Department of Communities, Child Safety and Disability
Services
Specifications for Duplex Properties
Project brief for proposed long-term accommodation solutions
Cairns and Townsville
Issue 1
August 2015
Specification for Duplex Property
Contents
1 Project ............................................................................................................................................... 4
1.1.1
BACKGROUND / PROJECT DESCRIPTION ..................................................................... 4
1.1.2
OBJECTIVE / PURPOSE .................................................................................................... 4
1.1.3
SCOPE OF WORK .............................................................................................................. 4
1.1.4
INTENDED SERVICE DELIVERY FROM SITE .................................................................. 4
1.1.5
GENERAL DESIGN CRITERIA ........................................................................................... 4
2 OVERVIEW........................................................................................................................................ 6
2.1.1
DESIGN STANDARDS ....................................................................................................... 6
2.1.2
LONG-TERM ACCOMMODATION ..................................................................................... 6
3 BRIEF DEVELOPMENT AND SITE SELECTION ............................................................................ 7
3.1
BRIEF DEVELOPMENT ..................................................................................................... 7
3.1.1
REQUIREMENT .................................................................................................................. 7
3.1.2
FUNCTIONS AND SERVICES ............................................................................................ 7
3.1.3
RELATIONSHIPS ................................................................................................................ 7
3.1.4
USERS ................................................................................................................................ 7
3.1.5
AESTHETICS ...................................................................................................................... 7
3.1.6
TECHNICAL ASPECTS ...................................................................................................... 7
3.1.7
EXTERNAL REQUIREMENTS ........................................................................................... 8
3.1.8
LANDSCAPING ................................................................................................................... 8
3.2
SITE SELECTION ............................................................................................................. 10
3.2.1
GENERAL ......................................................................................................................... 10
3.2.2
GROUND CONDITIONS ................................................................................................... 10
3.2.3
SUSTAINABLE PLANNING ACT ...................................................................................... 10
3.2.4
COSTS .............................................................................................................................. 10
3.2.5
ENVIRONMENTAL ISSUES ............................................................................................. 10
3.3
SITE INVESTIGATIONS ................................................................................................... 10
3.3.1
SITE INFORMATION ........................................................................................................ 10
4 TECHNICAL REQUIREMENTS ...................................................................................................... 12
4.1
INTRODUCTION ............................................................................................................... 12
4.1.1
OVERVIEW ....................................................................................................................... 12
4.2
ARCHITECTURAL REQUIREMENTS.............................................................................. 12
4.2.1
GENERAL DESIGN........................................................................................................... 12
4.2.2
ENVIRONMENTAL SUSTAINABILITY ............................................................................. 12
4.2.3
LOCAL PRODUCTS.......................................................................................................... 12
4.2.4
BUILDING ACT COMPLIANCE ........................................................................................ 12
4.2.5
WORK HEALTH AND SAFETY ACT COMPLIANCE ....................................................... 13
4.2.6
AUSTRALIAN STANDARDS ............................................................................................. 13
4.2.7
TECHNICAL REQUIREMENTS ........................................................................................ 13
4.3
CIVIL ENGINEERING ....................................................................................................... 14
4.3.1
GENERAL REQUIREMENTS ........................................................................................... 14
4.3.2
INFORMATION REQUIREMENTS ................................................................................... 14
4.3.3
DESIGN REQUIREMENTS ............................................................................................... 14
4.4
STRUCTURAL ENGINEERING ........................................................................................ 17
4.4.1
GENERAL REQUIREMENTS ........................................................................................... 17
4.4.2
DURABILITY ..................................................................................................................... 17
4.4.3
STRUCTURAL STEELWORK ........................................................................................... 18
4.4.4
WIND LOADINGS ............................................................................................................. 19
4.4.5
OTHER DESIGN REQUIREMENTS ................................................................................. 19
4.4.6
DOCUMENTATION
OF
ENGINEERED
ROOF
STRUCTURES
ON
A
PERFORMANCE BASIS ........................................................................................... 20
4.5
MECHANICAL ENGINEERING ........................................................................................ 20
4.5.1
GENERAL MECHANICAL SERVICES REQUIREMENTS ............................................... 20
4.5.2
INDOOR CLIMATE CONTROL ......................................................................................... 21
4.5.3
SPECIFIC MECHANICAL SERVICES .............................................................................. 24
4.6
ELECTRICAL SERVICES ................................................................................................ 24
4.6.1
DESIGN AND DOCUMENTATION ................................................................................... 24
4.6.2
SITE ELECTRICITY SUPPLY ........................................................................................... 24
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4.6.3
LIGHTING .......................................................................................................................... 25
4.6.4
EQUIPMENT ..................................................................................................................... 26
4.6.5
HOT WATER ..................................................................................................................... 26
4.7
ELECTRONIC SERVICES (TELECOMMUNICATIONS) ................................................. 26
4.7.1
GENERAL ......................................................................................................................... 26
4.7.2
TELEPHONE AND DATA CABLING ................................................................................. 27
4.7.3
MATV ................................................................................................................................. 28
4.7.4
TELEPHONE SYSTEM ..................................................................................................... 28
4.7.5
ELECTRONIC SERVICES (Electronic Security) ............................................................... 29
4.8
FIRE SERVICES ............................................................................................................... 30
4.8.1
GENERAL REQUIREMENTS ........................................................................................... 30
4.8.2
FIRE DETECTION AND OCCUPANT WARNING SYSTEMS .......................................... 30
4.8.3
FIRE DETECTORS ........................................................................................................... 30
4.8.4
AUTOMATIC FIRE SPRINKLER SYSTEM ....................................................................... 30
4.8.5
FIRE EXTINGUISHERS .................................................................................................... 31
4.8.6
FIRE HOSE REELS (WHERE APPLICABLE) .................................................................. 31
4.8.7
FIRE HYDRANTS (WHERE APPLICABLE) ..................................................................... 31
4.8.8
WATER SUPPLY- ALL FIRE FIGHTING SYSTEMS ........................................................ 31
4.8.9
TANKS - ALL FIRE FIGHTING SYSTEMS ....................................................................... 31
4.8.10 VALVES - ALL FIRE FIGHTING SYSTEMS ..................................................................... 31
4.8.11 ALTERNATE BUILDING SOLUTIONS ............................................................................. 31
4.8.12 SYSTEM MAINTENANCE ................................................................................................ 31
4.9
TRAFFIC ........................................................................................................................... 32
4.9.1
TRAFFIC STUDY .............................................................................................................. 32
4.9.2
SITE ACCESS ................................................................................................................... 32
4.9.3
DIMENSIONS .................................................................................................................... 32
4.9.4
CONCEPT LAYOUT.......................................................................................................... 32
4.10
HYDRAULIC SERVICES .................................................................................................. 32
4.10.1 GENERAL ......................................................................................................................... 32
4.10.2 DESIGN ............................................................................................................................. 33
4.10.3 WATER SUPPLY AND RETICULATION .......................................................................... 33
4.10.4 SEWER DRAINAGE AND SANITARY PLUMBING .......................................................... 34
4.10.5 STORMWATER DRAINAGE ............................................................................................. 34
4.11
ENVIRONMENTAL REQUIREMENTS ............................................................................. 35
4.11.1 LEGISLATIVE REQUIREMENTS ..................................................................................... 35
4.11.2 ENVIRONMENTAL MANAGEMENT PLAN ...................................................................... 35
4.12
LANDSCAPING ................................................................................................................ 35
4.12.1 GENERAL REQUIREMENTS ........................................................................................... 35
4.12.2 HIERARCHY OF SPACES ................................................................................................ 36
4.12.3 LANDSCAPE ELEMENTS ................................................................................................ 37
4.13
MAINTENANCE ................................................................................................................ 40
4.13.1 MAINTENANCE MANUALS .............................................................................................. 40
4.14
POST PRACTICAL COMPLETION .................................................................................. 40
4.14.1 DEFECTS RECTIFICATION ............................................................................................. 40
4.14.2 OPERATIONAL MANUALS .............................................................................................. 40
5 CONSTRUCTION STANDARDS .................................................................................................... 42
6 ROOM DATA SHEETS ................................................................................................................... 54
6.1
ACCOMMODATION UNITS ............................................................................................. 54
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Specification for Duplex Property
1 PROJECT
1.1.1
BACKGROUND / PROJECT DESCRIPTION
The Department of Communities, Child Safety & Disability Services (DCCSDS) proposes to
provide accommodation in both the Far North Qld and the North Qld regions to support two
clients on site living independently in their own environments. The accommodation needs to be
robust and designed to support clients with high and complex needs in a “home for life"
environment.
Service delivery will include full time support for daily living, hygiene and support in all aspects of
the development of life skills however clients should have reasonable control over their
environment e.g. air conditioning, TV, music, kitchen facilities, etc.
1.1.2
OBJECTIVE / PURPOSE
The purpose of this specification brief is to provide information about the property requirements in
a location away from schools, day care centres in low density area in Cairns (1 duplex) and
Townsville (1 duplex), including associated design requirements to enable the appropriate
facilities within given timeframes and budgets.
1.1.3
SCOPE OF WORK
The scope of work is to purchase and modify or design and construct two long term
accommodation duplex units (Cairns and Townsville) for people with high and complex needs
and challenging behaviour. The accommodation must be detailed in the proposal and comply
with relevant Building Act and Town Planning regulations. Duplex properties in each location
would be the preferred option.
1.1.4
INTENDED SERVICE DELIVERY FROM SITE
Accommodation Units will each accommodate clients in an independent duplex living
arrangement. Each unit is to have a distinct entry point as well as a private patio and courtyard
area. The design of the unit will include consideration of the needs of support staff undertaking
shift work.
Client group
The target group for this service will be people who currently display or have had a recent history
of challenging behaviour, which is behaviour that causes harm or represents a serious risk of
harm to the person or to others and may include property damage. The intended target group for
the building have disability support needs which require consideration in the built environment
and design.
The target group for this service may:

exhibit complex and challenging behaviour which may result in sustained damage to
elements of the building

pick/manipulate building elements until removal or damage is achieved

persistently strike food storage areas such as pantries and fridges

test robustness of building elements often resulting in structural failure

engage in climbing of perimeter fencing.
1.1.5
GENERAL DESIGN CRITERIA
Design considerations within the environment will need to take into account achieving the right
balance to deliver:

domestic residential appearance

environments conducive to therapeutic interventions

designs which allow the most efficient and effective models of staffing

ability to maintain a level of observation and free access for staff to all areas

balance between economic and environmental sustainability
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Specification for Duplex Property

a robust built environment through design using appropriate materials, fittings and
fixtures

an environment that minimises opportunities for self-harm or to harm others

buildings which are fully compliant with disability access requirements

natural light and ventilation wherever possible.
All buildings are to be constructed in a manner that is consistent with universal housing design in
Queensland and will need to utilise robust construction principles. The proposed accommodation
should be designed to provide a dignified environment that encourages maximum independence
for residents while providing unobtrusive and personalised support to protect against
institutionalised living.
The aim should be to keep the dwellings domestic in scale and as home-like as possible, while
also taking care to ensure that all practical safety and security considerations are addressed. As
the planned duplex is also a place of work, the design must also take into consideration
occupational health and safety requirements for staff.
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Specification for Duplex Property
2 OVERVIEW
2.1.1
DESIGN STANDARDS
Purpose
Long-term accommodation solutions are important focal points for the Department of
Communities, Child Safety and Disability Services’ (DCCSDS) coordination of human services
that meet the diverse needs of individuals and families. These accommodation solutions are
provided with the aim of servicing a broad range of needs for persons who have an intellectual
disability as their primary disability.
The development of Design Standards for long-term accommodation is consistent with DCCSDS’
servicing capacity, which aims to support immediate, medium and long term requirements for the
wellbeing of persons with disabilities, their families and carers.
Outcomes
DCCSDS desired outcomes of the Design Standards for long-term accommodation are:

Best practice facility models that provide response to a range of individual, family and
group support needs for persons with disabilities.

Facilities that effectively accommodate and support the services delivered to meet the
needs of persons with disabilities and their carers.

An increase in the opportunities and capacity for quicker and more appropriate
responses to the needs of persons with intellectual disabilities, their families and broader
supportive communities.
2.1.2
LONG-TERM ACCOMMODATION
Purpose
Long-term accommodation is one of a range of supports offered to people with an intellectual
disability and their families in delivering quality services and building supportive communities.
Accommodation Solution Development
Long-term accommodation units are used to provide a service to adults who have varying
support requirements. When developing the plans for a new accommodation solution this point
needs to remain paramount in peoples’ thinking in ultimately providing an environment that is
responsive to individual’s needs and allows for safe work practices.
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Specification for Duplex Property
3 BRIEF DEVELOPMENT AND SITE SELECTION
3.1
3.1.1
BRIEF DEVELOPMENT
REQUIREMENT
The development of a project proposal and plan needs to be undertaken as early as possible in
the project. This plan will define the parameters within which the development of the building
design will take place. At this stage it needs to establish functional, spatial and technical
requirements to allow the selection of a suitable site and allow preparation of cost estimates.
3.1.2
FUNCTIONS AND SERVICES
Ideally the proposed duplex will be able to accommodate all the required functions and services
and allow for anticipated extensions or changes. This will be dependent on the financial
constraints and therefore consideration needs to be given to priorities of needs. Including:

essential items identified and others prioritised

short term services identified

services or functions that will or may be added in the future identified and prioritised.
3.1.3
RELATIONSHIPS
In designing a building the planning needs to address the functional relationships of spaces and
the positioning of spaces in regards to their relationship to areas such as the front entry of the
building and the outside. Including:

essential functional relationships between areas identified

other desired functional relationships between areas identified and prioritised

areas identified that could be multi-use to allow greater occupancy efficiency

areas identified that should be flexible to allow for changes in services programmes.
3.1.4
USERS
The type and number of users need to be identified so that sufficient floor area can be given to
spaces and so that facilities such as living rooms, bedrooms, bathrooms etc. and car parking can
be designed to suit. Identifying:

users for the various functions and services

number of users and frequency of visits

staffing numbers.
3.1.5
AESTHETICS
The visual aspects of the building need to reflect the image or presence consistent with the
community. This image is for the building to be complimentary to the residential character rather
than presenting an institutional character. Consideration also needs to be given to the context in
which the building is to be located and the visual impact of the new building to its surroundings.
Identifying:

how the building should look and the types of materials to be used

any user group that has particular image reactions, e.g. youth

the surrounding visual context, e.g. brick houses, tin sheds or park

any other particular aesthetic requirements that need to be considered.
3.1.6
TECHNICAL ASPECTS
The technical requirements such as lighting, power, data and air conditioning need to be
identified as early on in the process as possible as they can have considerable cost implications
on the project, as well as potentially impacting on the planning of the building, e.g. space
requirements for air conditioning plant.
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Specification for Duplex Property

Identify any particular technical aspects/services that are required now or will be added in
the future and have to be considered in the design of the building, e.g. areas to be airconditioned.

Determine whether there is any requirement for electronic security, fire protection etc.

Identify the technical aspects of each functional area, e.g. electrical and data
requirements of each identified space using the Data Sheets provided in these standards
as a guide.

Determine the extent and type of communications required, phone system, data system.
3.1.7
EXTERNAL REQUIREMENTS
It is not only the internal functions or requirements of the building that need to be identified.
External functions such as the extent of parking, placement on site, landscaping, recreational
areas etc. need to be considered.
Car Parking
Determine the onsite car parking requirements, for staff, for visitors, for people with disabilities.
Identify any requirements that may be imposed by the Local Authority. Generally there should be
provision of sufficient covered parking spaces and consideration of transfers’ occurring in a safe
manner.
Consider the need for covered or shaded parking if appropriate.
Consider security issues, lighting if evening use is expected.
External Functions
Identify any functions that need to be located on the site that are not within the building, e.g.:

Barbeque facilities

Provision of shade, pergolas

Clothes line area

Waste bin stand or enclosures

Outdoor storage - shed.
External Fixtures

The site is to be fenced, but a balance must be struck between the need for privacy and the
need for security. Each project needs to be looked at individually and a decision taken about
the appropriate fence type and height ensuring Local Authority requirements are met. There
may even be a need for a double fence with a close boarded timber fence along the
perimeter and a second more secure fence on the inside. The clothes drying and waste bin
areas should be fenced off.
3.1.8
LANDSCAPING
Landscaping of the site is usually included as part of the funding submission.
In these instances the landscaping requirements are to be stipulated in the contract specifications
and designed, documented and construction managed by a professional landscape architect (a
corporate member of the Australian Institute of Landscape Architects or a Registered Landscape
Architect).
In planning the landscaping of the site consideration needs to be given to the following:

Compliance with local authority requirements and all legislation and standards

User safety

Extent

Function

Maintenance and vandalism

Image

Public perception

Signage
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Specification for Duplex Property

Lighting externally

Preserve the local character of the site

Accessibility for disabled persons

Possible therapeutic uses by disabled persons

Fixtures

Shade structures

Location of garden beds

Lawn areas

Trees - removal or retention and should the clients be allowed to climb them

Choose suitable turf for soil, location

Consider possible effect of shading by buildings and foliage

Garden edging

Recreational equipment should be visible from the house and should be accessible to all
(the use of some equipment, e.g. trampoline, should be supervised and may have to be
fenced off to prevent unsupervised use)

Mulch

Irrigation systems and watering points

Drainage

All other associated infrastructure

Suitable selection of plants.
Note: the above list is not to be taken as exhaustive.
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Specification for Duplex Property
3.2
3.2.1
SITE SELECTION
GENERAL
Where possible the local office of DCCSDS, in conjunction with the Project Manager, should seek
to obtain the following information as part of the site analysis.
3.2.2
GROUND CONDITIONS
The ground conditions will impact on the structural design (and therefore costs) of the building,
e.g.:

unsuitable ground surfaces may require the removal of soil and the need for imported
material

acid sulphate soils also require identification because of the potential for contamination
during development

soil conditions may affect the type of landscaping that can be developed.
3.2.3
SUSTAINABLE PLANNING ACT
Under the Sustainable Planning Act 2009, long-term accommodation, used for clients funded
through the NDIS, may fall within the definition of “Public Housing” and as such the Sustainable
Planning Act applies. Under the Act, Public Housing is defined as housing provided by or on
behalf of the State or a statutory body representing the State, for short or long term residential
use and is totally or partly subsidised by the State or a statutory body representing the State.
Planning and legal advice should be sought to confirm that the proposed long-term
accommodation does fall within this definition.
Town Planning advice should be sought in the early stages of a project to determine the level of
assessment required under the local planning scheme so that the need for public notification
under the provisions for “Public Housing” of the Sustainable Planning Act can be determined.
3.2.4
COSTS
The following costs need to be considered as part of the overall financial viability of the project:

purchase price of the land or existing house/land

costs of surveys, geotechnical investigations & searches

costs associated with Planning approvals

costs associated with any of the results from the searches above

any other specific costs relevant to the new site and proposed long-term accommodation
building.
3.2.5
ENVIRONMENTAL ISSUES
General
Consideration must be given to the possible impact of the project on the environment and any
restrictions that environment protection measures may impose on the design.
Environmental Check
An environmental assessment of the site should be undertaken generally in accordance with
requirements.
3.3
3.3.1
SITE INVESTIGATIONS
SITE INFORMATION
General
Full information on the selected site is required before final design can be started. This consists
of a Site Geotechnical Investigation. Some of this information may already have been obtained
during the site selection process.
Site Geotechnical Investigations
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Specification for Duplex Property
It is recommended that a geotechnical investigation can be undertaken generally for compliance
with Civil Engineering and Geotechnical Investigations.
Site Traffic Survey and Search
Refer to Local Authority for any restrictions or planning guidelines if applicable.
A traffic study shall be carried out where it is a requirement of the relevant Local Authority. The
consultant shall liaise with the authority in regards to parameters if required.
Stormwater Overland Flow Investigation
It is recommended that a stormwater overland flow investigation be carried out showing before
and after development. This will form the basis of a stormwater management plan incorporating
the stormwater drainage design prepared by the civil engineer.
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Specification for Duplex Property
4 TECHNICAL REQUIREMENTS
4.1
4.1.1
INTRODUCTION
OVERVIEW
The following technical information, is designed to show the aims of the project(s) is to:

incorporate proven design features while avoiding poor performing features

highlight, where necessary, specific requirements and descriptions to ensure a "fit for
purpose" outcome, minimal maintenance, cost effectiveness and quality of workmanship.
The technical specification data contained herein is based on the requirements for DCCSDS but
is presented here for draft purposes as generally indicative of the technical requirements for longterm accommodation, whilst recognising the need for revision and additional technical
requirements.
The format and data contained in this section is NOT a specification to be used for tendering and
construction purposes. It is only part of the Master Brief to be utilised towards compiling an
accurate and professional set of documents.
4.2
4.2.1
ARCHITECTURAL REQUIREMENTS
GENERAL DESIGN
Meet the operational and functional needs of the long-term accommodation for the foreseeable
future and take into consideration any anticipated future development and expansion in the
design footprint.
Be designed for easy accessibility for persons with disabilities and by the public, blend into the
surrounding neighbourhood and provide a homely environment for the users.
Reflect the locality and context in which the accommodation is located, with due regard for
climatic and other environmental considerations.
Meet the safety and security requirements of the users, staff, equipment and materials stored.
Provide optimal construction value in terms of initial building cost/m² and the longer term costs of
building operation and maintenance.
Product selection should to take into consideration the need to be heavy duty (robust) to
withstand harsh usage.
The design, construction and choice of materials should suit the style and location of the
accommodation and be weatherproof, secure and low maintenance.
4.2.2
ENVIRONMENTAL SUSTAINABILITY
Comply with Ecologically Sustainable Development (ESD), e.g. be energy efficient in overall
design and in the use of appropriate low-maintenance and cost-effective building materials and
services. For further information see - www.ehp.qld.gov.au/sustainability/index.html
Select systems to avoid unnecessary use of energy.
4.2.3
LOCAL PRODUCTS
Local materials should be used. For the provision of information about local products and local
industry capabilities, contact ICN Queensland (http://www.icnqld.org.au/) or email
info@icnqld.org.au.
4.2.4
BUILDING ACT COMPLIANCE
As with any new building work, the Sustainable Planning Act 1997 binds the Crown to comply
with the Building Act, Standard Building Regulations, the Queensland Development Code and the
Building Code of Australia (BCA) for the design and construction of a new duplex.
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Specification for Duplex Property
A review of the current Building Regulations and their impact on a project should be undertaken
in the early stages of a project and reviewed throughout the design stages. A formal assessment
of compliance to the Building Regulations will need to be undertaken, including inspections
during construction. This is to be undertaken only by a licensed and accredited building certifier.
Under the BCA, the classification for long-term accommodation depends on the floor area of the
building and the number of occupants. If the building exceeds 300m² or has more than 12
occupants the building is a Class 3 under the BCA. If the building is less than 300m² and has less
than 12 occupants it is a Class 1b. The requirement for each Class differs on issues such as fire
detection and alarm systems and disability access requirements.
4.2.5
WORK HEALTH AND SAFETY ACT COMPLIANCE
It is the responsibility of owners and employers and employees to comply with Workplace Health
and Safety Act 2011 and the Workplace Health and Safety Regulation 2011.
4.2.6
AUSTRALIAN STANDARDS
Generally building materials, design and construction are governed by Standards, some of which
are mentioned in this document.
4.2.7
TECHNICAL REQUIREMENTS
The design requirements throughout this document outline specific requirements for each area
and individual elements.
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Specification for Duplex Property
4.3
4.3.1
CIVIL ENGINEERING
GENERAL REQUIREMENTS
General
This Section has been written in terminology generally specific to contract documentation and for
the contract administration.
All work is to be suitable for the purpose intended. All work is to be designed in accordance with
relevant Australian Standards and statutory requirements. Additional design standards and
requirements defined in this Section are to be incorporated in the works.
Unless otherwise nominated, the civil engineering infrastructure shall have a Design Life of 50
years.
Specifications
Use Natspec Specifications for documentation of the work.
Performance Documented Items
These are items which are specified to perform to achieve a designated standard or result, but for
which the design generally lies with the contractor/supplier.
Certification
Have the civil design carried out and certified for compliance with the requirements of this
document and relevant standards by a practising Professional Engineer registered under the
Professional Engineer’s Act 2002.
4.3.2
INFORMATION REQUIREMENTS
Survey Information
Have a Contour and Detail Survey and plans undertaken for the project by a firm specialising in
this type of work, and in accordance with Civil Engineering requirements.
Geotechnical Investigation
Have a comprehensive Geotechnical Investigation undertaken for the project by an experienced
Geotechnical Engineer and NATA registered laboratory. The investigation is to be suitable for all
building works, road works both internal and external together with any necessary information
required for the environmental investigation. Liaise with the Structural Consultants to determine
structural requirements.
Should any contamination be suspected, organise a contaminated land investigation to determine
the limit and nature of the contamination, and provide a site management plan for the site’s
rehabilitation or management as required to the approval of the Department of Environment and
Heritage Protection and other statutory authorities.
Ensure that the site requirements for the current State Planning Policy (State Interest – Water
Quality) are met. Where necessary, prepare and submit an acid sulphate soil management plan
to the relevant approving authority.
Environmental Investigation
Have a comprehensive Environmental Investigation carried out addressing all relevant
environmental issues and development impacts associated with the site including existing noncompliances. The investigation is to be undertaken for the project by a firm specialising in this
type of work.
Prepare and submit a report (three copies) detailing investigations carried out and management
or development solutions prepared. The report shall be in a form suitable for use as supporting
information in the SPA development approval process.
Site Traffic Survey and Search
Refer to Local Authority for any restrictions or planning guidelines if applicable.
4.3.3
DESIGN REQUIREMENTS
Earthworks
The extent of earthworks covers all work to the road works, car parking and building site and
construction up to underside of building slabs.
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Specification for Duplex Property
Implement the Geotechnical Investigations recommendations as to the use of existing and
imported soils under platforms.
The design of the bulk earthworks to provide the most economical solution unless specific site
conditions dictate otherwise.
The site development shall give due regard to surface drainage and sanitary drainage provisions.
No ponding of stormwater is to occur over any part of the proposed development platforms.
Batter slopes to be 1 in 5 maximum unless otherwise approved in writing.
The earthworks platforms and overland flow paths shall take due account of the planned ultimate
development of the facility.
Roadworks
Design of the pavement shall take account of the expected traffic loadings to be accommodated
by each road access.
Pavement depths shall be designed in accordance with Department of Transport and Main
Roads design charts based on the 4 day soaked CBR of the subgrade. Concrete surfaced roads
are an acceptable alternative. Bitumen spray sealed surfaces are not to be used except in remote
areas where hotmix asphalt is not available.
All roads and paved areas shall be concrete kerbed, with or without channels, or with flush kerbs
as appropriate. Inverted road crowns shall not be used.
Water
The design shall provide for the proposed development and provision for any necessary
interconnection of the existing development.
Provide any necessary infrastructure upgrade including additional storage to meet domestic
supply and firefighting needs. Reservoir system capacity shall be a minimum of 7 days.
Provide metering and backflow prevention devices to Local Authority requirements.
Refer to Section on Fire Services for firefighting requirements.
A site layout concept incorporating the full reticulation and fire main layout and reservoir system
upgrade if required, is to be included as part of the concept proposal.
Sewerage
Design parameters are to be in accordance with the Local Authority Guidelines or, where such
guidelines are not set, in accordance with "Guidelines for Planning and Design of Sewerage
Schemes” issued by the Local Authority Planning Division of the Department of Agriculture and
Fisheries and/or provisions of the Plumbing and Drainage Act 2002 as applicable.
Due allowance should be made in the planning and design of the proposed duplex to ensure new
buildings do not conflict with existing main sewers/main sanitary lines.
A site layout concept showing the proposed sewer/sanitary drain
diversions/modifications is to be included as part of the concept proposal.
alignments
and
Sewerage - On-Site Treatment & Land Application Systems
Where a local authority sewerage scheme has not been established in the vicinity of the site, it
will be necessary to provide an on-site treatment system in accordance with the Interim Code of
Practice for On-Site Sewerage Facilities and Australian Standard AS 1547 – latest version.
Stormwater Drainage
Design of the stormwater drainage system shall generally be in accordance with the “Australian
Rainfall & Runoff” issued by Engineers Australia and the “Queensland Urban Drainage Manual”
issued by the Department of Natural Resources and Mines.
Roofwater systems shall comply with AS 3500.3 and AS 2180 and associated standards.
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Specification for Duplex Property
Design frequencies to be adopted for the development shall be:
Major System Design
Overland flow provisions within the development.
50 year ARI
Minor System Design:
Building Zones Generally;
20 year ARI
Roofwater connections (eaves systems only).
Courtyard and confined areas.
External to Building Zone;
10 year ARI
Underground systems servicing all systems.
The Minor System shall be fully catered for by underground pipe systems. Pipe Systems shall
extend to all building units for connection of roof water systems and to cater for surface flows to
areas between building facilities.
The use of bandaged joints, including roof water drainage connections, is not permissible.
Headwalls shall be designed to include wing walls and aprons. Wing walls to suit/match batter
slopes and ensure minimal maintenance.
Use of riprap is to be avoided. Where necessary install riprap in wire mattresses with geofabric
underlay.
Department of Transport and Main Roads, Institute of Public Works Engineering Australia
(IPWEA) or Local Authority standards as appropriate are to be adopted for manholes, gully pits,
field inlets and associated infrastructure.
Local Authority standards are to be adopted where connections to external systems are required.
Obtain Local Authority approval for piped points of discharge.
Surface drainage systems are to be provided to cater for both the Minor and Major system
requirements.
Surface flows within building precincts shall not generally exceed 25 metres without drainage to
underground pipe systems.
Open Channels are not to be used except in special circumstances.
Where Open Channel Systems are required, concrete low flow channel inverts are to be
incorporated. All pipe outlets into the channel system shall be connected by concrete inverts to
the open channel low flow invert. The minimum width of the concrete channel invert shall not be
less than 600mm.
Invert drains to surface drainage systems are only to be installed where necessary. Where
longitudinal gradients are less than 1 on 80, concrete inverts shall be incorporated.
All overland flow paths shall be designed and incorporated in the documentation with invert levels
and gradients.
Where necessary, an area analysis shall be carried out to demonstrate that the proposed
development shall not worsen any pre-existing stormwater problems in the upstream or
downstream catchments. Incorporate such measures as required into the civil design of the
development to ensure this outcome.
Stormwater system layout proposals and design philosophy is to be included in the project
proposal.
Drawings and final documentation to include:
All trunk stormwater lines clearly dimensioned on the project drawings.
Longitudinal Sections.
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Specification for Duplex Property
Details of all overland flow paths, open channels, invert drains, outlets, dissipation systems,
scour protection and any other proposed hydraulic or conveyance system (i.e. detention system
etc.).
Design Report incorporating Catchment Plan, design analysis and modelling results as
appropriate. Include Table of Discharges (Hydraulic Calculation Spreadsheet) showing design
frequency, runoff coefficients, discharge, velocity, and pipe class and size.
4.4
4.4.1
STRUCTURAL ENGINEERING
GENERAL REQUIREMENTS
General
All work is to be suitable for the purpose intended. Design of the buildings and associated civil
works must comply with the requirements of the Building Act and all other statutory requirements
to which the Crown is bound, all relevant Australian Standards, and the specific requirements of
this document.
In any and every instance where the requirements of this document exceed the standard of any
of the aforementioned requirements, comply with the requirements of this document.
Strength Calculation/Prototype Testing
With the exception of mechanical and adhesive anchors, glazing, roof sheeting and purlins, use
structural components whose strength can be ascertained by calculation in accordance with
Australian Standards.
Specifications
Use Natspec Specifications for the design and construction of the work.
Serviceability
Normal or expected deflection and/or movement of the structure should not cause any damage or
visual distortion to cladding, finishes and services.
Geotechnical Investigation
The Engineer shall satisfy self of adequacy of the geotechnical investigation. The Project
Manager shall be advised if additional investigation is required.
Survey
The Engineer shall satisfy self of adequacy of the survey. The Project Manager shall be advised
if additional survey is required.
Certification
The structural design shall be carried out and certified for compliance with the requirements of
this document and the Building Act by a practising Professional Engineer registered under the
Professional Engineer’s Act 2002 herein referred to as 'The Engineer'.
The Engineer shall carry out sufficient site inspections to certify the final construction for
compliance with the design and for structural sufficiency in accordance with the requirements of
the Building Act.
Ensure all performance specified elements are designed and certified for compliance with the
specified criteria by a practising Registered Professional Engineer. Furthermore, ensure that The
Engineer performs all checks as required to satisfy The Engineer's self of compliance with the
specified criteria and of compatibility with the works and attests to having performed such checks
by countersigning the certification provided by the designer of the performance element.
4.4.2
DURABILITY
Building Life Expectancy: Adopt 50 years
Pay particular attention to detailing and protection systems for any steelwork galvanised or
otherwise in any fully encapsulated or fully sealed environment to avoid crevice corrosion or the
corrosive effects of condensation.
Inaccessible elements or elements unlikely to be routinely inspected:
Ensure they are structurally adequate for specified life expectancy.
Accessible elements, which would normally be maintained:
Notwithstanding all else, design for first maintenance of not less than 15 years.
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Specification for Duplex Property
Stainless Steel:
Passivate or provide other protection suitable for localised environmental conditions, as
applicable.
Reinforced Concrete:
Notwithstanding the deemed to comply provisions of Clauses 2.4, 8.6 and 9.4 of AS 3600, ensure
control of cracking of all reinforced concrete elements likely to be subject to wetting or average
humidity in excess of 50% such that the reinforcing steel's environment remains passivated.
4.4.3
STRUCTURAL STEELWORK
Atmospheric classification:
Adopt classification as per AS/NZS 2312.
Fully enclosed:
Steelwork sealed within the building envelope. Includes air-conditioned spaces.
Partially exposed:
Steelwork predominantly enclosed, but with some exposure to the external environment. Includes
warehouses, garages, and roof steelwork above perforated eaves soffit sheeting.
Fully exposed:
Steelwork exposed to sun, wind, and rain. Includes roofed structures with no walls.
Zinc coated products:
Based on the following zinc corrosion rates, ensure the steelwork is protected by sacrificial zinc
for the building life expectancy or use an additional epoxy paint coating system:
Atmospheric Classification
Zinc Corrosion Rate
(gms/sq.m/annum)
Mild
2
Moderate
5
Tropical
8
Industrial
30
Marine
15
Severe Marine
60
Protective paint systems:
Comply with the following minimum Specifications:
Atmospheric
Classification
Fully Enclosed
Mild
A
Moderate
Partially Enclosed
Fully Exposed
Fully Exposed
and Maintainable
Cast
Concrete
A
B
C
A
B
C
D
Tropical
A
C
C
D
Industrial
A
C
#
#
Marine
B
C*
D
D
Severe Marine
C
D
#
#
into
* Zones extending 3 metres from openings - Specification D
# Seek specialist advice
Specification
Description System
Bolts
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Specification for Duplex Property
Specification
Description System
Bolts
A
Hand/power tool clean to AS 1627 ST2, one coat 75 microns
dry film thickness zinc phosphate primer APAS 0032
(GPC P-32)
Zinc plated
B
Abrasive blast to AS 1627 Class 2, one coat 75 microns dry
film thickness zinc phosphate primer APAS 0032 (GPC P-32)
Zinc plated
C
Abrasive blast to AS 1627 Class 2.5, one coat 75 microns dry
film thickness inorganic zinc silicate APAS 2908
Hot dip galv.
(GPC C-29/8)
D
Hot dip galvanise to AS/NZS 4680
Hot dip galv.
E
Duplex system - hot dip galvanise to AS/NZS 4680 and
additional epoxy paint coating system
Hot dip galv. plus
epoxy paint system
Holding down bolts: Hot dipped galvanised
4.4.4
WIND LOADINGS
General:
Comply with AS 1170 - Part 2, Section 3
4.4.5
OTHER DESIGN REQUIREMENTS
Foundations
Design and construct foundation systems suitable for the ground conditions, minimisation of
settlement, the nature of the buildings and the service functions they perform.
Founding material shall be certified by a Geotechnical Engineer as complying with design
requirements. Have the Geotechnical Engineer keep detailed records of all inspections.
Pile Testing (if applicable)
Dynamic pile test with signal matching (CAPWAP) 5% of the piles in accordance with AS 2159
clause 8.4.
Static load test 2% of the piles to AS 2159, but not less than 1 pile test.
Notwithstanding the load test requirements above, non-displacement piles (as defined in AS
2159) need not be statically or dynamically load tested, where their founding material can be
inspected and certified by a Geotechnical Engineer as complying with design requirements.
Probe the bases of non-displacement piles 750mm diameter or larger to prove the adequacy of
the founding material. Probe holes shall be at least 40mm diameter and extend 1.5 times the pile
base diameter.
Obtain the written approval of the Project Manager if it is proposed not to undertake pile testing in
accordance with this brief.
Roof Trusses
Obtain written approval of the Project Manager prior to incorporating roof trusses utilising cold
formed members requiring design in accordance with AS/NZS 4600 or AS 1538, other than those
complying with AS 1163. This applies to truss chord and web members only.
Mechanical & Adhesive Anchors
Do not use mechanical or adhesive anchors in tension to secure structural framing to concrete or
masonry. Cast-in fixings shall be used.
Where expanding or chemical anchors are used for fixing structural elements, nominate load
testing by a NATA registered authority of at least 1 in 10 anchors. Test anchors to a proof load
equal to twice the allowable capacity specified or nominated by the manufacturer whichever is
the lesser.
Walls & Columns
Starter bars to masonry & concrete walls and columns shall be cast in. Obtain written approval of
the Project Manager prior to incorporating epoxy grouted starters in the documentation.
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Specification for Duplex Property
Flexibility
General office areas shall be capable of rearrangement of partitions and the like, without unduly
affecting the integrity and/or efficiency of the structure.
Ceiling Diaphragms
Ceiling diaphragms spanning in excess of 9 metres shall incorporate specific structural detailing.
4.4.6
DOCUMENTATION OF
PERFORMANCE BASIS
ENGINEERED
ROOF
STRUCTURES
ON
A
General:
Where an examination of the roof framing system indicates that a performance roof structure
(trusses, etc.) is the most economical system or where a performance roof structure is required
for specific reasons, the minimum procedures outlined below shall be adopted. The extent of
work to be executed on a performance basis must be clearly defined.
Minimum information to be shown on Funding Submission drawings:
A layout plan showing the location of principal elements (trusses, members, etc) lines of support,
holding down positions and any other relevant details.
Elevations should be shown only where special details or loads apply (e.g. specific architectural
configuration of members, details of loadings due to roof mounted equipment etc.).
The Engineer responsible for the structural contract documentation (not the manufacturer) shall
document permanent bracing including wind bracing, connections and details required for the
structural stability of the building.
The following notes shall be shown adjacent to the roof layout:
Design and construct the roof trusses for integration with the rest of the structure.
Span only between the nominated supports and holding down positions indicated.
In addition to the nominated permanent bracing, provide any additional permanent bracing
required for the structural sufficiency of the system.
Provide any temporary bracing required to maintain the stability of the roof at all stages of
erection.
Checking of Workshop Drawings:
The Engineer responsible for the structural contract documentation shall check the workshop
drawings of the performance roof structure submitted by the Contractor and shall furnish a
certificate that the overall structural component including the roof system is structurally adequate.
Such checking work is considered to be included in the Engineer’s scope of service.
4.5
4.5.1
MECHANICAL ENGINEERING
GENERAL MECHANICAL SERVICES REQUIREMENTS
Australian Standards
Mechanical Services shall conform to the requirements of the Building Code of Australia (BCA)
and all relevant Australian standards, notably AS 1668 Part 2. - “Mechanical Ventilation for
Acceptable Indoor Air Quality”. The requirements of Appendix-A, Minimum Outdoor-Air
Requirements Based on Class of Occupancy, and Appendix-B, Minimum Exhaust Air
Requirements Based on Class of Occupancy, shall be adhered to. The Mechanical Services shall
also conform to all other relevant Acts, Regulations, Local Authority requirements, Australian
Standards and Codes having jurisdiction.
Electrical requirements for Mechanical Services shall be in accordance with the requirements of
AS 3000-2000 “SAA Wiring Rules”.
Workplace Health and Safety
Plant and associated equipment/processes shall be designed, manufactured, installed and
maintained with regard to appropriate risk management strategies. All controls, signage, access
ways, guards and other safety measures necessary to minimise possible hazards associated with
operation and maintenance of mechanical services shall be provided.
Noise Levels and Noise Abatement
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Specification for Duplex Property
Control of noise and vibration from mechanical plant and associated services is necessary to
ensure satisfactory working conditions within a building and to prevent undue disturbance to
neighbouring sites. Design requirements for noise levels shall be in accordance with the
requirements of AS2107 Acoustics – Recommended design sound levels.
Air Intakes and Discharges
No intake shall be positioned within 6 metres (i.e. measured in any direction) of a discharge grille
or vehicular set down / waiting area, or in any location from which discharge air could be
introduced into the building. Intake and discharge grilles in close proximity shall be arranged so
those grilles have diametrically-opposed aspects or, where this is not practicable, at least 120º
between aspects. Grille forms are to suit the design of the facility.
4.5.2
INDOOR CLIMATE CONTROL
Air Conditioning
Provide summer cooling and winter heating to all nominated areas.
Air Conditioning Loads
Heating and cooling loads shall be determined on the basis of the allowances tabled. Loads shall
be calculated by an established software program such that calculations are available for review
purposes. To prevent infiltration, the balance of fresh air supply, make-up air supply and exhaust
quantities must be checked to ensure a net positive result. Calculations shall include all internal
and external sensible and latent loads. Internal load calculations (including outdoor air make-up)
shall be based on the “average occupancy rate”.
Load Factor
Allowance
Occupancy load
Not less than 1 person per 15m² of floor area
Lighting load
Installed lighting loads plus 5W/m² for future additions
Equipment load
Known equipment loads + > 20W/m² for future additions
Safety margin (sensible and latent loads)
5% each
Monitoring and Energy Management
Mechanical services shall be designed for maximum efficiency under normal operating conditions
and, as a minimum, buildings shall be provided with appropriate room temperature sensors and
time switches / microprocessor controls for each conditioned zone.
Internal Design Conditions
Equipment shall be selected to meet the following internal design conditions:
Internal Design Conditions
Dry Bulb Temperature
Relative Humidity
Summer
23 ± 0.5ºC
55% nominal
Winter
21 ± 0.5ºC
55% nominal
External Design Conditions
External Design Conditions should be determined from Meteorology Bureau data for the region
involved. This data is also available from “Air Conditioning Load” software programs.
Air Conditioned Spaces
Air flow rates for supply air shall be a minimum of 6 litres / second / m² of floor area, with outside
air make up provided to suit statutory and exhaust system requirements. In most installations,
comfort conditions are typically maintained by room sensors, with temperature control facilities on
a central control panel located in a lockable space or infrared controllers stored in a lockable
space. To ensure adequate privacy and/or security, door grilles are not generally permitted for
return air / relief. Air relief / return air shall be through acoustically treated duct systems.
Zoning
Because of the varied activities within buildings, air-conditioned spaces are divided into zones
depending on usage patterns as well as on the usual parameters of building aspect, heat load
through glazing, etc.
Air Conditioning Equipment Type
Air Conditioning Equipment shall preferably be designed using split air conditioners (single split
or multi-head split) with reverse cycle operation. The ability to turn off units in unoccupied spaces
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Specification for Duplex Property
should be provided. Fan coil units shall be ceiling recessed (Cassette type) or split ducted. Wall
mounted split systems are not acceptable in areas occupied by the “residents”, however may be
utilised in lockable “staff” only areas.
Condensing Units shall be designed to operate on a “Air on Condenser Temperature” of “Ambient
Design” + 3ºC and a “Maximum Condensing Temperature of “Air on Condenser Temperature” +
13ºC.
Evaporative cooling units are not acceptable.
Room Air Conditioning units are not acceptable.
Unit Manufacturer
Air conditioning units shall be from well-established manufactures with a proven track record and
an established service back-up facility in Queensland.
Installation
Generally external condensing units shall be located on a plinth on the ground. External
condensing units shall be located so as not to be unduly intrusive to occupants, and shall not be
located in areas subject to vandalism unless fitted with approved vandal-proof enclosures.
Consideration shall be given to vandalism caused by the occupants. Location of cassette units
shall be coordinated with the roof truss manufacturer. Equipment may be mounted on the roof
only where adequate and safe access is available to plant, ductwork and the like. Condensate
drainage, refrigerant lines and electrical conduit shall not be run surface mounted internally. Plant
shall be installed as per the manufacturers’ recommendations. Condensate drainage, refrigerant
lines and electrical conduit exposed to view shall be concealed within a removable galvabond hat
section coloured to match surrounds.
Air Conditioning Unit Controls
Air conditioning controls shall be located so as not to be exposed to vandalism caused by the
occupants. (i.e. infrared air conditioning controllers stored in a lockable cupboard/room
accessible only by staff).
Service Access
Cassette units require a service access and inspection panel in the ceiling adjacent to the
drainage connection point. Alternatively, where roof space is sufficient, a general roof access
panel will suffice.
Outside Air Make-Up
Provide fan forced outside air make-up to all air-conditioned areas. Outside air make-up shall be
of the filtered ducted type with ductwork, fan, filter, etc. to be located within the ceiling space.
Outside air fans shall be interlocked with their respective air conditioning unit(s). Provide
insulated ceiling mounted plenums for outside air intakes. Cassette units shall incorporate a
manufacturer supplied return air plenum for introduction of outside air, as well as a facility for
branch ducting where nominated.
Each outside air system shall incorporate a filter plenum, located with the duct system, with
50mm pleated filter. The filter shall be mounted on a sheet metal slide within the plenum to
provide for ease of maintenance and replacement.
Air Filtration
Ducted systems shall be provided with 100mm thick panel type, dry-media throwaway filters
(Email VFORM-100 or equivalent) and housed within filter plenums. Filters shall be arranged
within such compartments / plenums to permit servicing from the “dirty” side only (via service
doors large enough to permit easy access to the filters). Internal insulation on the service side of
filter plenums shall be protected with a facing of perforated sheet metal. Cassette type systems
shall be provided with proprietary filters. All filters shall comply with the requirements of AS1668.2
and AS1324.
Mechanical Ventilation
Provide mechanical exhaust ventilation and outdoor air make-up to all nominated areas.
Exhaust Ventilation
Provide roof mounted mechanical exhaust fans to toilet and shower areas. Select fans to achieve
the nominated airflow at required noise levels. Provide additional attenuation where necessary.
Exhaust air discharge shall comply with the requirements of AS 1668 - Part 2. Section 3 “Exhaust Air Dilution Procedure”.
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Specification for Duplex Property
Provide industrial grade kitchen stove exhaust system to exhaust fumes from cook top to outside.
The system shall include a range hood, ductwork and roof-mounted weather proof cowl. Exhaust
airflow rate and exhaust air discharge shall comply with the AS 1668 Part 2.
Exhaust Fan Controls
Provide exhaust fan control panels (ON/OFF) suitably labelled and located adjacent to the light
switch for the room being served.
Ductwork
Ductwork design shall follow established procedures e.g. equal friction method with maximum
velocity to suit the particular system. Pressure drop in all ducted systems shall be limited to 0.8 1.0 Pa per metre. Duct aspect ratio should not exceed 3.5:1 and, to maintain a balance between
capital and running costs, air velocities should not exceed the values shown (although these may
need to be reduced for reasons of acoustic performance or total system resistance).
System Type
System Component
Max Air velocity (m/sec)
Supply air
Main supply air ductwork
6
Main return air ductwork
5
Distribution ductwork
5
Branch duct to air outlets
4
Ceiling diffuser outlet
2.5
Sidewall register outlet
3
Return air grille - quiet rooms
1.5 to 2.0
Return air grille - corridors and open office areas
2.0 to 2.5
Door grille
Equal to 15 Pa maximum
Riser to fan
6.0 to 7.0
Main ductwork
4.0 to 5.0
Branch duct from exhaust grille
3
Exhaust grille
2
Exhaust air
Flexible ductwork shall be provided to a maximum length of five (5) meters using fire retardant
material complying with AS 1668 and shall be sized to suit the design air flow.
System Component
Maximum Air Flow (litres/sec)
Diameter (mm)
Flexible Ducting
0 - 45
150
46 - 90
200
91 - 150
250
151 - 235
300
236 - 360
350
Ductwork Insulation
Provide insulation to the extent, types and required thickness to achieve the minimum material Rvalue for ductwork and fittings in each climate zone in accordance with the requirements of the
current Building Code of Australia.
Insulation shall be secured by fixing pins installed in accordance with the manufacturer's
instructions. Approved types include impact-applied clinched pins with integral heads, welded
pins with integral heads, and welded pins with press-on heads. Fixings must be fabricated from
corrosion resistant materials and be capable of sustaining indefinitely a 25kg tensile dead load
applied perpendicular to the duct wall. Fixings must also not damage insulation (press-on head
diameter should be at least 20mm) and be sized to the thickness of the insulation material
without excess projection.
23
Specification for Duplex Property
4.5.3
SPECIFIC MECHANICAL SERVICES
General Ventilation/Exhaust
Mechanical ventilation to areas other than those covered by relevant standards and regulations
shall have a minimum of 30 air changes per hour.
4.6
4.6.1
ELECTRICAL SERVICES
DESIGN AND DOCUMENTATION
Design
The design shall be in accordance with the Building Code of Australia (BCA), the Queensland
Development Code, and all applicable Australian Standards and Government requirements.
Components shall be designed/selected on a Life Cycle Cost method. Utilise a period of 15 years
for design criteria. Ensure documentation supporting the design decisions is available for
inspection by the Principal on request.
The completed installation must be robust and vandal resistant, intrinsically safe for the proposed
occupants, fit for purpose, and low maintenance.
Documentation
Documentation shall comprise specification sections and drawings.
The degree of documentation shall be such, that a Queensland licensed electrician (trained in
Australian Electrical Wiring Practice) shall be capable of interpreting the requirements without
additional engineering design.
The specification sections shall be prepared with Natspec (The National Building Specification)
as the base. All non-applicable sections and clauses are to be removed.
Drawings shall be documented electronically in an industry CAD format. CAD drawings shall be
packaged such that they may be issued to the contractor for amendment and return as ‘As
Installed’ drawings.
4.6.2
SITE ELECTRICITY SUPPLY
General
At the commencement of planning, the electricity supply authority shall be approached regarding
provision of electricity to the particular site, and negotiations confirmed in writing.
Supply Authority charges where applicable, shall be separately identified. The charges may be
either paid by the Principal or included in the contract. The documents shall nominate the
payment method.
Copies of correspondence with the Supply Authority shall be issued to the contractor at the
earliest opportunity.
Supply to the building shall be by Supply Authority aerial service wherever possible. Where a
property pole is required, it may be timber or metal depending on local area standards. Avoid
aerial services crossing driveways.
For new sites, the contractor is to approach an energy retailer early in the contract and set up an
account for the new permanent electricity supply, in the Contractor’s own name. The Contractor
will be responsible for the cost of the electricity used prior to practical completion of the project.
At practical completion the electricity account is to be transferred to the nominated user group.
Metering
Generally each installation is to be metered on General Supply Tariff 20, or Time of Use Tariff 22
as applicable. Advice may be sought from the local Supply Authority in this regard.
However, the usage patterns are to be assessed and the most cost effective electrical supply
tariff determined.
NB: Savings can be achieved through the selection of the correct electricity tariff and use of off peak services. Savings can also be made by entering into an electricity contract with an energy
retailer.
24
Specification for Duplex Property
Provide a meter panel externally on the building. The meter panel shall be fitted with a lock
suitable for access by the supply authority.
Consumer Mains
Consumer mains shall be SDI copper conductors, sized to accommodate existing and proposed
future nominated loads (where applicable), plus 25% spare capacity. The voltage drop of
consumer mains shall be a maximum of 1.5%.
Switchboards
Main switchboards are usually housed in separate cupboards but may be recessed wall mounted
directly to a wall in a suitable secure location.
Electrical design documents are to include switchboard applicable details as listed in AS/NZS
3439.1, Annex E, ‘Items Subject to Agreement between Manufacturer and User’.
Switchboards, upon completion of the work, are all to have at least 50% spare capacity up to a
maximum of 15 spare poles
All socket outlets, lighting points, fans and heaters shall be protected by combined overload and
RCD type (30mA) circuit breakers.
The main switchboard shall be located in an area accessible 24 hours/day, and preferably where
shown on the standard plans.
Surge Protection
Provide lightning surge protection on the main switchboard and any distribution switchboards.
Underground Conduits
Allow spare space in any underground conduits such that they can accommodate cabling of any
proposed future development, plus 50% spare capacity.
4.6.3
LIGHTING
General
Lighting design and installation shall conform to the requirements of relevant Australian
Standards (in particular AS/NZS 1680) and the needs of the intended occupants. Select lighting
with consideration of operating/maintenance costs and accessibility for re-lamping. Generally use
LED recessed downlights with shatter proof covers inside the buildings. The types of luminaires
used should also be standard throughout the building. All luminaires to be fitted with electronic
ballasts or controllers as applicable.
All lighting provided must be vandal resistant.
Do not use any incandescent or dichroic lights.
Emergency Lighting
Emergency evacuation lighting systems shall comply with requirements of AS/NZS 2293.
Emergency luminaires shall be provided through-out the buildings, and outside where necessary
to enable safe passage to an open area, even if not required by the BCA.
Exit and Emergency luminaires are to be of the self-contained type, if required. On multi building
sites, consider the provision of central monitoring/testing of the emergency lighting.
All emergency lighting provided must be vandal resistant.
Security Lighting
Provide external security lighting at locations of building egress. Control generally via a photoelectric switch with provision of an overriding time clock. In residential areas the external security
lights shall be turned off after 10pm.. When motion sensor control is provided, also provide on/off
and auto/manual switches in convenient locations in the building to control the sensors.
Consideration shall be given to spill light particularly in residential areas. Comply with the
requirements of AS 4282.
Access Lighting
External access lighting may be required on larger sites where considerable foot traffic is
anticipated. Control similarly to security lighting with turn off set initially to 10pm.
When an external car-park is included, provide lighting of that area using pole mounted LED
street lights.
25
Specification for Duplex Property
Access lighting is to comply with the requirements of AS/NZS 1158.
ACCESSORIES
Light switches and 10/15A socket-outlets in long-term accommodation are to be stainless steel
type with anti-tamper countersunk screws. Also, the switch mechanism shall be secured to the
flush plate to prevent mechanism being forced out. All accessories shall be identified with circuit
number and where nominated, the function.
Unless otherwise nominated, engraving shall be black 3mm high lettering.
4.6.4
EQUIPMENT
Provide equipment as detailed. Consideration in equipment selection shall be given to energy
rating and locality of service agents. Remove all advertising adhesive labelling. All warrantees
shall be in the name of the Principal and be supplied by the contractor at Practical Completion.
4.6.5
HOT WATER
Provide the most cost effective hot water units that are suitable for the proposed installation,
taking into account the ongoing electricity and maintenance costs over the life of the units.
Water heaters and their installation must fully conform to the requirements of AS/NZS 3500.4 and
for storage hot water units AS/NZS 1056.
Note, it is a requirement of the Building Code of Australia for hot water units and their installation
to comply with Section 8 of AS/NZS 3500.4
Units must comply in all respects with the requirements of the Standard Water Supply By-Laws
observed in the locality.
For details of the hot water reticulation refer to the Hydraulic Services section.
4.7
4.7.1
ELECTRONIC SERVICES (TELECOMMUNICATIONS)
GENERAL
Telecommunications requirements for particular facilities shall be determined in conjunction with
the Contract Officer in DCCSDS.
The telecommunications cabling design encompasses the following separate systems:

The telephone and data cabling system

MATV system
Standards
Electronic services design and installation shall conform to the requirements of relevant
Australian Standards, in particular:

AS 1367
Coaxial cable systems for the distribution of analogue television and
sound signals in single and multiple unit installations

AS 1417.1 & .2 Receiving antennas for radio and television in the frequency range
30MHz to 1 GHz

AS 3080
Telecommunications installations
cabling systems for commercial premises

AS 3086
Telecommunications installations - Integrated Telecommunications
cabling systems for small office/home office premises

AS 4117

EIA/TIA Technical Service Bulletins (TSB)36 and 40A

Australian Communications Authority (ACA) Communications Cabling Manual (CCM)
incorporating Technical Standards (TS) 008, 009 and 011

EIA/TIA TSB Handbook “Transmission Performance Specifications for Field Testing of
Balanced Cabling Links”

Queensland Government Information Standard 32.
-
Integrated
telecommunications
Surge protective devices for telecommunications applications
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Specification for Duplex Property
4.7.2
TELEPHONE AND DATA CABLING
Telephone and data share a common communications cabling system with outlets that can be
used for either voice or data applications. The connectivity of the system is achieved with the use
of patch panels and patch cords at the communications cupboard.
The common telephone/data installation shall comprise of an integrated telecommunication
cabling system of enhanced Category 5 in accordance with AS 3080.
The installation comprises of:

carrier lead-in cable to the building distributor (BD), including all underground conduits,
pits, etc.

Building Distributor, mounting frames and termination modules, etc.

small wall mounted 19” equipment rack complete with 8-way modular (RJ45) patch
panels in the telecommunications room/cupboard

cabling to 8-way modular outlets from patch-panels in the rack

tie cabling between the BD and the equipment rack

tie cabling between the Telephone system (if any) and the equipment rack.

patch leads at the rack and at the outlets.
Certification
A minimum of 15 years Site Certification is to be provided for the enhanced Category 5 cabling
system. This shall include manufacturer’s full parts and labour warranty, and certifies the site for
operation of all protocols, present and future, which are endorsed for operation over AS 3080
Class D Link, and AS 3080 compliant multi-mode optical fibre cabling.
Lightning Protection
Lightning protection to AS 4117, to all external cabling entering a termination module, including
the lead-in cable, is to be provided. Minimum protection shall be MOV surge diverters.
Licence
The work shall be performed by the holder of an ACA Base cabling licence with coaxial cable,
optic fibre, underground /aerial and category 5 endorsements.
GITC Requirements
The Queensland Government is a party to a set of terms and conditions relating to the acquisition
of information technology goods and services by Government, i.e. the Government Information
Technology Conditions (GITC). Many suppliers have already signed a GITC agreement with the
State of Queensland, and have been provided with a GITC Agreement Number. The successful
supplier of the telephone system must have a GITC Agreement Number and therefore
comply with the terms and conditions relating to the GITC.
Lead-in cable
Lead-in cabling terminating at the Building Distributor is provided by the telecommunications
Carrier (currently Telstra) and suitable conduit/pipes/cable tray must be installed for this cable (to
TS009, Appendix B). At the commencement of planning, the Carrier shall be approached
regarding specific requirements for the site and negotiations confirmed by written agreement. The
entry point must be designed and constructed to prevent the ingress of water into the building.
UTP Cable
Each telecommunications outlet (TO) is individually cabled from a patch panel in the equipment
rack. For every cable that enters/leaves a distribution point including the BD and communication
racks, 1 metre extra length is to be allowed such that the cable can be re-terminated four (4)
times in the future.
Termination sequence: T568A with pair colour coding in accordance with Appendix ZA Figure 12
and AS 308 Appendix ZB, Table ZB2.
Building Distributor
The building distributor shall consist of a modular termination frame using IDC terminations and
connecting equipment. This enables the appropriate overvoltage protection to be fitted and the
relevant incoming cable to be terminated.
Equipment Rack
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Specification for Duplex Property
A small wall mounted, standard 19” equipment rack is to be installed in the communication
cupboard. This rack is to accommodate all patch panels and associated line isolation units to the
telephone system.
Patch Cords
These are to be AS 3080 Class D stranded patch cords that are not ‘field terminated’.
Connector type: modular 8-way plug in accordance with IEC603-7 at workstations and at the
patch panels in the communications rack.
Termination sequence: T568A with pair colour coding in accordance with AS 3080 Appendix ZB,
Table ZB2.
Colour: two different colours of patch cord are to be provided to identify between voice and data
usage.
Quantity: Sufficient patch leads are to be provided for patching every outlet at the
communications rack plus 10% spare.
Copper Cable
All internal UTP cable shall be Enhanced Category 5.
Cable Supports
Cable Pits: to be provided for the routing of Carrier’s lead-in cable to lead-in conduits.
Catenary wires: to be provided only if in accordance with the certified system.
Cable organisers: to be provided for vertical and horizontal cable distribution in the BD.
Telecommunications Reference Conductor (TRC)
A dedicated telephone system TRC is to be provided in accordance with CCM.
Protective Earthing
Technical earthing and protective earthing shall be provided in accordance with ACA CCM.
Outlets
These are to be enhanced Category 5 modular sockets in accordance with IEC603-7.
Orientation: Pins are on top.
Connection: insulation displacement type terminals that provide a positive connection. Cables are
to be secured to prevent strain on the terminal connections.
Completion Tests
Electrical tests and inspections shall be carried out to confirm performance as required for
certification.
The system shall be rectified to achieve compliance. The following tests shall be carried out:
Link Performance tests including TDR, Near end crosstalk (NEXT), attenuation.
Pass/Fail of link length, link attenuation, link crosstalk and link ACR testing.
Test equipment: a handheld tester with 2-way injector, which complies with the requirements of
EIA/TIA TSB67 for a Level 2 tester.
4.7.3
MATV
A complete MATV system for reception of all regional free-to-air VHF/UHF television signals is to
be provided, with outlets as nominated in the data sheets.
Frequency response
VHF and UHF broadcast reception: 50 MHz to 900 MHz.
Installation to be in accordance with:
AS 1417 & AS 1367
4.7.4
TELEPHONE SYSTEM
General
The telephone system is to be as outlined in the schedules.
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Specification for Duplex Property
Telephone Exchange Line Services
The telephone exchange line services are to be ordered at the time of construction to coincide
with the Practical Completion of the new building. The telephone system must be compatible with
the telephone exchange line characteristics such as those provided by Telstra Spectrum
analogue services.
System Functions
The system shall support:

system and personal abbreviated code dialling

an automatic call-back facility

3 party conferencing at each extension

call diversion including Call Forward All/Busy/No Answer.
The system shall have a minimum 3 levels of STD and route access barring.
The system shall be capable of night switching to both analogue and system integral handsets.
The system shall have an output port suitable for connection to a public address system and
configurable as a telephone extension of the system. System shall be provided with any
necessary line isolation units.
Telephone Extensions
Each extension handset shall have the following features:

on-hook dialling with full hands-free as an alternative;

ability to identify and answer an incoming call at any time;

visual display of each exchange line connected to the system;

call hold and call transfer to another extension.
Telephone Handsets

executive digital handset;

shall have on-hook dialling, configurable line appearances, storage for 10 telephone
numbers and LCD display;

standard digital handset;

shall have DTMF dialling, configurable line appearances and storage for 10 telephone
numbers;

standard analogue handset;

touchfone 400 or approved equivalent.
Battery Backup
Not normally required. Only if requested by client.
Documentation and Records
All telephone records shall be completed in accordance with ACA requirements.
Original system operation (two copies), customer-programming manuals (two for the system and
one for each individual handset) are to be provided.
4.7.5
ELECTRONIC SERVICES (Electronic Security)
Unless otherwise requested, there is no electronic security to be installed in the facilities.
However in special circumstances, there should be an allowance made for a small intruder
detection system in accordance with AS 2201 Parts 1, 2, 3, 4 and 5, as appropriate.
Allowance should be made for this system to be externally monitored by State Government
Protective Security Services. A dedicated telephone exchange line is required for this external
monitoring and should be ordered and installed prior to Practical Completion.
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Specification for Duplex Property
4.8
4.8.1
FIRE SERVICES
GENERAL REQUIREMENTS
Provide fire services in accordance with Queensland Development Code, Queensland Building
Act, Fire Safety Act, Fire and Rescue Services Act, Building Fire Safety Regulations, and the
BCA.
The fire services shall be designed and installed in accordance with the design brief, relevant
Australian Standards, and authorities having jurisdiction, whichever is the greater.
Unless required by the Regulations, only the fire sprinkler system and the manual call points
need to be monitored by the QFRS.
4.8.2
FIRE DETECTION AND OCCUPANT WARNING SYSTEMS

Provide a fire detection system to AS1670.1. The system shall incorporate smoke
detectors except in areas where spurious alarms could occur.

If the FIP (fire indicator panel) could be subjected to vandalism, the FIP shall be housed
in a lockable stainless steel cabinet with a viewing panel, or If the FIP cannot be located
at the front of the building, install the FIP in a secured office and provide a repeater panel
incorporating full controls and functionality of the main fire panel at the front entrance of
the building where the QFRS will access the building. The MIMIC shall be housed in a
lockable stainless steel cabinet with a viewing panel.

The OWS (occupant warning system) shall incorporate warning devices to satisfy the
requirement of the relevant Acts including Disability Service Acts.

The FIP is to interface with other building services as required.
4.8.3
FIRE DETECTORS

Photo optical detectors shall be used in preference to ionisation detectors.

The detectors shall be the analogue addressable type.

Fire detectors shall have no flashing LED indicator light in their normal state and fitted
with tamper-proof protective cover.

Detectors shall be located to avoid unwanted alarms and must pass the QFRS unwanted
alarm tests.

All concealed detectors including those in electrical cupboards, locked rooms, and risers
shall have remote indicator on the ceiling or wall above the doors of the cupboard to
clearly indicate the operation of the detector. This requirement is also applicable to
addressable systems.
4.8.4
AUTOMATIC FIRE SPRINKLER SYSTEM

Provide an automatic fire sprinkler system in accordance with AS2118.4- 2012

Concealed ceiling spaces shall be protected by fire sprinklers.

Above ground pipe work shall be steel pipe to suit the environment. UPVC pipe shall not
be used without prior approval from the contract officer.

Steel pipe work shall be painted and labelled. Pipe work exposed to the weather must be
galvanised, painted and identified.

The location of the sprinkler control valve must be accessible from the front of the
building without the need of entering the house’s compound for normal maintenance.

The sprinkler control valve must be housed in a lockable metal cabinet.

Pipe the remote test valve from the most remote point of the system back to the front of
the house where the sprinkler control valve is located.
Fire Sprinkler Heads

Sprinkler heads inside the ceiling space shall be of the low profile quartzoid bulb type.

Sprinkler heads which are susceptible to vandalism shall be the institutional type equal to
Tyco – “Raven” range or approved equal. Sprinkler in other areas shall be semi
recessed.
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Specification for Duplex Property
4.8.5
FIRE EXTINGUISHERS
Portable Fire extinguishers must be provided as per the BCA and must be selected, located and
distributed in accordance with AS 2444.
The extinguisher must be secured from unauthorised usage.
4.8.6
FIRE HOSE REELS (WHERE APPLICABLE)

Where Fire Hose Reels are required, it shall be connected to the domestic system at a
single point such that only one back flow prevention device would be required for the
whole building.

All pipe work must be labelled.

The FHR must be secured from unauthorised usage.
4.8.7
FIRE HYDRANTS (WHERE APPLICABLE)
Where a fire hydrant system is required, it must be provided in accordance with AS2419.

4.8.8
External fire hydrants are preferred over internal hydrants.
WATER SUPPLY- ALL FIRE FIGHTING SYSTEMS

Where a pump is required, pump system faults and pump operations shall be indicated
on the FIP and MIMIC panels.

Where a booster pump is not required at the time of the design / construction, a suitably
located and sufficiently sized room for a fire sprinkler system booster pump/s shall be
allocated in the building envelope.
4.8.9
TANKS - ALL FIRE FIGHTING SYSTEMS
Where required, water tanks shall be automatically filled and shall be fully equipped to the
requirements of AS:2118 and AS:2419. A low-water level alarm shall be fitted and monitored by
the FIP.
4.8.10 VALVES - ALL FIRE FIGHTING SYSTEMS
Above ground isolating valves that could affect the water supply to the automatic fire systems
shall be fitted with monitoring devices and monitored by the FIP.
4.8.11 ALTERNATE BUILDING SOLUTIONS

Alternate building solutions (ABS) may be used to achieve Building Act compliances.
Where ABS are used, clearly state and explain all assumptions, building operator’s
responsibilities, restrictions imposed on the building operator /occupiers on the use of the
building as the result of the alternative solutions.

DCCSDS may require a third party peer review of the alternate building solutions.

Provide a copy of the approved alternate building solution report and essential services
manual.
4.8.12 SYSTEM MAINTENANCE

Provide a copy of system operation and maintenance manual and all As Installed
drawings to the building operator for reference.

Among other important information required for the maintenance of the fire systems, the
manual must contain all test data, test certificates, installer statements and approval
records.

Contractor shall pay at his own cost, all fire brigade fees for false alarm call outs as the
result of fire systems’ malfunction.

The fire services consultant shall prepare a systems Interface Diagram (refer to AS:1851)
to indicate the interface functions of all fire protection and fire related systems. The
diagram shall be provided inside the FIP and in the maintenance and operational manual.
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Specification for Duplex Property

Provide emergency plans and evacuation procedures in accordance with the Fire Safety
Regulation.
Guide note: Depending on the nature of the building and the type of occupants, where a
fire system is not required by building regulations, the design consultant shall consult
with DCCSDS regarding the need for these systems. Once the operator’s requirements
are known, the services engineer shall incorporate all requirements in the delivery
program to ascertain which system should be implemented as part of the Base Building
contract.
4.9
4.9.1
TRAFFIC
TRAFFIC STUDY
A traffic study shall be carried out where it is a requirement of the relevant Local Authority.
The consultant shall liaise with the authority in regards to study parameters required.
4.9.2
SITE ACCESS
The entrance and exit points to the site shall be located to ensure minimal disruption to existing
infrastructure. The consultant shall liaise with the relevant Local Authority in relation to
clearances required to obstructions at these points. Traffic crossovers shall conform to Local
Authority requirements.
4.9.3
DIMENSIONS
Access Roads
Minimum dimensions of road pavements shall be not less than: 
Road width - two way 6.0 m.

Road width - one way 3.6 m.

Verge/footpath width 1.5 m.
Accesses and carpark areas shall conform with AS 2890.1 and AS 2890.2.
Carpark areas
The following minimum dimensions shall be incorporated: 
Standard bay (length x width) 5.4 m x 2.6 m.

Disabled persons bay (length x width) refer to DR 04021 (Draft AS/NZS 2890.6).

Standard aisle width 6.2 m.
4.9.4
CONCEPT LAYOUT
A site layout concept incorporating the roadwork layout (including provision for the ultimate
development) is to be included as part of the concept proposal. The concept proposal shall
include the extent of all access and service roads, service and related hardstand areas, parking
provisions, vehicle circulation, manoeuvring and related traffic requirements.
4.10 HYDRAULIC SERVICES
4.10.1 GENERAL
Overview
This section is applicable to works within the boundaries of the site except for the connection to
services immediately outside the site. Refer to Civil Engineering Section for other works, which
are generally under the control of the Local Authority.
Pay particular attention to any special function the building or its ancillary works is required to
provide by virtue of its nature and provide for flexibility of use in the future.
Local Authority Requirements
32
Specification for Duplex Property
The Local Plumbing and Drainage Authority is responsible for plumbing and drainage inspections
during construction and issue the Compliance Certificate for the work in the project at completion.
The contractor is responsible for paying all Local Authority Fees for connection of services to the
property and inspections of the assessable plumbing and drainage work.
Services Generally
All staff amenities shall comply with the provisions of the Work Health and Safety Act 2011 and
the Work Health and Safety Regulations 2011.
Sanitary Fittings
All fittings shall comply with MP52 ‘Manual of authorization procedures for plumbing and drainage
products’ by Standards Australia.
Plumbing Fixtures and Fittings Schedules
Refer design requirements in the Data Sheets.
4.10.2 DESIGN
General
The design shall comply with the Plumbing and Drainage Act 2002, all statutory requirements,
relevant codes and Australian Standards.
The design for the installation of the drainage system shall take into account the ground and site
conditions, the nature of the building and the service function it is to perform. The design is to
include trade waste facilities for immediate and future installations.
Elements installed or located in inaccessible positions shall be without maintenance for the
expected building life.
Plans for Intent of Design
Submit floor plans at 1:100 scale and site plans at 1:500 scale as necessary to indicate the
design intent and showing the total design of services to prove the requirements of the design
brief have been met as part of the concept proposal.
4.10.3 WATER SUPPLY AND RETICULATION
The design shall include the connection of the water supply from the ring mains (provided by the
Civil Engineer) or connection to the Local Water Authority infrastructure to all outlets within and
surrounding the buildings.
Domestic Cold Water

The design for the reticulation shall be in accordance with the relevant codes and
standards and the requirements of the Plumbing and Drainage Act 2002.

Reticulation to all points of usage including connection to fittings, fixtures, faucets, and
connection point for landscaping areas and irrigation systems.

The design is to incorporate an efficient system to supply water at the required pressures
and temperatures.

Isolating valves shall be provided at each connection at the building alignment and at
each area to be serviced, e.g.: each toilet area, ranges of fixtures, any branch off the
main line and any fixtures as required under the Plumbing and Drainage Act 2002.
Where practicable, isolation valves shall be placed in service ducts and not ceilings.

Provide 20mm hose cocks complete with anti-vandal handles to buildings and to external
paved and landscaped areas in consultation with the Architect and Landscape Architect.

Locate existing fire hydrants and allow for fire hydrants if required. Connect fire hose
reels if required.

Provide backflow prevention devices in accordance with AS 3500 Part 1.2
Domestic Hot Water

The hot water reticulation shall be designed in accordance with the relevant codes and
standards and the requirements of the Plumbing and Drainage Act 2002. AS 3500 Part 4
shall be adhered to.

Hot water safe trays shall discharge to an independent waste dropper and discharge over
stormwater grates. These wastes are not to discharge onto paved areas.
33
Specification for Duplex Property

The domestic hot water system shall include reticulation from the point of generation to
fittings, fixtures and faucets.

Hot water shall be reticulated to all nominated fixtures throughout the property.

Hot water shall be at a temperature as specified under AS 3500 Part 4 by means of
tempering valves or thermostatic mixing valves.

All hot water pipes shall be lagged as set out in AS 3500 Part 4. Isolating valves shall be
provided as set out under Clause 4.1, Domestic Cold Water. For details of hot water units
refer to - Electrical Services.
4.10.4 SEWER DRAINAGE AND SANITARY PLUMBING
The scope of this section is for gravity sewerage house drains connected to the Local Water
Authority connection point or to the existing house drainage on site. The design and
documentation of pumping stations and rising mains is included in the Civil Engineering Section.
The Hydraulics Consultant will design to the connection provided in these circumstances.
The design is to incorporate a system of plumbing and drainage which can be easily maintained
and serviced, to ensure that any future additions are capable of being connected to the system
without the necessity of installing additional trunk drainage.
For requirements on site disposal systems refer to the Civil Engineering Section.
Trade wastes are to be designed as per Local Authority requirements. Note the following detail
requirements:

Fixtures shall not be connected in series along one sanitary drain or plumbing pipe.

Exposed water supply pipes and fittings, waste traps, pipes and fittings shall be chromeplated copper.

Services shall be arranged to ensure that access is readily available at all times for
inspection and maintenance.

Sink wastes accepting waste from auto-boilers to be copper.

Fixtures and wastes to disability accessible toilets to be installed to AS 1428.1 the
Liveable Housing Design Standards – Platinum.

Vents to be within walls or concealed locations.

All bends and junctions on pipes up to 65 diameter shall be fitted with inspection
openings. On pipes 80 diameter and above, all bends and junctions shall be fitted with
inspection gates.

All plumbing pipework travelling through ceilings above offices, etc., or which may impact
upon office areas shall be acoustically lagged.

Air conditioning condensate wastes to discharge as per Local Authority requirements,
generally to external tundishes. Refer also to Architectural requirements.
Where on-site sewerage disposal systems or pump-out systems are required install a septic tank
for toilet waster interception. This tank will be primarily be used as a screening device.
4.10.5 STORMWATER DRAINAGE
For details of the main trunk stormwater design and discharge requirements refer to the Civil
Engineering requirements.
The downpipes from the building's roof shall connect to the main trunk stormwater drainage
system.
Connections to the stormwater system shall also include sub-soil drainage connection points,
landscaped areas and all other points as determined by the Architectural, Engineering and
Landscaping design.
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Specification for Duplex Property
4.11 ENVIRONMENTAL REQUIREMENTS
4.11.1 LEGISLATIVE REQUIREMENTS
The client and all members of the project team have a “General Environmental Duty” under
Section 319 of the Environmental Protection Act 1994. The General Environmental Duty makes it
an offence under the Act to carry out any activity that causes, or is likely to cause, environmental
harm unless all reasonable and practical measures have been taken to prevent or minimise the
potential harm.
In addition to the Environmental Protection Act all development must also comply with the
relevant provisions of commonwealth and State legislation including but not limited to:

Environmental Protection and Biodiversity Conservation Act 1999 (EPBC Act)
(Commonwealth)

Environment Regulation 2008

Environmental Protection (Air) Policy 2008

Environmental Protection (Waste Management) Regulation 2008

Environmental Protection (Noise) Policy 2008

Environmental Protection (Water) Policy 2008

Sustainable Planning Act 2009 (SP Act);

Nature Conservation Act 1992 (NC Act);

Vegetation Management Act 1999 (VM Act);

Water Act 2000;

Queensland Heritage Act 1992;

Aboriginal Cultural Heritage Act 2003;

The Queensland Heritage Act 1992;

IECA Best Practice Guidelines;

Coastal Protection and Management Act 1995 (CPM Act).
Development requirements are also set through a number of statutory instruments including
State Planning Policies, State government policies and local government planning schemes.
4.11.2 ENVIRONMENTAL MANAGEMENT PLAN
Prior to commencement of Schematic Design the selected provider is to provide a Project
Environmental Management Plan (Project EMP). This Project EMP shall confirm the
environmental conditions and statutory requirements for the project. This Project EMP shall also
outline the management measures that are to be implemented to ensure compliance to statutory
requirements and adherence to best management practices.
Management measures identified in the Project EMP are to be implemented. An Environmental
Compliance Report is to be provided to the Project Manager prior to the commencement of the
Contract Documentation stage. This report shall identify how the environmental management
measures identified in the Project EMP have been implemented.
4.12 LANDSCAPING
4.12.1 GENERAL REQUIREMENTS
Extent of Works
The extent of works shall include the whole of site plus footpaths, dependant on budget
availability and local authority requirements.
Professional Design
The landscape works are to be designed by a professional landscape architect. The landscape
architect providing services on this project shall be an Australian Institute of Landscape
Architects Registered Landscape Architect and shall have substantial proven experience in the
design of the landscape associated with public sector works of the scale and type of this project.
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Specification for Duplex Property
The consultant team will include for the engagement of an arborist where necessary, to provide
advice on the health status, degree of hazard and ability of trees to cope with the level of
disturbance that might be proposed and to assist with decisions regarding the management of
significant trees as part of the design and documentation of the project. The arborist’s minimum
qualifications shall be in accordance with clause 1.4.4 of AS 4970-2009 namely a AQF Level 5,
Diploma of Horticulture (Arboriculture) and / or equivalent experience.
Local Authority Requirements
Comply with Local Authority landscape standards.
Risk Management
User safety shall be paramount.
All design shall comply with legislation and Australian Standards for the works.
Site Security
The external works design shall be fully integrated with needs for secure access and use of the
site. Considerations include:

sightlines

access controls

night lighting

clear directional paths

added elements to minimise interference with the above

as much as possible, design out potential for vandalism.
4.12.2 HIERARCHY OF SPACES
All spaces outside the building to be treated as a hierarchy of spaces:

Access

Gathering

Functional

Aesthetic.
Access Spaces
These areas shall address the following requirements:

Inclusive of pedestrian and vehicle access.

Pedestrian access to meet disability access requirements.

Public access path to public entrance only.

Access to be suitable for the full range of users.

Staff/service access paths to be clearly separated from public access as possible.
Gathering Spaces
The design of these areas shall address the following requirements:

Nodal in form

Screening to provide some privacy for small groups

Edges clearly defined eg gardens, fences/screens

Provide built shade, fixed seats, ancillary fixtures, e.g. BBQ

Combined hard and soft treatments

Be of a suitable grade to support free play and gathering activities, i.e. ideally maximum
crossfall of 1:40.
Functional Spaces
Designs to accommodate or respond to the requirements of:

Trafficable areas, i.e. driveways & car parking.

Garbage bin storage areas.

External maintenance equipment storage areas.
Aesthetic Spaces
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Specification for Duplex Property
These areas include the building setting/surrounds and treatment of these areas should:

Enhance the building with appropriate framing and amenity in the landscape design.

Keep the development in ‘context’ with locality as appropriate.
4.12.3 LANDSCAPE ELEMENTS
NOTE: All imported materials must be free from fire ants. Comply with legislation.
Soils
Imported topsoil mixes to comply with AS 4419 Soils for Landscape etc. 'Soil Blend'.
Where feasible, there is a preference for upgraded site topsoil to be used as advised by a soil
scientist following testing in accordance with AS 4419.
Soil depths - grass minimum 100mm, planting beds minimum 300 mm generally with 150mm in
tubestock planting areas such as revegetation or embankment planting areas.
Site Preparation
Protect existing trees suitable for incorporation into landscape.
Existing trees and plants to be kept should be evaluated by an arborist where necessary and
protected from damage during construction and all necessary remedial treatments carried out,
e.g. removal of dead wood from trees.
Remove all building rubbish from landscape areas.
De-compact sub-grade under all areas of grass and planting to a minimum 150mm depth.
Establish surface falls to drainage outlets and away from structures.
Strip and stockpile suitable site topsoil. If unsuitable, remove from site.
Infrastructure
Water services via approved anti-backflow device to include hose cocks and irrigation, all in
compliance with the Hydraulic Engineering specification.
Allow for separate supply for irrigation.
Lighting to be suitable pole mounted luminaries with no spill out to neighbouring properties.
Provide sensor controls.
Special landscape lights are not required.
Coordinate with lighting designer.
Allow for dedicated socket outlet for irrigation controller.
Field gullies and swales to be provided to ensure positive rainwater disposal off site.
Field gullies to be lock down and selected for low hazard within the landscape.
Planting beds to have sub soil drainage connected to outlets.
Direction Finding
All materials to be durable, weather resistant, suited to site and theme of each property.
Fixtures and Finishes

Fixtures include all pavements, site furniture, lights, shade structures, retainings, fences
and screens etc.

All finishes to be hazard free.

Pavements are to be suitable for equitable access.

Paints to be easily obtained colours, able to be readily cleaned by operators and able to
be easily retouched or repainted.
Solid surfacing systems are preferred to loose fill materials for soft fall for ease of ongoing
maintenance and more equitable access.
Materials
Avoid inherently hazardous loose materials such as gravel, boulders, sharp mulches, unit pavers
not installed on mortar beds.
37
Specification for Duplex Property
Grass
All grass to be a quality turf of species suited to the site, and within LG recommendations.
Generally, a variety of green couch (Cynodon dactlylon) is to be used with minimum 20 mm
topsoil attached. Minimum standard to be ‘B’ grade and free of weeds.
Turf to be laid evenly without depressions and with seams closed.
Select turf that is suitable for the location and preferably one that is available locally.
All turfed areas are to be top dressed with material complying with AS 4419.
Specify turf to be mown to 35mm height as necessary.
Consider the possible effect of shading from trees and buildings and locate turf accordingly.
Fall turfed surfaces away from buildings, where this is impractical install appropriate number of
field inlets and design overland flow paths to prevent water entering buildings or structures
Surfaces to finish flush with adjacent hard edges, service pits, pavements etc.
All grassed areas to have a minimum topsoil depth of 100 mm after settlement.
Cut and fill batters, swales, berms and the like to be a maximum grade of 1:5 and to be turfed as
a minimum unless otherwise indicated.
Turfing of land steeper than 1:5 but not exceeding 1:4 will be permissible only in small areas with
short slopes that can be maintained relatively easily.
Gardens
Typically garden beds shall be located at the main entry for presentation, for screening purposes
and around the buildings where turf won’t grow such as in shaded areas on the south side of
buildings.
Note the need for excavation of gardens to allow nominated soil and mulch depths to finish at
proposed finished surface levels.
Install subsoil drainage and connect to outlets.
Nominate staking of larger plants as necessary.
Mulch surface to finish flush with adjacent edges, service pits, pavements etc.
Plants
Plants should be commercially available, appropriate to locality, growing conditions and the
requirements of the client.
Do not use plants that are hazardous in any way, e.g. poisonous, with thorns, known allergenic
plants, weak branches etc.
Choose plants for gardens that are generally dwarf forms or easily controlled by maintenance
gardeners.
Tree numbers to be minimised and to be forms not known for heavy leaf drop and vigorous
surface root systems.
Trees shall be planted a minimum 5 metres from all structures (including neighbouring) and to
avoid underground and overhead services.
Avoid dense shrubberies unless required for screening.
Plant locations are to avoid hiding access or egress from site and compromising the security of
the facility.
Where possible, locate shade trees adjacent to carport areas. Trees here shall not bear messy
fruit/flowers or be highly attractive to birds.
Prefer plants adjacent to buildings that have a mature height in the range of prostrate to 1.5m
and not requiring intensive maintenance for survival and tidiness.
Plants - healthy nursery grown plants in sizes as shown below:



Revegetation areas/mass planting areas/erosion control areas: tube stock
Garden beds, groundcovers: 140mm pot
Shrubs: 200mm pot
38
Specification for Duplex Property
 Trees: 25L or 45 L
 Trees in lawn areas: 25L or 45L
Fertilisers
Fertilisers to be appropriate pre-planting and maintenance fertilisers (controlled release types
preferred).
Mulches
Mulches shall be organic, small particle material and largely dust free.
Minimum depth of mulch shall be 100 mm.
Irrigation
Garden beds and turfed areas are to be irrigated with an automatic irrigation system.
Garden beds are to be irrigated with pressure compensating drippers, no pop-ups or shrub
sprays are to be used.
Where it is advised that irrigation of turfed areas is to be deleted, locate adequate hose cocks
around the building so that turf areas can be watered manually. No quick coupling valves are to
be used.
The specification shall call for ‘As Built’ drawings of the installed system to be provided by the
Contractor
Edges
All edges to be cast insitu concrete or machine laid.
Use precast only for drainage edges around gullies in mulched areas and ensure they are
installed on a mortar bed.
Retaining Walls
Timber and boulder walls are prohibited.
All retaining walls, except those that are under one metre in height without surcharge or
handrails, are to be designed by a structural engineer and have structural certification.
Finished Surface Levels
Finished surface levels shall be contiguous and continuous with design drainage falls.
Avoid sudden level changes unless designed as ramps or steps or having barriers to movement.
All grassed and planted areas surfaces to finish nominal 200mm below finished floor levels of
buildings.
Maintenance
Design to minimise the maintenance required on all elements.
Tailor design to suit the potential maintenance resources of the facility.
Construction issues
Nominate samples required for approvals. Include requirements for approval of imported topsoil
mixes and topdressing via testing and certification to verify specification compliance prior to
delivery to site.
Include a planting maintenance and establishment period of at least 6 weeks extending from
practical completion as part of a building contract for ongoing fertilising, mowing, watering, pest
and weed control, topping up mulch and soils, replacement dead plants/grass etc.
39
Specification for Duplex Property
4.13 MAINTENANCE
4.13.1 MAINTENANCE MANUALS
Handover of a project involves the occupation and commissioning of the built asset. It generally
occurs after completion of the contracts making up the project.
At handover, the Project Manager makes the asset available to the Property Manager. The
Project Officer will be provided with the following, where applicable:

all keys

operating manuals

maintenance plans and recommended schedules

work-as-executed drawings

guarantees and warranties

manufacturers’ specifications and manuals

asset commissioning data

update of functional specification

contract documentation.
All manuals relative to the operation and maintenance of the facility are to be stored at the
relevant facility. to ensure that the manufacturers’ directions for the operation and maintenance of
equipment installed, and finishes to the facility are drawn to the attention of all personnel.
The directions contained in these manuals must be adhered to so as not to invalidate any
guarantees or warrantees.
4.14 POST PRACTICAL COMPLETION
4.14.1 DEFECTS RECTIFICATION
Upon completion of a project, under the contractual obligations, the contractor is responsible for
rectification of all project defects for the period of 12 months, unless specified otherwise. Defects
are considered to be all works not completed in accordance with the original intent of the project
documentation, poor workmanship and malfunction.
In this period, the Contractor is required to rectify notified defects or omissions as soon as
possible after practical completion, or subsequent identification of a defect.
Prior to 14 days after the expiration of a defects liability period, the DCCSDS may direct the
Contractor to rectify defects and omissions:

The direction must state when the rectification must be complete.

The direction may state when the rectification must commence.

The direction may provide for a further defects liability period;

No longer than the original one.

Commencing on the date the rectification is completed.
The Principal may at the Contractor’s expense carry out rectification which is not commenced or
completed by the stated dates.
The Contractor must cause minimum inconvenience to occupants when undertaking rectification.
4.14.2 OPERATIONAL MANUALS
Prior to Practical Completion of the construction and in addition to regular inspection it is
suggested that a representative from DCCSDS visits the site and inspects the project. In doing
so, DCCSDS will identify any additional defects and/or works which do not fulfil the original intent
of the project. Subsequent to this visit, DCCSDS shall advise in writing of these items and the
Contract Manager will determine which of them constitutes defects and which ones are additional
works. Identified defects shall be treated under the contract obligations and an instruction for
40
Specification for Duplex Property
additional works shall be issued to the Contractor subject to the previous agreement obtained
from DCCSDS for the payment to be negotiated for these works.
Handover of a project involves the occupation and commissioning of the built asset. It generally
occurs after completion of the contracts which constitute the project.
At handover, the Project Manager shall make the asset available to the Property Manager. The
Project Officer will be provided with the following, where applicable:

all keys

operating manuals

maintenance plans and recommended schedules

work-as-executed drawings

guarantees and warranties

manufacturers’ specifications and manuals

asset commissioning data

update of functional specification

contract documentation.
All manuals relative to the operation and maintenance of the property shall be stored at the
relevant property. The Project Officer will arrange for the maintenance schedules to be
established.
The Building Supervisor shall ensure that the manufacturers’ directions for the operation and
maintenance of equipment installed, and finishes to the facility are drawn to the attention of all
personnel.
The directions contained in these manuals must be adhered to so as not to invalidate any
guarantees or warrantees.
41
Specification for Duplex Property
5 CONSTRUCTION STANDARDS
STANDARD
ROBUST
Clients
General Public
May have complex and challenging
behaviour which may result in
extensive damage to building elements.
Can undertake systemic dismantling of
buildings due to perceived faults i.e.
vinyl flooring.
May use built items as weapons.
Extremely agile and will scale fences.
Site design
principles
The building should be sited so
as to deliver a cost-effective,
balanced response to site falls,
orientation, design requirements
and site features; and to avoid
negative impact on neighbours.
The building must comply with
the Building Code of Australia
(BCA) provisions for access for
people with a disability.
Features (e.g. retaining walls)
should not assist in providing
access to the roof.
Any grassed batter slopes to be 1
in 5 maximum for mowing.
Appropriate access for
emergency vehicles
All car parking areas for staff and
visitors must be safe and well-lit
and without obstacles that may
impede line-of-sight to ensure
safety for all relevant parties.
The building should be sited so as to
deliver a cost-effective, balanced
response to site falls, orientation,
design requirements and site features;
and to avoid negative impact on
neighbours.
The building must comply with the
Building Code of Australia (BCA)
provisions for access for people with a
disability.
Features (e.g. retaining walls) should
not assist in providing access to the
roof.
Any grassed batter slopes to be 1 in 5
maximum for mowing.
Appropriate access for emergency
vehicles
All car parking areas for staff and
visitors must be safe and well-lit and
without obstacles that may impede lineof-sight to ensure safety for all relevant
parties.
External built
structures design
principles
Garden shed
Detached garage
Detached carport
Shade structure
Clothes line
Garbage bin
enclosure
Walkways
Playground
Letterbox
Proprietary Colorbond steel
Proprietary Colorbond steel with
remote controlled roller door
Colorbond steel
Shade cloth fixed to hot-dipped
galvanised steel frame
Folding frame clothesline with a
minimum of 42 lineal metres of
line.
To suit minimum of 3x240 litre
garbage bins, located away from
entry,
kitchen,
offices
and
undercover outdoor areas.
Nil
Post-mounted
powder-coated
aluminium A4 sized letterbox (per
unit) with key-locked rear access,
Nil
Nil
Nil
Shade cloth fixed to hot-dipped
galvanised steel frame with the
minimum height above gutter level.
Folding frame clothesline with a
minimum of 42 lineal metres of line.
Secure enclosure to suit minimum of
3x240 litre garbage bins, located away
from entry, kitchen, indoor and outdoor
living areas as well as bedrooms.
Compressed FC lined soffits with high
profiled dark Colorbond roof
Nil
Post-mounted
powder-coated
aluminium A4 sized letterbox (per unit)
with key-locked rear access, located at
42
Specification for Duplex Property
located at front boundary line
Fencing design
principles
Street (front)
fencing
Side & rear
boundary fencing
Fence posts to be galvanised
steel.
Street
fencing
should
complement
existing
street
fencing. Where the property has
a corner frontage, the fence
location and height should deter
the use of the front yard as a
shortcut.
Treated pine palings with steel
posts and mowing strip
Internal (courtyard)
fencing
Aluminium pool fencing
Mowing strip
Concrete mowing strip is to be
provided below the fence line.
Gate design
principles
Gates are not to be located at
corners of the fence line.
Vehicular gates
Access gates
Hot dipped galvanised frame with
galvanised steel posts
Gate hinges
Gate locks
Keyed drop bolt
Propriety
Nil
Nil
Hard surfaces
Concrete driveway with
appropriate grade transitions
front boundary line
Adjoining structures, landscaping
features, vegetation, etc. should not be
located so as to assist in climbing a
fence and/or roof.
Fence posts to be galvanised steel.
Street fencing should complement
existing street fencing. Where the
property has a corner frontage, the
fence location and height should deter
the use of the front yard as a shortcut.
Side and rear fencing is to be 1800 high
hardwood timber screw-fixed lapped
palings and constructed so as to
minimise the ability to climb from within.
Internal fencing is to provide a secure
environment for clients. Minimum fence
height is 2400mm. Fencing is to be
constructed of robust materials as well
as minimising the ability to climb. Any
sheet materials must be adequately
framed to minimise failure during an
attack. Clearance between the fence
and the ground should be minimised.
Fencing material is to provide privacy
between private courtyards as well as
allowing cross-ventilation.
Interface between fence and wall or
landscape feature is not to jeopardise
maintaining the fence height.
900mm
concrete
deep
ground
beam/mowing strip below the fence
line.
Gates are not to be located at corners
of the fence line.
All gates shall open in the direction of
egress from the courtyard.
Detailing of gates and frame is not to
provide climbing points over the
fence/gate.
Gate construction and height is to
match adjoining fencing. Hot dipped
galvanised steel posts in a continuous
ground beam. Gates to be adequately
braced to resist cantilevered weight.
2400x1020 hot dipped galvanised
continuous steel frame (posts and head
beam). Posts cast into continuous
ground beam. Gates shall open in the
direction of egress from the courtyard.
Tamper-proof
Master-keyed mortice lock.
Key lockable drop bolt, length to suit
gate height.
Concrete driveway with appropriate
grade transitions
43
Specification for Duplex Property
design principles
Car parking
Paths and Hard
Surfaces
Defined number of car park
spaces with AS1428 wheelchair
accessible space/s.
Broom finish to paved areas.
Path width to AS1428 and be a
minimum 1.2m to ensure disabled
access.
Defined number of car park spaces with
AS1428 wheelchair accessible space/s.
Broom finish to paved areas.
Path width to AS1428 and be a
minimum 1.2m to ensure disability
access.
Landscaping
design principles
Minimal maintenance gardens
Landscaping should be used to
minimise the impact of fencing and
should provide screening from
roadways and neighbours.
Minimal maintenance gardens that
allows for resident participation
Shrubs and ground cover should be
drought resistant and non-poisonous.
Landscaping & mulch are not to block
field gullies & drainage.
Landscaping elements are not to be
easily removable for use as weapons.
Signage design
principles
Signage in accordance with
DCCSDS style guide
Signage in accordance with DCCSDS
style guide
Certificate of
classification
Site signage
Site map
Directional signage
Building signage
Framed and located in the entry
Street number
Street number
Unit number
Unit number
Stormwater
design principles
Yard gulleys to contain overland
water flow.
Yard gulleys to contain overland water
flow.
Covers to pits and grates to be secured
against removal.
Building services
design principles
Externally located plant &
equipment to be fully secured
against unauthorised access.
Noise generating plant should be
located away from bedroom and living
area windows and doors.
Externally located plant & equipment to
be located away from client accessible
areas and fully secured against
unauthorised access.
Cages in client accessible areas to
external plant and equipment is to
extend to roof line to minimise access
to the roof. Mesh to be SecureMax 357
or equal.
External services
design principles
Letterbox located adjacent to the
driveway, aligned with the front
boundary.
Letterbox located adjacent to the
driveway, aligned with the front
boundary.
Rubbish bin storage for three 240 litre
bins located on a hard standing area
which is screened from the street as
well as being away from windows to
bedrooms and living spaces.
Materials, fittings
and fixtures
design principles
Selection of building materials, fittings
and fixtures need to be robust.
Materials should also be selected for
44
Specification for Duplex Property
their domestic tone, ease of cleaning
and durability.
Flush-mounted and unbreakable
fixtures/fittings that cannot be used for
self-harm or removed and used as a
weapon.
Tamper proof screws are to be used at
all times and fixed at centres that
minimise the potential for building
materials to be tampered with.
Roofing design
principles
Downpipes
Colorbond metal sheeting with
insulation.
Minimum 900mm overhang on
roof and configured so as to
minimise access to the roof
Ensure no climbing points to
assist in accessing roofs
including light fittings, trees,
unprotected window sills, water
drainpipes, garden features, etc.
Valley gutters are to be sized so
as to minimise leaf litter build-up.
No specific requirements
Ceiling design
principles
Ceiling height
Ceilings
2700
Plasterboard
Wet area ceiling
Villaboard
Access panel
Plasterboard with railway key
Cornice
No specific requirements
Wall design
principles
Detailing of external masonry,
particularly between openings,
should minimise narrow panels of
brickwork.
Wall framing
To AS1684
Wall lining
Wet area wall lining
Plasterboard
Villaboard
Ceramic tile
Splashback
Ceramic tiles
Colorbond metal sheeting with
insulation.
Minimum 900mm overhang on roof and
configured so as to minimise access to
the roof.
Ensure no climbing points to assist in
accessing roofs including light fittings,
trees, unprotected window sills, water
drainpipes, garden features, etc.
Valley gutters are to be sized so as to
minimise leaf litter build-up.
Linings to carport ceiling and soffits to
be of a robust material.
No exposed roof structure (i.e. ligature
point).
Fully shroud downpipes
Services and access panels should not
be located above fixed furniture or any
other fixture that may provide a height
advantage.
3000
12mm plywood with battens spaced to
increase impact resistance.
12mm marine plywood faced with
villaboard
Minimise access panels in client
accessible
areas.
Plywood
masterkeyed lockable panel located
away from fixed furniture.
Timber
Achieve flush finish – no cover strips to
sheet joints
Detailing of external masonry,
particularly between openings, should
minimise narrow panels of brickwork.
To AS1684 with studs @300 centres.
Fabricated steel ‘H’ frame built into wall
at doorways secured to floor and roof
frame.
18mm VJ plywood
12mm marine plywood lining
10mm (min) solid surface sheeting to
shower area
Villaboard to other bathroom areas
Pickproof sealant to joints
45
Specification for Duplex Property
Internal insulation
Bulk wall insulation to be installed
to wet area, meeting room and
office area walls.
Paint finish
Wet area (including
kitchen) paint finish
Corner protection
Carport walls
Matt acrylic
Semi-gloss acrylic
Flooring design
principles
Nil
Vinyl is to be rolled into the
adhesive as per manufacturer’s
instructions.
Floor covering
Sheet vinyl with black vinyl coving
Wet area floor
covering
Door thresholds
R10 sheet vinyl with black vinyl
coving
Colour
Door design
principles
External outward opening doors
to be capable of opening back
onto an adjoining wall unimpeded
by building elements ie brick sills.
All doors to be fitted with an
engraved metal plate securely
Door frame
Steel
Engrave door number into metal
plate fixed with tamper-proof
fixings to underside of door frame
head.
Wet area door
frame
Steel
External door
2100x920
aluminium
framed
glazed in aluminium frame
or
2100x920 solid core blockboard
hinged door in galvanised steel
frame
Security screen
Bulk wall insulation to be installed to
bedroom, wet area, and office walls.
Additional sound separation is required
where bedrooms adjoin the laundry.
Semi-gloss acrylic
Solvent-borne two-pack gloss paint
Nil
Robust slat system to minimise
climbing points. Gates to match slat
system. Ends of slats to be secured to
frame with minimal gap to floor and
soffit.
All flooring to be seamless sheet vinyl,
laid in maximum lengths and widths to
minimise joins. “Patched” in panels and
multiple joins are not acceptable.
Adhesive system is to minimise the risk
of the vinyl being ‘picked’.
Vinyl is to be rolled into the adhesive as
per manufacturer’s instructions.
Sheet vinyl coved up under timber
skirting double screw fixed to each
stud.
R10 sheet vinyl coved up and sealed
under stainless steel flashing.
Install tamper resistant thresholds to
external doors.
Preference is for low-stimulus ‘timber
look’ vinyl.
Doors must open back onto a wall to
minimise concealment spaces.
Doors should swing outwards against
the potential direction of attack (client
side) utilising the strength of the door
frame to withstand attack.
External outward opening doors to be
capable of opening back onto an
adjoining wall unimpeded by building
elements i.e. brick sills.
Steel with fabricated steel ‘H’ frame
built into wall with fixings to slab and
roof framing.
Engrave door number into metal plate
fixed with tamper-proof fixings to
underside of door frame head.
Stainless steel with fabricated steel ‘H’
frame built into wall with fixings to slab
and roof framing.
2400x1020 stainless steel framed
glazed hinged door in galvanised steel
frame
or
2400x1020 solid core plywood hinged
door in galvanised steel frame
Security screen doors to be of
fabricated steel frame with Crimsafe or
46
Specification for Duplex Property
External roller door
Remote controlled Colorbond
roller door. Caged safety sensor.
Internal roller
shutter
External cistern
access panel
Internal door
Powder coated, key lockable with
bulkhead to drum
Nil
Door handle
Door lock
Lever handle
Master keyed mortice lock
Key locking
Masterkeyed.
Door stop
No specific requirements
Door closer
Kick plate
No specific requirements
No specific requirements
2100x920 solid core blockboard
in steel frame
Slide bolts
Drop bolts
No special requirements
Viewing panel
No special requirements
Identification
Thresholds
Provide
engraved
metal
numbering plates fixed to the
external head of the door frame
with tamper proof fixings. Door
number
to
match
tender
documentation reference number.
No special requirements
Operable wall
No specific requirements
Window design
principles
External windows
Bathroom windows
Locks on all windows – keyed
alike so sash can be locked open
and closed.
Aluminium
framed
sliding
windows
Glazing to AS1288
Obscure glazing
equal inserts. Crimsafe screens to be
fitted to resist the direction of a potential
attack.
Remote controlled Colorbond roller
door with robust bulkhead to enclose
roller drum and controls. Caged safety
sensors.
Nil
Master keyed stainless steel faced
plywood door in a stainless steel frame
2400x1020 solid core plywood door in
galvanised steel frame or stainless
steel frame to wet areas
Viewing panels are to be surface
mounted Lexan on the client side of the
door fixed with tamper-proof fixings.
Ligature-free lever handle
Electronic lock with manual masterkeyed mortice lock. System to be
capable of locking doors quickly. Locks
to be robust.
Masterkeyed with accommodation units
keyed to differ.
Wall mounted tamperproof type door
stop
Nil
450mm high SS kick panel adhesivefixed with long-threaded tamper-proof
screws at 75mm centres max.
Slide bolts (with locking pin) to doors
separating client areas from staff areas.
Length to suit door height so that staff
can reach.
10mm Lexan either arrised all round
and surface fixed on client side OR
mounted in steel frame all fixed with
tamper proof screws.
Provide engraved metal numbering
plates fixed to the external head of the
door frame with tamper proof fixings.
Door number to match tender
documentation reference number.
Tamper resistant thresholds to external
doors
Nil
Modular
panelled
deep
pocket
aluminium framed window as vertical
strips with walling in between. Sashes
to be tamperproof.
Toughened laminated glass or Lexan.
Obscure toughened laminated glass
47
Specification for Duplex Property
Window locks
Security screen
Locks on all windows
Crimsafe or equal
opening glazing.
External shutter
Internal windows
Nil
No specific requirements
mesh
to
Viewing panels
Window treatment
No specific requirements
Minimise sharp edges wherever
possible.
Joinery design
principles
Joinery
Standard joinery
including fittings
construction
Kitchen joinery
Standard joinery
including fittings
construction
Gable ends
Kitchen bench top
Joinery handles
Joinery locking
Cooktop
TV cabinet
Wardrobe
Laundry
Nil
Crimsafe or equal mesh to all glazing,
recessed into fabricated galvanised
steel perimeter frame. Assembly of
mesh to resist probable direction of
attack ie from inside.
Nil
Modular panelled aluminium framed
window
Viewing panels of Lexan are to be in a
fully secured frame with tamper-proof
fixings to allow observation into service
user areas as well as allowing staff.
TBA
Laminate
D handles
Master keyed locks to all joinery
doors
Ceramic
Nil
Exposed joinery to be from
Doors and drawers with projecting
surrounds to all sides to prevent prying
open
Hamper above all high level cupboards
extending to ceiling.
Modular stainless steel framed system
with shelving/drawer inserts. Doors and
drawers with projecting surrounds to all
sides to prevent prying open with
internal continuous stop to prevent
doors from being kicked in.
18mm 2-pack finished veneer-faced
plywood doors with 10mm lexan
viewing panel surface fixed. 254kg
rated maglock to all doors and drawers
with remote card readers
Fixed mid-shelves to extend fully to
inside face of door.
Fridge / freezer spaces to enclose on
side (stud wall) and over.
Stud framed wall.
10mm (min) solid surface on 18mm
marine plywood base.
Minimal recessed finger pull
Master keyed locks to all joinery doors
Solid ring vitrified enamel finish
Secure cabinet with 18mm plywood
with fixed toughened glass front panel
and rear access through robust
construction door to 81cm TV, amplifier,
etc. Provision for 2 games consoles
with cable hole to front of cabinet.
Ventilation of the cabinet required to
dissipate heat. Built in shelves for
storage of games, crafts etc.
33mm MDF with hanging space, 5
drawer unit, 4 shelves
10mm (min) solid surface benchtop with
18mm plywood doors.
48
Specification for Duplex Property
Full height linen cupboard with 18mm
plywood doors.
Cleaning cupboard to have a lockable
door.
Hydraulic design
principles
Water main valve
Metering
Hot water service
Caged with master keyed padlock
Provide separate sub-metering
where there are more than 2
detached
buildings
or
accommodation units on the site.
Meters to be at the supply entry
point to the building.
Solar
Water control
Nil
Toilet suite
Vitreous china toilet suite dual
flush
Urinal
Hand basin
Vitreous china
Vitreous china hand basin
Hand basin
tapware
Sink
Lever handle
Sink tapware
Stainless steel one and a half
bowl with minimum depth of
150mm
Commercial lever handle
Chiller/boiler
Shower rose
No specific requirements
Height adjustable
Shower tapware
Shower seat
Lever handle with handle down to
be ‘OFF’.
To AS1428
Shower curtain
Bath
Bath tapware
Wall mounted corner track.
Nil
Nil
No exposed internal pipe work
Solar electric hot water system with
tamper-proof cages to ground level
equipment.
Rainwater tanks where required. Tanks
to be fenced and gated.
Caged with master keyed padlock
Provide separate sub-metering where
there are more than 2 detached
buildings or accommodation units on
the site. Meters to be at the supply
entry point to the building.
Solar with plant enclosed within the
building.
Ability to remotely isolate water to client
ensuites, kitchen and laundry. Solenoid
valve to be powered closed.
Stainless steel pan with minimum 10
points of fixing to floor and wall
Externally accessed dual flush cistern
with tamper-proof piezo buttons.
Provide additional tamper-proof fixings.
No seat required.
Staff areas - Vitreous china toilet suite
dual flush
Nil
Wall mounted stainless steel hand
basin with concealed waste pipe.
Staff areas - Vitreous china hand basin.
Vandal resistant anti-ligature type
One and a half bowl 10mm (min) solid
surface sink on 18mm marine plywood
base with drain grooves routed into top.
Commercial spout with short lever
handle and stiffening plate under bench
top.
Nil
Vandal resistant anti-ligature type (NB
mounting height may need to be
increased to allow for low water
pressure). Shower to be located
opposite the door and away from
windows.
Vandal resistant anti-ligature type
To AS1428 only
accessible areas.
Nil
Nil
Nil
in
client
non-
49
Specification for Duplex Property
Floor waste
(bathroom)
Laundry tub
Sluice
Cleaners sink
External standpipe
taps
Sewerage
treatment plant
Inspection
openings
Minimum single.
Single bowl stainless steel in
proprietary metal cabinet
Nil
Vitreous china.
No specific requirements.
No specific requirements.
Two tamper proof wastes spaced a
minimum of 1800mm apart.
Single bowl stainless steel built into
joinery
Stainless steel.
Stainless steel.
None to client accessible areas
Inground concrete tank outside each
toilet pan to separate foreign objects
from STP.
Inspection openings in client accessible
areas to be concealed below ground
level with permanent indicators fixed
with tamper-proof fixings on permanent
structures. SVP grates to be secured
against tampering.
No specific requirements.
Fixture design
principles
Safety compliance
document box
C of C Picture
Frame
Grab rails
Soap dispenser
Soap holder
Fixed in office complete with 003
key.
Size to suit Certificate of
Classification, fixed to a wall in
the entry.
To AS1428
No specific requirements
Surface mounted no specific
requirements as to type
Shelf
Toilet roll holder
Paper towel
dispenser
Coat hooks
Surface mounted
Surface mounted no
requirements as to type
Mirror
Aluminium framed
Sealant
No specific requirements
Sanitary
receptacles
Free standing (by others)
specific
Fixed in office complete with 003 key.
Size to suit Certificate of Classification,
fixed to a wall in the office.
To AS1428 except in client accessible
areas.
Nil
Recessed SS soap holder to shower
Recessed SS soap holder above basin
Recessed SS shelf above basin
Fully recessed circular SS type
Surface
mounted
no
specific
requirements as to type to staff areas.
Ligature free-type at a suitable height
and located to minimise harm to carers.
Toughened glass mirror with hardwood
timber
perimeter frame and black
painted plywood backing panel
Aluminium framed to staff areas
Pick-proof sealant to all fixtures and
fittings
Free standing (by others)
Furniture design
principles
Internal fixed
furniture
Nil
External fixed
furniture
Lockers (as
Proprietary
steel
with
key
Generally
fabricated
steel
framed/18mm plywood furniture fixed to
floor
Modular seats Cox Urban Design
URB:SAT M100 or equal with HDPE
seat.
Cox Urban Design battened table
URB:PTS B101 as table or equal
Proprietary steel with key lockable
50
Specification for Duplex Property
required)
lockable doors
doors
Colour design
principles
Low stimulus colours to be
determined in consultation with
DCCSDS.
Low stimulus colours to be determined
in consultation with DCCSDS.
Electrical design
principles
Lighting to be energy efficient.
Use sky lighting where possible
to provide natural lighting with
shatter-resistant covers.
No specific requirements.
Lighting to be energy efficient.
Use sky lighting where possible to
provide natural lighting with shatterresistant covers.
Located away from client accessible
areas secured within the building.
Sub-metering of each unit/building.
Stainless steel switch plates with
additional (8no) long-thread tamperproof screw fixings in each corner and
midway along long side.
Solid ring vitrified enamel finish with key
lockable isolating switch.
Side hung door with no digital display
with key lockable isolating switch.
Ducted exhaust fan in robust enclosure.
Provide both 10amp & 20amp outlets
for clothes dryer.
Recessed downlight LED fittings and
tamper-proof shatter-resistant covers.
Dimmable light separately controlled
from outside room.
Recessed LED fittings with motion
sensors and vandal resistant covers.
Vandal proof exterior lighting should be
activated via movement sensors, with
manual switching over-ride.
Robust sensor controlled lights outside
unit entry and to patio.
LED fittings with hinged mesh security
cover.
Emergency lighting to be protected with
appropriate tamper-resistant covers.
Emergency exit lighting signs to be fully
recessed with Lexan cover over.
Ability to remotely isolate power to
switches and lighting in bedrooms,
ensuites, kitchen and laundry.
TBA
Switchboards &
meters
Electrical metering
Electrical switch
plates
No specific requirements.
Standard plastic no special
requirements.
Cooktop
Ceramic
Oven
Side hung door
Rangehood
Clothes dryer
Domestic style rangehood
Provide both 10amp & 20amp
outlets for clothes dryer.
Generally recessed downlight
fittings with LED bulbs with
covers
Internal lights
External lights
Surface mounted sensor LED.
External flood lights
LED fittings
Emergency lighting
Electrical control
Nil
Entertainment
system
Nil
Indicator lights
Nil
Indicator lights (e.g. smoke detectors,
electric locks, etc.) not to be used in
bedrooms.
Fire design
principles
In accordance with the Building
Fire Safety Regulation
In accordance with the Building Fire
Safety Regulation.
Fire evacuation
plan
Fire detection
system
Fixed to wall
Fixed to wall
Standard no special requirements
Smoke detectors
Standard no special requirements
Fire Indicator Panel to be fully secured
in tamperproof enclosure or located
inside office away from clients.
Hard wired smoke detectors (no LED
51
Specification for Duplex Property
Fire phone line
Automatic back to base
Fire suppression
Fire hose reel
Surface mounted sprinkler heads
(where required)
No specific requirements
Fire extinguishers
No specific requirements
Heating, cooling
and ventilation
design principles
Employ passive ventilation
principles wherever possible
Air conditioning
Split system
Tundishes
Kitchen air
extraction
No specific requirements
To BCA requirements
Bathroom air
extraction
Laundry air
extraction
To BCA requirements
Communications
design principles
Telephone system
Clothes dryer to vented to outside
air.
Server rooms to be configured in
accordance with DCCSDS’s ICT
Infrastructure Standard:
Equipment Room and Structured
Cabling.
Cabled only
indicator light) with tamper-proof
protective cover. Battery backup not to
be in detector.
Sprinkler system automatic back to
base activation with manual back to
base for the smoke system.
Fully recessed sprinkler heads.
Fire hose reel to be located in nonclient area.
Extinguishers to be located in staff
areas or locked in cupboard
Employ passive ventilation principles
wherever possible
Locate external air-conditioning units on
the ground on a concrete plinth,
enclosed in a tamperproof cage.
Provide
individually
controlled
concealed ducted split system airconditioning.
Override controls for
accommodation units shall be located
centrally in the office.
No return air grilles to be fitted in doors
or walls.
Services and access panels should not
be located above fixed furniture or any
other fixture that may provide a height
advantage. Access panels to be locked.
Individual temperature control for each
bedroom.
Located in non-client accessible areas.
Extraction fan over cooktop, ducted to
outside air, to be robust and
constructed in such a way as to not
impede safe operation of the cooktop.
Robust tamperproof grille ducted to
outside air.
Clothes dryer to vented to outside air.
Server rooms to be configured in
accordance with DCCSDS’s ICT
Infrastructure Standard: Equipment
Room and Structured Cabling.
Telephone and data equipment must
generally be located away from
service-user accessible areas.
Cabled only
External services
Grate covers
Air-conditioning
plant
Water tanks and
pumps
No specific requirements.
Fully caged to minimise access to
the roof.
Fully caged to minimise access to
the roof.
Secured with tamper-proof fixings
Fully caged to minimise access to the
roof.
Fully caged to minimise access to the
roof.
Security design
52
Specification for Duplex Property
principles
Internal CCTV
External CCTV
Security system
Auditory monitoring
Monitored by local security firm
Colour PTZ with night vision capability
in secure enclosures
Colour PTZ with night vision capability
in secure enclosures with recording
capability.
Control of electronic door locking &
CCTV system where required.
Sound monitoring of all rooms within
each individual unit to be managed
from within the staff space.
53
Specification for Duplex Property
6 ROOM DATA SHEETS
6.1
ACCOMMODATION UNITS
There are to be 2 accommodation units provided, in a duplex configuration. Each unit is to have
their own distinct entry. Each unit to have individual water and electrical metering.
SPACE
ENTRY
FUNCTION
Secure entry also providing a link between the carport and foyer.
OCCUPANCY
Multiple
Access/Circulation
Visual and direct access to unit.
Access to suit persons with a disability
Nil
Robust construction. Electric locks.
Robust construction
Robust construction extended out over fence line
Broom finished concrete
Robust construction
003-keyed fire document box outside each unit entry
Windows
Doors
Walls
Ceiling
Floor
Lighting
Built-in Furniture and
Fittings
SPACE
FOYER
FUNCTION
Secure foyer providing a link between the entry and the inside the facility.
OCCUPANCY
Multiple
Access/Circulation
Visual and direct access to entry, living area, and staff space.
Access to suit persons with a disability
Robust construction.
Robust construction. Electric locks.
Robust construction
Robust construction
Robust construction
Air conditioning
Robust construction
Robust construction - Double socket outlet
Windows
Doors
Walls
Ceiling
Floor
Ventilation
Lighting
Power
SPACE
STAFF SPACE
FUNCTION
Staff administration area and observation area
OCCUPANCY
Two staff members
Occasional access by clients or visitors
Visual access to living/kitchen areas and foyer.
Robust construction.
Robust construction. Electric locks.
Standard construction
Standard construction
Carpet
Air conditioning
Double RJ45 outlet – 4 (1 for each workstation, 1 for printer/fax & 1 for
phone) – Standard construction
Standard construction
Double socket outlet – 8 (flush mounted) – Standard construction
Access/Circulation
Windows
Doors
Walls
Ceiling
Floor
Ventilation
Communications
Lighting
Power
54
Specification for Duplex Property
Remote control
Built-in Furniture and
Fittings
Loose Furniture and
Equipment – in each
unit
Isolation of water, power, lighting and air-conditioning to living units.
Control panel to be clearly laid out with indicator lights.
workstation with cable ports
Storage cupboards/shelving over workstations. Shelving height to be
adjustable.
Wardrobe – hanging space with 2 shelves
2 x office chairs
1 x 4 lockers (tiered)
Printer/fax
Safe (fire proof)
2 x filing cabinets (2 drawer mobile type)
Drawer storage unit (mobile type)
Bar fridge
Single bed
SPACE
FUNCTION
STOREROOM
Storage area for supplies and equipment.
OCCUPANCY
Critical Dimensions
Access/Circulation
Windows
Doors
Walls
Ceiling
Lighting
Power
Built-in Furniture and
Fittings
Access from foyer
Standard construction
Robust construction. Electric locks.
Standard construction
Standard construction
Standard construction
Double socket outlet – standard construction
600mm wide ladder shelving to 3 sides of the room.
SPACE
FUNCTION
OCCUPANCY
Critical Dimensions
Access/Circulation
Windows
Doors
Walls
Ceiling
Floor
Ventilation
Contact/Privacy
Communications
Water
Waste/Drainage
Power
KITCHEN
Meal preparation – generally by staff for clients however some client
participation may occur.
Storage of food.
Storage of medication.
Varies
Access to suit persons with a disability
Visual and direct access to living, laundry and staff area
Close proximity to foyer and/or car port (for carrying groceries)
Robust construction
Robust construction. Electric locks.
Robust construction
Robust construction
Robust construction – R10 slip resistance
Air conditioning
Rangehood to exhaust to outside air
Visual communal living and covered communal outdoor area
Single RJ45 outlet for wall phone
Hot & cold supply to sink set
From sink
Double socket outlet – 2 robust construction
Single socket outlet – 2 robust construction
55
Specification for Duplex Property
Safety
Built-in Furniture and
Fittings
Loose Furniture and
Equipment
Side opening wall oven (without digital display) with key locked isolator
Solid ring cook top with key lock isolator switch.
Fire blanket
Fire extinguisher – 2.5kg dry chemical (in a cupboard)
Joinery – Robust modular construction
Microwave oven shelf
Rangehood
Benchtop with servery to living
Drawers
Pantry
Bowl and half sink – minimum 1100mm long, maximum depth 150mm
Waste bin (stored under bench)
Dishwasher
440ltr refrigerator
Microwave oven
SPACE
CLIENT/VISITOR/STAFF WC
FUNCTION
Amenities for service users, visitors and staff
OCCUPANCY
1
Access/Circulation
Windows
Doors
Walls
Ceiling
Floor
Security
Signs
Ventilation
AS1428 accessible
Robust construction
Robust construction. Electric lock. Privacy snib
Robust construction
Robust construction
Robust construction
Crimsafe or equal security screens
WC to AS1428 requirements
Air conditioning
Exhaust fan
Robust construction
Visual and sound privacy
Cold to toilet cistern
Cold and tempered hot water to basin and shower
From basin, pan and floor waste
WC suite (dual flush) vitreous china
Toilet roll holder (loose-leaf paper type)
Wall basin vitreous china
Soap dispenser
Paper towel dispenser – interleaf type
Mirror
Stainless steel grab rails
Waste bin
Lighting
Contact/Privacy
Water
Waste/Drainage
Built-in Furniture and
Fittings
Loose Furniture and
Equipment
SPACE
FUNCTION
LIVING AREA
OCCUPANCY
Area for client to relax, eat, undertake activities, watch TV, listen to music,
etc.
1 client, up to 2 staff or visitors
Critical Dimensions
Access/Circulation
Windows
Access to suit persons with a disability
Access to bedroom, kitchen and independent outdoor area.
Robust construction
56
Specification for Duplex Property
Doors
Walls
Ceiling
Floor
Ventilation
Lighting
Power
Safety
Fire
Built-in Furniture and
Fittings
Loose Furniture and
Equipment
Robust construction.
Robust construction
Robust construction
Robust construction
Air conditioning
Robust construction.
Double socket outlet – 1no – Robust construction
Indicator lights to show status
Robust construction
TV cabinet – Robust construction with rear access
Fixed table and 2 seats
Chairs & lounge
TV, Video/DVD player and CD player
SPACE
IF APPLICABLE - ACTIVITY ROOM
FUNCTION
Private & sleeping area for service user
OCCUPANCY
1 client, up to 2 staff supporting
Critical Dimensions
Access/Circulation
Windows
Doors
Walls
Ceiling
Floor
Ventilation
Lighting
Power
Built-in Furniture and
Fittings
Access to suit persons with a disability
Access to living room and patio.
Robust construction.
Robust construction
Robust construction
Robust construction
Robust construction
Air conditioning
Robust construction
Double socket outlet – 2 (flush mounted) – Robust construction
Fixed table
2no fixed seats
SPACE
FUNCTION
OCCUPANCY
Critical Dimensions
Access/Circulation
Windows
Doors
Walls
Ceiling
Floor
Ventilation
Lighting
Power
Built-in Furniture and
Fittings
BEDROOM
Private & sleeping area for service user
Storage for client’s personal belongings
1 client, up to 2 staff supporting
Access to suit persons with a disability
Access to ensuite, living room and patio.
Robust construction.
Double sash system with micro venetians and manual turn knob control
Robust construction
Robust construction
Robust construction
Robust construction
Air conditioning
Robust construction
Double socket outlet – 2 (flush mounted) – Robust construction
TBA
57
Specification for Duplex Property
SPACE
IF APPLICABLE - ENSUITE
FUNCTION
Accessible ablutions for client
OCCUPANCY
Intermittent 1 client
Critical Dimensions
Access/Circulation
Windows
Doors
Walls
Ceiling
Floor
Ventilation
Access to suit persons with a disability
Direct access from bedroom
Robust construction
Robust construction
Robust construction
Robust construction
Robust construction
Air conditioning
Exhaust fan with tamper-proof stainless steel grille
Sound insulation as required by BCA
Robust construction
Cold to toilet cistern
Cold and tempered hot water to shower and basin
From WC, shower and basin. Two floor wastes a minimum of 1800mm
apart.
Nil
WC – Robust construction
Recessed circular toilet roll holder – Robust construction
Shower tapware – Robust construction
Shower rose – Robust construction
Coat hooks – Robust construction
Soap holder – Robust construction
Hand basin – Robust construction
Recessed SS vanity shelf – Robust construction
Recessed SS shower shelf – Robust construction
Mirror – Robust construction.
Waste bin
Acoustics
Lighting
Water
Waste/Drainage
Power
Built-in Furniture and
Fittings
Loose Furniture and
Equipment
58
Specification for Duplex Property
SPACE
LAUNDRY
FUNCTION
Clothes and linen washing, drying, ironing and storage
OCCUPANCY
1-2
Critical Dimensions
Access/Circulation
Access to suit persons with a disability.
Direct access to outdoor drying area
Locate in co-tenancy part of house but in a central location for easy access
from co-tenancy as well as independent living suite
Robust construction.
Robust construction. Electric locks.
Robust construction.
Robust construction
Robust construction
Air conditioning
Dryer to exhaust through wall directly to outside
Robust construction
Hot and cold to laundry tub and washing machine (under tub).
From laundry tub and washing machine
Floor waste
Double socket outlet – 3 no - Robust construction.
Robust construction
Joinery – Robust construction on stainless base frame
Bench – Robust construction
Tub – Robust construction
Linen cupboard – Robust construction
Broom cupboard including cleaning materials and equipment – Robust
construction
Washing machine
Dryer
Ironing board
Windows
Doors
Walls
Ceiling
Floor
Ventilation
Lighting
Water
Waste/Drainage
Power
Fire
Built-in Furniture and
Fittings
Loose Furniture and
Equipment (provided
by others)
SPACE
PATIO / BEDROOM PATIO / COURTYARD AREA
FUNCTION
Outdoor living
OCCUPANCY
1 client, up to 2 staff or visitors
Access/Circulation
Direct connection to living area and bedroom
Degree of separation & privacy from other outdoor areas required
Robust construction.
Non-slip concrete.
Robust construction.
Robust construction. Solid fence panels required for privacy from adjoining
unit as well as public spaces.
External tap with tamper resistant handle
TBA
Doors
Floor
Lighting
Contact/Privacy
Water
Built-in Furniture and
Fittings
Loose Furniture
(provided by others)
TBA
59
Specification for Duplex Property
SPACE
DRYING COURT
FUNCTION
Clothes drying area
OCCUPANCY
Variable
Critical Dimensions
Access/Circulation
Fencing
Gates
Lighting
Water
Contact/Privacy
Built-in Furniture and
Fittings
Suitable for persons with a disability (e.g. level)
From patio/courtyard area and laundry
Robust construction.
Robust construction.
Robust construction
External tap
Visual contact from within facility.
Clothes line
SPACE
FUNCTION
OCCUPANCY
Access/Circulation
Windows
Doors/Gates
Walls
Ceiling
Floor
Power
Lighting
Power
CARPORT
Vehicle parking and secure transfer point for clients entering or departing
the facility.
1 – 2 vehicles
Safe all-weather direct access to the building through the entry.
Nil
Robust construction..
Robust construction
Robust construction
Broom finished
Double socket outlet – 2 – robust construction
Single socket outlet – 1 – standard construction (roller door)
Robust construction
Single GPO for roller door
Double GPO
60