Architectural Guide for Social Housing
V 1.0
August 2012
Architectural Guide for Social Housing Construction –
National Construction Code class 1A dwelling
Intent
To provide architectural guidelines for construction and upgrading works
for use in new social housing development, in Tasmania.
The guide is required because the desirable property attributes necessary
to meet the needs of the diversified client group which accesses social
housing, may not be satisfactorily addressed in basic legislated building
standards.
Application
The guide relates to the development and upgrading of new simple
residential dwellings, which comply with the National Construction Code
(NCC) classification 1A - single dwellings.
Included are detached or semi-detached houses, villa units, and multiple
dwellings within strata developments.
The guidelines must be applied in conjunction with national building
standards and other relevant legislation, and Housing Tasmania’s Minimum
Standards for Social Housing, document.
Design Requirements
All new dwellings constructed for public housing shall be designed to
comply with the National Construction Code (NCC) and Australian
Standards (AS) incorporating Universal Design standards. This will ensure
appropriate accommodation standards for ageing persons or persons with
mobility constraints. These include:
a.)
b.)
c.)
Installation of grab rails in bathrooms and toilets or provision for the
installation of grab rails through wall lining strengthening.
Hobless/step free shower recess (threshold less than 5mm in height
or bevelled edge at access. Install adjustable height shower rail with
detachable hand held shower head.
Internal doorways on the entrance level shall have a minimum clear
d.)
e.)
f.)
Energy Efficiency
opening of 820mm and minimum internal passage width of 1000mm
exclusive of fixtures.
Provide appropriate benchtop spaces adjacent to the stove or
hotplates allowing easy placement of hot food preparation utensils.
Provide a power point within 300mm of the bench front.
Door handles to be lever operated and tapware to be either lever
taps or alternatively flickmixer.
Light switches to be located generally adjacent to door latches at a
height between 900mm and 1100mm above floor level. Light
switches generally to be large format.
All new dwellings shall be required to meet the current energy efficiency
standards and incorporated environmental features.
The dwelling shall be designed to achieve a minimum 6 star rating, or higher
standard nominated in the current NCC provisions. Energy efficiency
certification shall be provided by an accredited assessor using accepted
software.
Refer to policy “Housing Design- Minimum Standards for Social Housing”
a.)
b.)
c.)
d.)
e.)
f.)
General Requirements
Lighting generally shall be energy efficient light fittings. Mains voltage
halogen lights are to be located in areas that are controlled by either
dimmers or motion sensors.
Hot water heating shall be either a suitably sized external solar
collector or heat pump hot water which are eligible for Renewable
Energy Certificates (REC’s). Suitable energy efficient gas water
heaters may be substituted where approved.
Mechanical exhaust fans must be fitted with an appropriate closing
damper.
Rainwater storage tanks are to be installed in accordance with local
plumbing standards. Rainwater reuse shall be limited to those
approved outlets which are to be signed stating reuse of rainwater.
Minimum size of tank to be 2000 litres.
Water conservation fittings shall comply with current minimum
WELS star rating.
Curtain tracks installed to all habitable room windows.
A dwelling is to be designed to provide a suitable home for its occupants;
the design should provide suitable separation from other dwellings
providing privacy and onsite amenity. Where new construction is
2
incorporated into existing neighbourhoods it should harmonise with the
general neighbourhood tenor, avoiding discordant building forms and style.
Dwellings should be designed to meet the spatial living requirements of the
maximum number of occupants.
Number of Bedrooms
Maximum number of occupants
1
2
2
4
3
6
4+
8
Room Functions
Entry
The dwelling’s entry shall be readily identifiable from the street or
vehicular access. Pathways to the front door shall be ramped allowing
disabled access to the doorway. The doorway shall provide a clear path of
travel into the dwelling. The entry door shall have clear opening width of
820mm and have a Housing Tasmania compatible dead locking system
installed to all entry doors.
Passage
Internal passages of 1000mm clear width, long passages are to be
minimised where possible with rooms accessible from both sides of the
passage. In larger dwellings an entry lobby may provide greater circulation
spaces.
Living rooms
Living rooms shall be appropriately sized and proportioned in accordance
with the overall size of the dwelling. The room shall be orientated to
access passive solar gain, it shall be artificially heated with energy efficient
heaters.
Number of Bedrooms
Size of heater
Minimum dimension
1-2 bedrooms
6 kW
3800mm
3-4+ bedrooms
7.2 - 8 kW
3800mm
Floor coverings shall be hard wearing carpet generally, incorporation of
easily cleanable impervious floor finishes shall be provided in dining areas.
Kitchen
Cooking appliances shall be sized appropriate to the overall size of the
3
dwelling. Whether the cooking appliances are upright stoves or hot plates
with under- bench oven they shall back on to a wall, a splashback to the
rear face. Provide an exhaust fan ducted to outside air with draught
stopper. Cooking appliances are to be easily serviceable or replaceable.
Provide adequate food preparation areas distributed around the kitchen,
including set down areas either side of the cooking appliance for hot food.
Stainless steel sink with drainer shall be sized appropriate to the size of the
dwelling.
Provide suitable spaces for the following appliances.
Bathroom
Appliance
Location
Size (coordinate) and services
Microwave oven
Overhead cupboard
600mmWx550Dx450H GPO connection
Fridge
Away from stove
900mmWx700Dx1900H GPO connection
Dishwasher
Under sink
Provide for future installation GPO and plumbing
Provide a suitably sized bathroom appropriate to the size of the dwelling.
Bathroom should be located with proximity to bedrooms primarily and to
lesser extent living rooms. The room should ensure visual privacy from
the balance of the dwelling. In smaller dwelling types generally one
bedroom the toilet may be located within the bathroom. In dwellings with
two bedrooms or more a separate toilet cubicle should be provided.
Smaller bathrooms shall have an accessible shower with safety glass screen,
and an adjustable height shower rail, provide soap holder and shampoo
caddy. The wall linings within the shower cubicle shall be capable of
supporting the installation of grab rails. Provide an appropriately sized
vanity basin and combination cupboard. Provide a mirror over the vanity
basin with a lockable medicine compartment. Provide wall mounted towel
rails appropriate to the size of the dwelling. The room shall have a suitably
sized window with operable ventilation. Provide a ceiling mounted
combination fan, light and heater. Provide a tempered hot water supply to
all ablution areas.
Bathroom shall have an impervious non-slip floor finish, water proofing of
all wet areas shall comply with AS 3740.
4
Toilet
Linen cupboard
Bedrooms
Provide a suitably sized toilet enclosure with access provisions as per
requirements of the NCC. The wall linings within the toilet enclosure shall
be capable of supporting the installation of grab rails. The room shall have
a suitably sized window with operable ventilation.
Linen cupboard shall be centrally located and sized appropriately to suit the
dwelling.
Bedrooms shall be appropriately sized to suit the dwelling type; the
minimum dimension shall be 3000mm. The bedrooms may be gradated in
size to appropriately suit the dwelling. All bedrooms shall have an
appropriately sized built in wardrobe with combination hanging and shelf
space. Where possible, bedroom configuration should provide access to
passive solar gain.
Main bedroom shall be large enough to accommodate a queen size bed and
two side tables.
Subsequent bedrooms shall be large enough to cater for two single beds
and at least one bedside cupboard.
Laundry
The configuration and size of a laundry shall be appropriate to the size of
the dwelling. The laundry should preferably provide direct access to the
outside clothes drying area. The laundry should incorporate a stainless
steel laundry trough with a by-pass outlet for a washing machine. Provide
adequate space of a minimum 700mmW x 650mmD suitable for a washing
machine, incorporating appropriate tap ware and GPO. Provide space and
wall reinforcing suitable for the installation of a wall mounted clothes
dryer, including a vent for the dryer’s exhaust to outside. Provide a utility
storage cupboard for the storage of cleaning equipment, and provide a
child proof latch where its contents may include hazardous chemicals.
Carport
New dwellings shall have undercover car parking and utility storage
appropriate to the size of the dwelling. A strata title unit shall have an
appropriately sized single carport integrated within the dwelling’s roof.
Larger dwellings may have an enclosed garage. The configuration of spatial
layouts shall be identified within the specific project brief. Outdoor
storage can be located either within the garage or incorporated into the
carport. Free standing garden sheds are to be installed only where integral
storage is unfeasible or problematic.
5
Driveways
Generally wood float finished reinforced concrete providing a non-slip
finish or bituminous hot mix as per project brief.
Service Connection
All residential developments shall be connected to municipal infrastructure,
including water, sewer, stormwater, electricity, communication and gas if
available.
Fencing
All boundaries except front boundaries shall be fenced with a minimum
height 1500 treated pine overlapped paling fence with timber top, bottom
and mid rails fixed to C section galvanised steel posts cast into concrete
pad footings. Provide fencing to segregate rear yard to ensure provision
for child safety where appropriate.
Winged fencing is to be provided to the front of the property to provide a
secure back yard.
Landscaping
New developments shall have a landscaping design prepared by a suitably
qualified practitioner. The landscaping should ideally be low maintenance,
the usage of deciduous trees should be limited. Usage of low height shrubs
together with coarse mulch in combination with paved and grass areas is
preferable.
Clothes Line
Each dwelling shall have an appropriately sized outdoor clothes drying line
that has access to solar gain. Clothes lines shall be separated from
adjacent properties. Clothes lines shall have a concrete footpath leading to
the laundry door.
Fire Safety
All dwellings are to have installed appropriate occupant fire safety
equipment.
Legal and Policy
Framework
Building Code of Australia 2011
Australian Disability Discrimination Act 1992
Livable Housing Design Guidelines
Universal Housing Design Principles
Australian Disability Discrimination Act 1992
Tasmania’s draft Residential Strategy (May 2011)
Housing Tasmania’s Minimum Standards for Social Housing
Housing Tasmania’s Strategic Asset Management Plan
6
Exemptions
None
Responsibilities/
Delegations
The Manager Housing Innovations Unit has primary responsibility for
construction work to which the guide applies.
Disclaimer
This is a guiding document intended to establish uniform design and
construction criteria for new dwellings. However all new design and
construct projects should ensure all information provided to consultants is
contemporary.
Audit and Compliance
This document is provided as a guide for desirable design features in new
constructions and significant upgrades.
Compliance with this guide is monitored by the Manager Housing Innovation
Unit.
Procedures and Forms
If required
Glossary
If required
Policy Title and Version
Architectural Guide for Social Housing Construction - Version 1.0
Effective Date
1October 2012
Review Date
1 October 2015
Document Number
P2012/0178-007
Replaces Document Number
N/A
Custodian
Housing Tasmania - Housing Strategy - Asset Planning and Policy
Approved by
Manager Housing Strategy
7