. • Bin areas should be designed to facilitate intuitive use and include clear signage and other design features that encourage waste disposal in appropriate streams and minimise reliance on property officers to constantly monitor these areas. • All specified materials and systems must be reviewed with the Housing Choices property maintenance team to determine lifecyle replacement schedule and Housing Choices contractors are comfortable with the ongoing repairs and maintenance. All parts and accessories must be readily available locally and cost effective. During concept or design development phase, a meeting is to be convened with Housing Choices maintenance team and design consultant team to discuss the proposed FF&E and services strategy and solicit feedback from maintenance team representatives. A follow up meeting is to be scheduled during detailed design phase, as required. A list of all suppliers, warranties and contractors for all external building elements and maintenance regimes is be provided to Housing Choices.
Cleaning and maintenance Section Summary
C1.02
C1.03
Materials and cladding Section Summary
As Housing Choices is generally responsible for ongoing building operations and asset management of housing projects, cleaning and maintenance procedures and strategies are a high priority. Throughout the design process, it is important to consider the ongoing cleaning, maintenance and replacement costs of the project and design to minimise ongoing maintenance and replacement costs required throughout of the project’s lifecycle. Cleaning and Maintenance Considerations Checklist: • Rooftop anchor points for abseiling. Refer to C4.10 Roofing section for more detailed roof access and OH&S requirements. • Box gutters and difficult to reach roof structures should be avoided to facilitate ease of access for ongoing building maintenance and repairs.
Materials should be robust and durable to provide longevity and reduce ongoing maintenance. External materials should be hard wearing, easily cleaned and easily repairable.
Materials and Cladding Consideration Checklist: • Use materials with a proven track record of providing a robust, low maintenance and reliable façade finish, such as face brick, concrete, sheet metal and pre-finished panels. • All combustible façade materials are to be avoided. Expanded polystyrene (EPS) panels are not to be used without prior explicit written consent of Housing Choices development or project manager. • Material selection should be appropriate to the context and not rely on alternative solutions or additional measures to comply with relevant
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Housing Choices Australia | Design Guidelines
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