DesignRequirements PDF

HOUSING NSW
DESIGN
REQUIREMENTS
Version 6.2.5ip
Issued July 2009
ASSET DIVISION
forming part of the Asset Standards

COPYRIGHT 2009
Housing New South Wales
Prepared by
Version
DRv6.1_19 Dec08
Changes to purpose and Introduction. Rearranged design

approaches under objectives. New material added under these
headings. Refinements to specific requirements with addition
of specific universal housing, environmental sustainability and
Designing out Maintenance measures.
DRv6.1_1 Feb09
Requirements grouped under design elements & room &

location sheets. Comments from HNSW incorporated. Stimulus
package environmental requirements incorporated.
DRv6.2 Mar09
Minor formatting amendments.
DRv6.2.1 April09
Incorporation of comments from last amendment & alignment

with Room Data Sheets being used for Stimulus Package.
DRv6.2.2 May09
Landcom input to Universal Housing acknowledged. Limited

circulation.
DRv6.2.3 June 09
Minor formatting amendments and grammatical corrections.

Limited circulation. Not issued.
DRv6.2.4
Working version not issued
DRv6.2.5 June 2009
Change to off-street car parking, pp 18-19.

Formatting amendments to improve clarity including adding
extra pages
DRv6.2.5i July 2009
Version prepared for internet release

Reference to sheet metal roofing deleted p 27, lever handles in
place of D lever p 28 onwards, use of photovoltaic cells clarified p 30, clarification of advisory status of Social Housing for
Older Residents Features p 37, Retrofit Lift text amended p
54
DRv6.2.5ip July 2009
Minor grammatical corrections. Clarification page 18, dimension corrected last dot point page 27, clarification on photovoltaic cells page 30, reference to vinyl flooring removed from
pages 43 and 44.
Sally Bassett
Nick Loder
Poppy Dowsett
Angela Fennell
John Gregory
DISTRIBUTION
Copies of this booklet
may be obtained from:
Asset Policy and Framework
Asset Division
Housing NSW
168 Liverpool Road
Ashfield NSW 2131
Phone: (02) 8753 8723
Fax: (02) 8753 8700
Email: john.gregory@housing.nsw.gov.au
ACKNOWLEDGEMENT
The assistance of the many
technical staff in Housing
NSW who willingly volunteered their thoughts, knowledge and experience is
gratefully acknowledged
DISCLAIMER
Any representation, statement, opinion or advice, expressed or implied in this publication is made in good faith but on the basis that the State of
New South Wales, its agents and employees are not liable (whether by reason of negligence, lack of care or otherwise) to any person for any
damage or loss whatsoever which has occurred or may occur in relation to that person taking or not taking (as the case may be) action in respect
of any representation, statement, or advice referred to.
.a well designed house is one large

enough for its inhabitants, stylistically
equivalent to its culture and strong
enough for its environment.
Vincent Connare
Microsoft Typography
1999 Microsoft Corporation
REQUIREMENTS
Version
6.2.5ip
DESIGN
REQUIREMENTS
Published July 2009
REQUIREMENTS
HOUSING NSW
DESIGN
REQUIREMENTS
REQUIREMENTS
Contents
Purpose 6
Introduction to Public and Community Housing 7
Design Objectives 8
Site Yield 10
Site Planning 12
Building Style 20
Dwelling Sizes 22
Provision of Rooms 23
Internal Room Layouts 23
Furniture: Built-in and Moveable 24

Construction Methods 26
Environmental Sustainability 30
Essential Requirements 30
Desirable Requirements 31
Climatic Variations 32
Universal Access 34
Location and Room Requirements 37
Car Parking and Driveways 38

Grounds & Landscaping 39
ExternalPrivate Open Space (including balconies) 40
Entries, Internal Circulation Spaces, Stairs & Storage 41
Living Room 43
Kitchen and Dining Room 44
Main Bedroom 46
Other Bedrooms 47
Bathroom 48
Laundry 50
Separate W.C. 51
Common Rooms 52
Retrofitting 53
Housing NSW Background Papers 55
Reference List 56
Definitions and Abbreviations 57
REQUIREMENTS
Purpose
This document sets out the requirements for the design of
public and community housing in New South Wales. It includes some background to help establish context and credibility and sets out five key Design Objectives. There follows
a discussion of a series of design considerations starting
with the broad and moving to the detailed room and location
specific templates. Accompanying each are some design
requirements described as being essential or desirable.
Where they are essential; approval from the Executive Director of the Asset Division or their nominated representative
will be needed to vary from them.
This document applies to new dwellings and to refurbishments of existing dwellings. In the case of refurbishments,
the design requirements may be taken as guidance rather
than firm requirements.
These Design Requirements are intended to inform the client, the designer and the project manager. They enable, and
at times require, departures from normal industry standards.
For example, requirements may relate to the need to keep
long term maintenance costs down.
Version 6.2.5 of the Design Requirements differs from previous design standards through its emphasis on three main
principles:
Universal design
Robust construction
Environmental sustainability
These Design Requirements provide direction to the designer to a level of detail suitable for the preparation of
sketch designs and development applications. It belongs to a
suite of documents that together inform the design and tender documentation of dwellings for Housing NSW, in order of
precedence:
Project-specific Brief
Design Requirements
Reference Specification & Project Supplement
Components and Products Schedules
Other e.g. standard details, site survey, geotechnical
report etc.
Where State and local planning instruments and building

codes apply, they take precedence over these requirements.
The document will be periodically reviewed. Any comments
can be directed to the relevant unit within the Asset Division.
REQUIREMENTS
Introduction to Public and

Community Housing
Public housing first appeared in NSW almost 100 years ago
with the introduction of the Housing Act in 1912. It was linked
through the objectives of that Act to reforms in town planning
and house design and construction. After the second World
War, construction programs accelerated with an emphasis on
housing returned servicemen and families. It was not until the
1970s that public housing started to make the shift to welfare
housing.
Today, public housing is provided to those who can demonstrate the greatest need. The majority of tenants are in receipt
of a statutory income with rent charged as a proportion of that
income. Over one third are over 65 years of age and over a
quarter are on the disability support pension.
In addition to public housing, the not-for-profit Community
Housing sector has been providing secure rental housing to
people on low to moderate incomes for the past 25 years. The
majority of the dwellings are owned by Housing NSW and managed by community housing organisations. Residents of community housing must also meet eligibility criteria for public housing. There is currently a target to increase the supply of community housing from 13,000 to 30,000 dwellings over ten years
through stock transfers from public housing and through acquisitions and new developments.
Together, public and community housing manage over 145,000
dwellings across New South Wales. Some 54% of the existing
residential portfolio is over 25 years old. Some date from as
early as 1830 and a significant number have heritage listings.
The new supply program is aimed at realigning the asset portfolio to better meet tenant need. Important objectives in this
work are to improve alignment to demand in terms of number of
dwellings, their location and bedroom category; to replace the
lowest amenity housing with that of a higher amenity; to reduce
housing in areas of public housing concentration; and to increase supply of housing to meet the needs of older and disabled tenants.
Because Housing NSW is a long-term owner and manager of
residential assets, newly constructed dwellings must be built
with an understanding of the life-cycle costs of maintenance.
This can sometimes mean paying more for better value performance of asset components.
REQUIREMENTS
Design Objectives
What does Housing NSW want from the design of housing?
Engenders a sense of home
A house provides much more than shelter.
The ability of tenants to identify positively
with their housing, to feel psychologically
comfortable, are important objectives for
Housing NSW.
Timber panelled foyer in Riverwood. A little more expenditure at

key points in the building makes a significant difference to tenants.
Accommodates a broad range of need

A large proportion of housing from the post World
War II era is inflexible, not easily adapted to current standards or an aging demographic. Over a
household lifetime there are many changes to
individual needs and relationships. The number
and age of occupants will change and there will be
household members who are temporarily or permanently impaired as a result of accident, illness
or recuperation.
There is therefore a need to provide housing that
allows for a range of life stages and disabilities
without need for major modifications or tenant
relocation. This is particularly important for social
housing where tenants are older and have a far
higher proportion of disability than the population
at large.
This means providing housing that has a degree
of flexibility, that meets the needs of people of
different ages and mobility over time, and avoids
barriers that may discriminate against residents
or visitors.
REQUIREMENTS
Be efficiently planned, buildable and maintainable

In designing for social housing, there is an overarching
requirement to ensure efficient use of public resources to
best meet service needs. The resources are principally
capital, land and existing housing stock. This does not always mean finding the cheapest solution. In the past, this
approach has sometimes led to early obsolescence of the
housing stock. When the costs of life cycle maintenance,
disability modifications and relocations are taken into account, it can be more cost effective to build to a higher
standard than the usual industry practice. On the other
hand, the need for social housing is very great and we
have an obligation to provide as many well designed dwellings as resources will allow.
This means finding a balance between quantity and quality
by designing buildings that provide the foundation of viable,
healthy communities, provide for core tenant needs and
meet community standards in a cost-effective manner.
This is underpinned by recognition of the benefits of flexibility in allocations and for existing tenants to age in place.
A little extra expenditure on a colourful and durable

finish, such as these blue glazed bricks in a recent
development, makes for a more sustainable longterm asset.
Promotes comfort and security

Good design for living in is about physical
comfort. Comfort requires an empathetic
response to design. What would it be like
to live in this dwelling? Home needs to be
both a secure refuge from the world, and
connected to it.
Community room, Blandville Court
Be environmentally, socially and economically sustainable

Environmental sustainability is protecting the health, diversity and productivity of the environment for the benefit
of current and future generations. Social sustainability
means equitably meeting housing demand in a manner
that promotes individual and community needs. Financial
sustainability means protecting and improving the value of
the asset base to ensure that in future decades there is
scope to continue to renew and improve.
Achieving the five key Design Objectives relies on asking the right questions and understanding the client and user needs. Some of the design approaches for achieving these
objectives, are further explained on the following pages.
REQUIREMENTS
Site Yield
Why is land important?
The current stock of social housing assets belonging to the NSW Government are the accumulated product of
decades of investment and decision-making by successive governments. The land on which the housing sits
represents over 50% of the total portfolio value and it is largely this resource that is used to renew the portfolio
and whose value must be preserved to ensure that in future decades there is scope to continue to renew and
improve. Land is a precious and finite resource.
The way land is commonly used is either through selling it to raise revenue to build elsewhere or by redeveloping it for new social housing. Serviced land close to public transport, shops, etc and supporting an existing community is especially precious.
Single dwelling on a
single allotment Single storey
Semi detachedtwo
dwellings on a single
allotment Two storey
Six one bedroom

apartments on a
single allotment Two storey
Site Yield
In terms of the long-term sustainability of the Housing NSW asset portfolio, efficient use of land is therefore
essential.
In most cases, the land has existing public housing on it. Typically, a decision to redevelop includes consideration of the amenity of the existing housing on the site and the yield that might be achieved compared to
what is there now (as well as a range of other factors).
In order to maximise the benefits flowing from the investment we need to avoid repeating this cycle of redevelopment in the future. New housing should be built to optimise the use of the site. This means being built to a
high standard of amenity at the same time as achieving the highest possible yield.
10
REQUIREMENTS
Community partnership with local government, five storeys
Eight studio apartments in a big

house on a single
allotment Three storey
21 mix of 1,2 and 3

bedroom dwellings
Three storeys plus
Design Requirements
Sites must achieve the optimum yield. If amenity considerations dictate that this is not the same as the maxi-
mum yield, approval is needed.

Maximum means any unused FSR is less than the area of an additional 1-bed dwelling.
A table showing FSR allowed (or number of dwellings where codes use this measure) and FSR achieved (or
number of dwellings where this applies) must be included on all sketch designs.
REQUIREMENTS
11
Site Planning
Community Building
New social housing should be designed in
such a way that it integrates well with the
wider urban environment and is not easily
identifiable as public housing. This assists
tenants to get on with their lives and avoid
being defined by their housing tenure. At the
same time, designs should promote positive
social interaction between tenants.
An efficient site layout that meets the Design Objectives

set out on pp 8 and 9 is the foundation of well designed
social housing.
The site planning principles and requirements set out
here are those that are particular to social housing. In
addition, developments will also be assessed against
the following:
Residential flats of three storeys or more, will be
assessed under SEPP 65 and the Residential Flat

Design Code will apply
Developments up to two storeys assessed under the
Infrastructure SEPP will need to comply with the
Seniors Living PolicyUrban Design Guidelines.
Developments not assessed under the infrastructure
SEPP will need to comply with the relevant LEPs
and DCPs.
Webb Street Parramatta Front private open space is owned by ground f
12
REQUIREMENTS
Design Requirements
It is desirable to avoid any large buildings or large
clusters of housing which may, over time, come to

be known as public housing. When designing a
large development, a good approach is to masterplan the site then divide it into separate buildings
or clusters, each with their own identities, separate entries etc having as few units as is reasonable using each entry and associated stairwell and
lift. These can each be designed by a different
architect. Large may be more than 20 but it is
also context dependent. This approach reduces
stigma, allows for more sensitive allocation and
reduces the likelihood of tenants feeling intimidated when they use common areas.
Design so that these buildings or clusters of dwellings are each on a separate lot.
Above around 6 dwellings to a site, it is desirable
to provide some common open space. Locate this
so no units own it and so as to limit likelihood of
tenants being disturbed by those using it. This
space might include such things as seating, a
covered structure and / or BBQ. Locate this in a
way that does not compromise the privacy of
units. In lower density sites, a community garden
is also desirable.
An outdoor sitting area in a project at Elderslie, near Camden - note how the seats are located to provide a line of
sight to the main entry and a sense of protective enclosure
Design Requirements cont.

Apart from the common space described above,
it is desirable to enclose as much open space as

possible using low and high fences to attach it to
individual dwellings. Many tenants are thereby
encouraged to garden, a healthy occupation that
improves the overall appearance of the area and
reduces maintenance costs.
It is desirable to layout sites so that fronts of
dwellings face other fronts or a street address
and rears of dwellings face other rears or side
and rear fences.
Work out finished floor and ground levels with
care to provide for overland flow paths and disabled access, but avoiding wet walls, large retaining walls and ramps that require handrails as
these create an institutional appearance.
Where dwellings are designed for universal access, provide disabled access from those dwellings to garbage bays, letterboxes, car park and
street in accordance with AS1428.1. This is also
desirable on other sites.
Use of lifts is acceptable.
As a guide one lift servicing between 8 and 40
units, taking account of value for money. In
some cases, design for future passenger lift or
stair lift but dont install yet.
floor unit by low fencing and provides direct access to the dwelling.
REQUIREMENTS
13
Connection
Many tenants have a disability that restricts their
movement and limits their options for participation.
Therefore, it is very important that they are given
every opportunity to engage with those around
them.
Design Requirements
It is desirable that all dwelling entries address
either a street frontage or a common open space

internal to the development where there is passing activity.
These spaces should be designed with care to
prevent one dwelling overlooking another but to
promote dwellings overlooking common open
spaces.
The layout of these internal open spaces
needs to create a sense of place within the
development.
In addition, it should be easy and logical for a
visitor to find the dwelling they are looking
for.
Where the brief calls for it, provide a common
room located so no units own it and so as to
limit likelihood of tenants being disturbed by
those using it. Consult with community partners
as appropriate.
First and second

floor units have
large, partially
screened balconies; ground
floor units have
a small front
yard, allowing
tenants to personalise their
units.
14
REQUIREMENTS
Personal Territory & Separation
At the same time, many tenants have challenging

behaviour which can sometimes cause their
neighbours to feel insecure and can result in the need
for tenants to move house. Therefore it helps to design housing that reduces the opportunities for conflict. The elements of a conventional cottage can be
used in other housing forms to do this as well as to
improve amenity and to provide opportunities for tenants to individualise their homes. This includes:
Design Requirements
It is essential to have a high level of visual and
acoustic privacy.
It is essential to provide ground floor units
(including in medium and high rise) with direct

access to their front doors from street or common
open space, not via a lobby.
It is essential to provide a semi-private outdoor
space between ground floor front doors and the
common space, preferably including a garden
bed, sitting area and low fence and gate.
It is desirable to provide private outdoor living
space to rear of ground floor units with a high
fence
Provide opportunities for tenants to individualise
fronts of units: e.g. provision of garden, balcony or
other detail at front doors.
Provide all dwellings with individual clothes lines,
on balconies or in rear yards.
Provide easy access from all dwellings to letter
boxes and garbage bays. It is desirable to provide
these individually to units where they directly address a street. However, in pensioner housing,
garbage bays should be combined as some tenants cannot take out a bin.
REQUIREMENTS
15
Site Planning continued

Crime Prevention
A development can be designed in such a way as to

reduce the opportunity for crime and enhance the
feeling of safety for users and residents.
Design Requirements
Locate a living area (living, kitchen or dining)
16
overlooking street or common open space.

Ensure all entries (be they directly into a dwelling
or to a shared foyer) are clearly visible from
active common spaces.
Ensure unit numbering is clear for all visitors
entering the site
Light levels: install high-mounted, vandalresistant fixtures that deflect light downwards.
Note that bollard lighting does not illuminate peoples faces. Multiple fittings preferred to single
fittings to give consistent lighting levels. Maximise daylight penetration to common spaces.
Signage: clearly identify where public telephones, bus stops, taxi ranks, etc, are located.
Landscaping: trees and low-lying shrubs are not
to interfere with sight lines or provide opportunities for concealment or entrapment, particularly
along pathways and close to entrances.
Access routes: pathways should be direct and
well lit. Direct pedestrians to one well-lit pathway
Boundary definition: use open fencing and low
level plants to separate private open space from
public and common areas. Ensure places of
concealment or entrapment are not created.
It is not desirable to have cross site vehicular or
pedestrian routes. If they are needed, ensure
there are no direct sight lines that would encourage non-residents to use these paths.
REQUIREMENTS
Existing tree forms a focal point to

the insertion of new community
room at Blandville Court. Note clear
path line.
Planting & soft landscaping

Character & Design Issues
Use planting to help to create a domestic setting and
to differentiate different spaces.
Locate garden beds within private fencing as far as
possible to encourage tenants to tend beds and
reduce maintenance.
Minimise lawn areas ie private open space to be
predominately paving and garden beds.
Planting beds preferred min1000mm wide with paths
into wider beds to allow for access and maintenance.
Use trees and shrubs to emphasise entries, provide
wind protection, shade, help to screen buildings and
service areas and assist with privacy.
However, avoid obstructing views and eye level surveillance.
Consider opportunity for community garden.
Trees should be planted in larger areas of private
open space and preferably in garden beds or holes
in paving so as not to compete with lawn.
Be aware of planting restrictions in drainage and
sewer easements.
Buildings and car parks are not to encroach on the
drip line of existing trees.
Locate trees and shrubs with invasive root systems
and that drop leaves and flowers that become slippery away from driveways and paths.
Keep garden beds away from building walls
(moisture).
Separate garden beds from lawns with treated timber edges.
Deep mulch garden beds.
Plant Selection
Trees and plant selections should consider use of:
species indigenous to local area.
drought tolerant species.
species that add to passive solar design but do not
require high level of maintenance from tenants.
food species where insect pests are not likely to be
a problem.
scented flowering and bird attracting shrub and
ground covers.
Gradients for turf
Useable flat outdoor areas max 1:20.
Turf slopes max 1:6 for mowing.
NB mulch not acceptable substitute.
Grade sites min 1:100 to avoid ponding.
Direct overland flows away from buildings.
REQUIREMENTS
17
Off-Street Car Parking

About a half of public housing tenants own cars. Car
ownership is less amongst pensioners and less in areas close to good public transport. For many tenants,
their car is their most valuable possession often uninsured. For this reason, secure off-street parking is important to many tenants.
However, off street car parking also takes up a lot of
space on site and can be very expensive (underground
car parking, for example).
The level of car parking provision and its configuration
for individual projects need to reflect the prevailing conventions in the area, the need to optimise development
potential, access to services and public transport and
any known car ownership rates of the future residents.
The provision of car parking is expensive, both in terms

of lost dwellings that could have been on the site and
the cost of building underground car parking. Ultimately, the trade off in providing a high level of off
street car parking is building less new dwellings.
Design Requirements
Quantity
Generally, check if any State or Local Planning control applies. Note that where less parking is justifiable, (e.g. in flats in inner city areas) consider negotiating with consent authority.
The level of car parking provision and its configuration for individual projects needs to reflect:
the prevailing conventions in the area,
the need to optimise development potential,
access to services and public transport, and
any known car ownership rates of the future residents.
Any variation in the car parking provision levels set out in the schedule below can only be based on
regulatory requirements or context, both of which require formal agreement from Housing NSW
Multi unit
developments
Within 400m of shopping centre & good

public transport
Between 400m & 800m of

shopping centre & good public
transport
Seniors
General
More than 800m from shops &

transport
1:10 visitor plus;
1:10 visitor plus;
1-bed
1:10
1:5
1:2
2-bed
1:5
1:2
1:1
3+-bed
1:2
1:1
Seniors
General
1:1
1:2
1:1
1:1
When calculating the number of car spaces required the result should be rounded to the nearest whole
number
In multi-unit seniors projects provide one designated parking space for service and emergency vehicles.
Provide secure bicycle parking at 1:5
In cottages and dual occupancies, provide 1 off-street parking space for each dwelling.
Each project brief will advise where this parking needs to be secure. Secure means one of the following:
18
garages for dwellings facing a public street if this is the predominant practise in the street, or
located as close as possible to individual dwellings with good passive surveillance, or
enclosed in individual rear or front yards with optional gates, or
boom gate or roller door between street and common internal space in the development.
REQUIREMENTS
This car park is in a seniors living

development and uses surface treatment, planting and overlooking to
create a comfortable, safe space that
provides sufficient car parking spaces
for the residents and their service
providers .
Grouped car parking can work in such
situations provided it is smaller scale
and well detailed. Security comes
form lighting and overlooking.
If needed in the future the entry driveway can have security gates fitted but
currently it successfully self regulates.
Type
Design for both normal and disabled parking in accordance with AS 2890.1-2004 Parking Facilities
Part 1: Off Street Car Parking with regard to access and egress and dimensions of parking spaces.
Adopt conventions for carport or garage provision that prevail in the area unless it contravenes these
principles.
Provide off street parking as close as possible to dwellings, with good passive surveillance and minimum, but adequate, manoeuvring space
In all multi-unit developments, provide minimum 1:5 of the above spaces as covered parking designed
for wheelchair access with a covered way leading to a universally designed dwelling.
Where possible, avoid the use of underground and under cover parking in multi-unit developments.
Where underground car parking is necessary to retain development potential ensure it does not exceed the number of spaces in the above table.
Avoid large car parking areas. Keep common area parking to a small scale and use paving materials
and detailing to emphasise it is a shared pedestrian area. Consider breaking the expanse of paving
up with planting of trees between every three or four bays.
Where underground parking is necessary, design the column grid to minimise the size of any transfer
slab by aligning major walls and beams where possible. Ensure forward entry and exit from any underground car park.
This development includes a new public street
that incorporates conventional kerb side parking
bays with street tree planting.
The footpath is left unencumbered by trees and
the trees have room to
spread and provide shade
to both parked cars and
the road.
REQUIREMENTS
19
Building Style
Contextual Respect
Design involves the consideration of many issues
and it is the challenge of the design process to
resolve these creatively. Housing design can
foster a sense of community through respecting
the fundamentals that have created the prevailing
urban pattern, rather than through imitation of
style or visual references. Many sought after urban areas will have buildings of many different
styles but united by other commonalities.
Cottages surround this development. The decision to

use a semi-detached form instead of townhouse form
has helped it fit into the area successfully.
Design Requirements
We seek buildings that blend in by virtue of
their fundamental structure, the pattern of light

and shade, set-backs and orientation, but at
the same time offer a range of visual personalities.
Where these patterns are in a process of
change, have regard to the emerging patterns.
Avoid an institutional appearance in the use of
signage, ramps, letterboxes etc.
This recent example of a suburb in

transition shows
public
housing
between private
developments of
similar type without signaling tenure.
High rise buildings
from the 1970s
are a prime example of housing that
does not respect
prevailing street
patterns.
K2 Apartments, Melbourne.
Staggered balconies enhance individual visibility.
Individual Visibility
Sense of familiarity and identity is enhanced if the
dwelling can be individually recognised.
Design Requirements
Introduce variation between units where possi-
Adelaide Wharf, East London. Colour can be used

very effectively to individualise balconies whilst retaining
some underlying unity.
20
REQUIREMENTS
ble using building articulation, roof elements or

other architectural elements.
Design larger sites as a series of smaller developments with fewer units sharing each block,
common area and entry.
Paris, France.
Scaleable
Human scale is important. It sets the measure
for judging if a building is imposing or inviting,
overbearing or exhilarating. For example, the
roof over the entry or details on upper floor balconies, can be used to provide smaller scaled
reference points within a larger building bulk.
This building is essentially three storeys of

flats but because of cascading roof elements it
appears far less confronting.
This garden seat in Elderslie adds human scale to

the grounds.
Edge definition
Many fine planning ideas have come to grief
over poor definition of edges between public,
private and common.
Design Requirement
The masonry fence along the rear laneway in this inner

city development provides a defensive barrier in contrast to the rural wire fence in the example below. Both
define an edge between public and private with clear
signals to any person approaching.
These edges or boundaries, fences etc need

to be well defined, visible with controlled
movement between areas.
Delight
There is no reason why good design cannot
offer delight, even inspiration to the residents
and the broader community. A consideration
of details near where people come close to the
building (entry, kitchen and bathroom) with
little surprises here and there can lend character to a building far more than an over-stated
facade might. Decoration, far from being the
scourge of good design, should be incorporated and acknowledged as a key element in
promoting a domestic feel for a home.
A simple brick front fence or an

archway adds character.
Design Requirements
Include decorative elements where appro-
priate.
Keep decorative treatments and articulation of elevations to areas of greatest effect.
This extra little detail of a

stylised cat on the fence
lends a feeling of uniqueness to this housing complex.
REQUIREMENTS
21
Dwelling Sizes
Units sizes have now been standardised to allow sufficient but
not excessive space for tenants normal needs with and without
universal design standards. These take account of furniture,
circulation and storage. The site specific brief will dictate bedroom mix and access requirements.
The following maximum floor areas apply to all new supply
Housing NSW dwellings. They also provide guidance for
change projects (alterations and additions). Approval is required to vary these sizes.
Bedroom
Category
Property Type / Program
Max Floor Area1

m2
Bed sitter
Unit/villa2
Universal unit/villa
45
50
1-bed
Unit/villa
55
60
Unit/villa
70
80
Townhouse3/cottage
Universal townhouse/cottage
80
90
Unit/villa
95
105
Townhouse/cottage
105
Townhouse/cottage
125
135
Townhouse/cottage
140
150
Townhouse/cottage
155
165
2-bed
3-bed
4-bed
5-bed
6-bed+
115
Notes
1. Floor Area is measured from the internal face of the external walls of each dwelling. This includes
the internal walls but excludes balconies and garages.
2. A pair of single-storey attached dwellings is considered to be villas.
3. A pair of two-storey attached dwellings is considered to be townhouses.
4. Development standards in the Affordable Housing SEPP prescribe minimum gross floor areas.
22
REQUIREMENTS
Provision of Rooms
The site specific brief will tell you what mix of bedroom categories is required. For each of the bedroom categories, the following other rooms are required:
Living
Room
Kitchen/Dining
Bathroom with WC
Separate WC
Laundry
0-bed
Yes
Combined with living
Yes
No
Combined with bathroom
1-bed
Yes
Yes
No
Combined with bathroom
2-bed
Yes
Yes
No
Combined with bathroom or in cupboard
3-bed
or
more
Yes
Separate or semiseparate from living
Yes
Yes
Combined with bathroom or combined with

separate WC or in laundry cupboard
Movement through a dwelling is typically

addressed by arranging the spaces sequentially, from the public realm through
the semi public reception areas to the private areas like the bedroom - cellular
spaces, connected by corridors, secured by
doors. This arrangement suits a climate
whereby heating is the primary expense.
The following sets out some issues to consider when planning new social housing.
Internal Room Layouts

Doors against walls are
less desirable than ones
60+ cms from a return to
allow furniture into the
corner.
Quarter landing stairs

can be nice but ensure
the stair is open to
allow full view and the
movement of furniture
around the corners.
Plan dwellings to have a
quiet bedroom zone/s
detached a little from the
living/kitchen/dining areas.
Do not have the bathroom
door opening off the living/
dining/kitchen areas, and
do not have any bedroom
door opening off living/
kitchen/dining, except for
1-bed.
Watch that
living areas
dont become
defacto passageways with
paths of travel
criss-crossing
the room. The
front door
would have
been better on
the left here.
In 3 or more bed dwellings,

design living/kitchen/dining
area to have two separate
or semi-separate zones.
Entry door swings to shield room

from public view but a better
solution is to provide an entrance lobby where space permits.
REQUIREMENTS
23
Furniture: Builtin and Moveable

Furniture, both built in and moveable, and the
circulation pathways these create, are the essential partner in any planning of rooms.
Allowing adequate space for the placement of
furniture using true furniture sizes, is a must for
any sketch plans. Note that Housing NSW do not
supply loose furniture.
The table on the opposite page shows built-in and
moveable furniture types and sizes that need to
be shown in a sketch design. This ensures that all
designs can be adequately furnished in at least
one way and resulting circulation pathways assist
in the determining of window and door locations.
Whilst acknowledging the benefits of room layouts
that provide accessibility for wheelchair occupants, the primary role of the designer is to efficiently ensure tenants and their visitors can enter
and exit the dwelling, manoeuvre around kitchen
and bathroom appliances and enjoy internal and
external spaces. No wasted space.
Design Requirement
Show furnishings to types and sizes indicated on
the table opposite on sketch designs.
Floor plan of a general housing unit in Caves Beach.

N.B. Not designed to universal standards.
24
REQUIREMENTS
The
desire
and the
reality.
Room Type
Main bedroom
Second bedroom in pensioner housing

(*Can also be furnished
with 2 single beds, as
below)
All other bedrooms
Living room
Beds
All units
1550 x 2050
Wardrobe
600 x 1800 (min.)
Writing desk/dressing table
600 x 1200
2 x bed side tables
450 x 450
King size single bed*
1100 x 2050
Wardrobe
600 x 1200 (min)
600 x 1200
1 x bedside table
450 x 450
2 x single beds
900 x 2050
Wardrobe
600 x 1200 (min.)
600 x 1200
2 x bed side table
450 x 450
2 x 2 seat sofas
900 x 1800
Low shelf unit
450 x 1200
1 x 2 seat sofa
900 x 1800
1 x 3 seat sofa
900 x 1950
Low shelf unit
450 x 1800
1 x 2 seat sofa
900 x 1400
1 x 3 seat sofa
900 x 1950
2 x low shelf units
450 x 1800
1 bed unit
Dining table, 4 chairs
900 x 900
2 bed unit
900 x 1200
3 bed unit
900 x 1800
4-5 bed unit
900 x 1800
1 x 3 seat sofa
900 x 1950
Refrigerator space
900w x 650d x 1800h
2 bed unit
All units
1-2 bed unit
4-5 bed unit
Kitchen
Also refer to pg 37
All units
Lockable childproof medicine cupboard

1-bed unit
Bench top (excl stove, add 600 for any corner cupboards)
2100
2-bed unit
2400
1 & 2 bed units Pantry
Additional built-in storage
Plan dimensions (mm)
Queen size double bed
3 bed unit
Dining
Furniture
Min 450 wide
Sink 1 bowl sink with drainers
500 x 1200 approx
3 & 4 bed unit
2700
5 bed unit
3000
3-6 bed units
Pantry
Min 600 wide
Sink double bowl sink with drainers
500 x 1400 approx
Broom cupboard
450 x 450 deep
Linen cupboard
600 x 450
Mirrored cabinet in bathroom
750h x750w x150d approx
Vanity cabinet in bathroom
750w x 450d approx
Garden shed (units on ground floor with no garage only)
1600w x 800d approx
Mobility scooter storage + GPO (Seniors only)
1500 x 700
REQUIREMENTS
25
Construction Methods
Operational Access
Housing NSW occupies a unique position in the residential property industry as a substantive owner of dwelling
assets valued over $26 billion. Maintenance on Housing
NSW properties alone delivers approximately $300 million worth of work into the industry annually. Housing
NSW has an interest in assisting and guiding the industry towards better value, more robust and affordable
housing products that provide greater comfort to occupants without any associated high running or environmental costs.
Consider the ease of access for future maintenance. Allow for full access to all parts of the
building, including ceilings, sub floor and roof.
Particular attention needs to be focussed on
replacement of items, usually fixtures such as
water heaters but also including light bulbs,
with allowance for access and safe working
area. Those items known to need regular
replacement should not be dependent on solutions such as scaffolding.
From the 1990s to 2008, maintenance took over from

new supply as the main asset management focus of the
organisation. Life Cycle analysis of the Departments
portfolio has shown that investment in more robust/
durable products will reduce future maintenance expenditure. This benefits both the tenant and Housing NSW.
Easily
accessible
rain
water
fittings
in Liverpool.
Buildability
Any design has to be realised within the capabilities of
human beings to construct it, maintain it and disassemble it safely.
Durability of Construction
Context may impact these decisions, for example is it
near a marine environment, or a heavy industrial
area? Are there temperature extremes? Is there heavy
rainfall, excessive heat? Is the soil stable?
Cost-Effective Design Solutions

Take care with site levels to avoid unnecessary
26
REQUIREMENTS
cut and fill and retaining walls associated with

that.
Avoid unnecessary articulation of walls: this is
not an acceptable way to bring dwelling sizes
within maximum.
Avoid complex details, especially where they
create risk of water penetration.
External painted surfaces to be kept to a minimum.
Wherever possible, design windows, doors,
kitchens and all other components to sizes and
styles readily available off the shelf.
Non-standard inclusions are acceptable where
they help individualise a dwelling but must be
used judiciously.
Maintenance costs are

a significant expenditure for HNSW. Good
quality, durable material have a longer life
cycle and reduce future
maintenance expenditure.
Designing out Maintenance Provisions

Pilots have been carried out to test a range of improvements to housing to make it more robust and environmentally sustainable. Life cycle costs of maintenance expenditure have shown that increased capital outlay during construction on certain items can reduce overall costs in the
long term. Based on this modelling, the pilots and other
amenity considerations, the following requirements have
been incorporated into the Design Requirements:
Design Requirements
Design services so that future strata titling can occur
with common lines located under common areas and

individual connections for each villa or townhouse. In
multi-storey developments, provide service ducts.
Full masonry walls with plasterboard finish suited to ap-
plication or close spaced stud framed walls finished with

impact resistant plasterboard. Do not specify insulation
likely to allow moisture to bridge cavity.
Dwellings other than townhouses to be on one level.
Small changes in levels are not acceptable

Concrete ground and first floor desirable.
Use low maintenance external finishes, minimal render
or paint, face brick preferred. Prefinished steel fascias,

gutters and downpipes.
Roof framing not to bear on internal walls, eg use roof
truss framing.
Use sky tubes not rooflights or skylights.
All external window & door suites: semi-commercial alu-
minium satin etched anodised with timber reveals.

Ground level windows: sills a maximum 730mm above
floor level, excluding the bathroom, laundry and kitchen;

600mm preferred in bedrooms. Windows first floor and
above: operable part min 1200mm above finished floor
levels; laminated glazing in all windows. Avoid louvre
windows.
REQUIREMENTS
27
Designing out Maintenance Provisions

Internal Fit out:
Ceiling heights 2700mm in habitable spaces
with false ceilings (plasterboard on furring

channels) to underside slabs desirable.
Impact noise and sound attenuation for
party walls, ceilings (including ducts and
bulkheads) and floors to be to very high
standards.
Provide ceiling and sub-floor hatches allowing access to all parts of roof space and sub
floor.
Cornice: recessed edge set plasterboard,
recessed/shadow edge plasterboard or slip
joint coved cornice
Ceramic tiled floors to living and entry areas
except where climatic variations say otherwise (refer p32).
Door handles to be lever handles, 900mm
above floor preferred
Provide doorstop to all doors.
Cupboard doors to have large D door handles to AS1428.1, positioned near the bottom of the door for overhead cupboards and to the top of the
door for under bench cupboards.
Heavy duty kitchen hinges, metal drawer runners and sliding
door tracks.
Install capstan or 1/4 turn lever handles with ceramic disc or
Aqualoc washers.
Light switches at max 1100mm above floor not to be architrave type. Avoid white switches on white walls.
Power points (double GPO) 450-600mm above floor unless
otherwise stated.
Exhaust range hood to outside air for single storey dwellings.
Range hoods for multi-unit dwellings also ducted to outside
unless this is not possible.
Bathroom exhaust fans to outside air for all dwellings (also
refer pp30 & 31 for other requirements).
Window architraves to be nom 20 x
90mm timber.
Internal doors to be 32mm lightweight
solid core (pine) with paint finish; zinc
coated steel frames, 3 hinges, finishing
flush with internal walls.
All paints, adhesives and timber substrates to be low emission products.
28
REQUIREMENTS
Multi unit medium and high rise buildings with lifts

For 3-7 storeys use Machine-Room-Less (MRL) lifts.
Finishes to lift car and lobby to be vandal resistant.
Lift phone must be in Housing NSW name with auto dialler.
Service call response times max 1 hour.
Limit use of lifts to tenants only. (key operation).
Fire services: use passive methods (eg fire separation) not
active. (eg sprinklers) consistent with compliance with the
BCA
Lifts in New Supply
The brief will specify whether or not a lift is expected. A single
lift car should serve between 8 and 40 units.
Chair lifts: Universal Housing: Allow 700mm x 350 space top
and bottom of stair for future provision.
A resident enjoys the view in a 1970s high rise apartment.

REQUIREMENTS
29
Environmental Sustainability
Environmental sustainability is protecting the health, diversity and productivity of the environment for the
benefit of current and future generations. To be environmentally sustainable means building for the long term,
using building materials from renewable resources and ensuring buildings are water and energy efficient. It is
about reducing the environmental impacts of the housing assets as well as adapting to changing weather patterns and rising energy costs, particularly as HNSW tenants are amongst those least able to afford this.
Design Requirements
Generally, new housing must meet BASIX and achieve 6 stars under NatHERS requirements. Passive solar
and fixed systems are preferred to movable and active systems that require tenant intervention and subsequent potential misuse. Note that HNSW do not supply refrigerators, washing machines or dryers.
Essential Requirements
Water
4 star rated WELS tap aerators and WC. 3 star rated WELS shower heads.
Separate mains potable water meters to each dwelling.
Provide for rainwater harvesting. Where possible do not provide underground tanks . Prefinished steel
tanks preferred. Provide a first flush device drained to stormwater system. Minimum connection requirement is to garden taps. No bladder tanks. No mains top-up tanks. Long term warranty pumps (min 2yrs).
Thermal
comfort
Bubble type foil sarking and insulation to roof.

Ceilings and external walls thermal performance to meet NatHERS six star rating.
In complying with BASIX consider Low-E glazing, but not double glazing.
Use fixed or sliding external shading devices for window and door glazing to exclude summer sun and
allow in winter sun.
Openable windows for natural cross-ventilation. Refer safety provision on p 27.
Draught seals around all external doors.
Energy
Water heating systems in order of precedence:

1. Split system solar hot water heater with anti-freeze and in-line gas booster (where gas and northoriented roof space are available).
2. Split system electric boosted solar hot water heater with anti-freeze on off peak 2 (where northoriented roof space is available but no gas).
3. Heat pump hot water system (low noise decibels) (not in unit developments).
4. Gas instantaneous (in units externally in recessed anti-theft cupboard).
5. Gas storage.
Only use instantaneous electric where gas is not available and roof space precludes electric boosted
solar.
Internal lighting: bayonet type batten holders. Fluorescent fittings acceptable in kitchen, bathroom, laundry, carport.
Timer switches to bathroom fans.
For any single apartment building containing 8 or more units solar photovoltaic panels generating electricity fed into the grid and equal to the requirement for all external and internal common area lighting.
Panels should be located on north, north-west or north-east facing roofs.
Well ventilated refrigerator space.
Other
Low VOC (volatile organic compound) paints and vinyl for good indoor air quality. Only water based
paints, even where enamel paints are otherwise specified. Also low VOC boards in kitchen bench tops,
carcasses, doors and shelves, pvc edged. Inside of doors and shelves melamine finished with pvc edge
strips.
Indigenous flora requiring little irrigation and where appropriate food-generating plants.
30
REQUIREMENTS
Desirable Requirements
Thermal comfort
Roof and faade colourconsider light colours to reflect heat.
Energy
Use of natural light and ventilation throughout.

Internal ventilation fan in bathroom with automatic dampers or shutters and operation control such
as manual on/off or interlocking to light switch.
External lighting: movement and photoelectric detectors in appropriate areas. Do not use timers.
Other
Pervious paving to hardstand areas.

Secure and conveniently located bicycle parking.
Minimise on-site car parking.
Use landscaping to assist in passive solar design.
Locally produced, low embodied energy, renewable building materials and materials that can be
recycled where possible.
Solar hot water systems are the preferred

system in HNSW dwellings.
Rain water tank harvesting rain water for a community garden.
REQUIREMENTS
31
Environmental Sustainability cont

Climatic Variations
Housing NSW accepts that some design responses will vary across the state. These are essential unless noted
as desirable. Provisions shown in this table can be used in other regions, unless region specific is stated.
Passive solar provisions appropriate to each climatic zone, such as insulation and sun shading, are not shown
here. It is assumed that in conforming to BASIX requirements and 6 stars under NatHERS, these will be included in an appropriate way for each climatic region.
Climatic Zone Description
Location
Design response
Zone 2
Warm humid
summer, mild
winter
North Coast
Wide eaves desirable (600mm).

Covered outdoor space adjacent to living area.
Narrow plan to encourage cross ventilation desirable.
Roof and wall materials to be predominantly of light colours.
Ceiling fan in living room.
Zone 4
Hot dry summer,

cool winter
Western Plains
Wide eaves desirable (600mm).

Covered outdoor space adjacent to living area.
Provide gas bayonet in living area against an external wall that is suitable
for a future gas appliance flue.
Roof and wall materials to be predominantly of light colours.
Zone 5
Warm temperate
Coastal Sydney Provide gas bayonet in living area against an external wall that is suitable
& Central Coast for a future gas appliance flue.
Zone 6
Mild temperate
Western Sydney, South

Coast, tablelands
Provide gas bayonet in living area against an external wall that is suitable
for a future gas appliance flue.
Zone 7
Cool temperate
Great Dividing
Range
Provide one flued gas heating appliance to a living area. If gas is not
available, provide a fixed energy efficient electrical heater, region specific.
Carpet to all rooms excluding kitchen and wet areas, region specific.
Zone 8
Alpine
Provide one flued gas heating appliance to a living area. If gas is not
available, provide a fixed energy efficient electrical heater, region specific.
Carpet to all rooms excluding kitchen and wet areas, region specific.
Provide an entry airlock, region specific.
* As defined in the BCA, see NSW map for zone locations (p33, opposite page).
32
REQUIREMENTS
Variations by Climatic Zone
REQUIREMENTS
33
Universal Access
Over a third of residents in public and community housing in
NSW are over 65 years of age and over a quarter are on the
disability support pension. This means that the incidence of
disability is well above community averages.
As a result, Housing NSW is committed to designing houses
in such a way that they are practical and flexible to meet the
changing needs of residents of different ages and abilities
over time. This will allow them to continue living in their own
homes and communities without the need for relocation or
major adaptation. This approach avoids barriers that may
discriminate against people visiting the house and has benefits for the use of prams and shopping trolleys, moving furniture and for temporary disabilities. The NSW State Plan encourages this approach (see inset box below).
The term universal has been adopted by Housing NSW to
describe this type of flexible accommodation. Universal is
preferred to adaptable or disabled, because the emphasis is on designing for the needs that most experience from
time to time throughout their life, not just those of disabled
tenants.
The standard is a little looser than full compliance with all
the relevant Australian Standards because this enables
wider application. The arrangement and size of rooms, the
type of floor finish, the height of light switches are all Universal Design considerations.
Bathroom with hobless shower

area.
The amount of universal housing in any development will

depend on the brief but should be no less than 50% with
more than this in well serviced areas.
NSW State Plan
The NSW State Plan sets the framework for housing provision that meets a diverse range of needs. Towards 2030:
Planning for our Changing Population, released in April
2008, encourages:
universal design principles as the basis for planning for
seniors housing in the public and private sectors;
a range of housing choices to meet the needs of a
changing population profile;
safe and accessible, well designed communities suit-
able for a diverse ageing population; and
partnership models where social housing is provided in
conjunction with support services for older people.
34
REQUIREMENTS
An increasing number of tenants

have motor scooters which need
storage space and recharge points.
See page 21.
Design Requirements
The Room and Location Requirements sheets set out specific
requirements as they apply in each room or location.
Certain universal design elements have been included for all
dwellings.
Where the brief requires dwellings to be designed to universal
standards the universal design features are shown in the second last row of each sheet.
These requirements can be summarised as follows:
To be Universal dwellings must meet the Australian Standard
for Adaptable Housing AS4299, Class C level. All essential
features in this Standard are to be met, with the following exceptions:
1. Kitchen will not be installed with adjustable height work
surfaces, but will accommodate a future kitchen for a disabled tenant in terms of space allowance and location of
services.
2. Illumination levels of 300 lux are to be met by moveable
light sources into GPOs.
In addition, the following features are also required:
Designs may need to accommodate residents with special

needs.
1.
2.
3.
4.
5.
6.
7.
8.
Higher standard of car parking size and access (ref p38).

An accessible path to garbage bays (ref p39).
Height adjustment to drying lines (ref p40).
Entry porch to certain size and gradient (ref p41).
Provision of scooter storage (ref p42).
Sill height in ground floor rooms (ref pp27 and 47).
2-way bedroom light switches (pp46 and 47).
Grated drain in bathroom (ref p49).
Any element or feature that has capacity to be adapted in
the future should be noted on the design drawings.

If a project is planned under SEPP Housing for Seniors and
People with a Disability then several Australian Standards

for access will also apply.
Level entry for residents with mobility difficulties.
REQUIREMENTS
35
36
REQUIREMENTS
Location and Room Requirements

This section sets out the specific requirements for new supply of public and community housing in NSW by location and room. It also provides guidance for change projects (alterations and additions). It is intended to be
read together with the previous section of this document which gives requirements at the whole-of-site level on
issues such as site yield, site planning and environmental provisions.
These location and room requirements apply to all housing, excepting for the last two rows on each sheet .
These rows are labelled Universal Features and Social Housing for Older Residents Features.
Universal Features
These apply, in addition to all the regular features, where the brief calls for universal design.
It is anticipated that universal design features will apply in most cases.
Note that if a project is planned under SEPP Housing for Seniors and People with a Disability, the higher standard applies.
Social Housing for Older Residents Features
These are items that are advisory and for consideration only where the brief calls for Seniors Housing.
REQUIREMENTS
37
Car parking & Driveways

Special Notes
Well illuminated and signposted for access points and unit/block identification.
Design for casual surveillance of parking areas from residences and public spaces.
Minimise and visually break up hard stand surfaces as much as possible.
Minimise distance from car space to front door.
Provide buffer space between driveways and dwellings.
A 4m wide module for multi-unit construction facilitates an 8m structural column spacing in
underground car parking, avoiding need for transfer slabs and allows for 2 x disabled width
car spaces or 3 x 2.5m standard car space widths.
Locate car parking spaces in setbacks where consistent with good design.
Car parking spaces
Number and type
Refer Off-Street Car Parking, pp18-19
Provision
Secure fencing
General Housing: Separate car zones from individual dwelling entry

zones.
Driveways
Generally
Electrical
Lighting
Covered and open car

parking
Universal Features
Materials & Finishes
Access, egress and car parking spaces in

accordance with AS 2890.1-2004 Parking
Facilities Part 1Off-Street Car Parking.
Length and width
Minimise
Broom finished concrete, light coloured and not stencilled.
Consider pervious paving bearing in mind long term maintenance.
Social Housing for

Older Residents
features
Lighting levels to Australian Standards.

Screened from windows and neighbours,
mounted high on posts or buildings, vandal
resistant and deflect light downwards. Bollard
lighting not to be used as they do not light the
faces of strangers.
In multi-unit developments, provide covered car parking with covered access in accordance
with AS4299 Class B, to 1 in 5 units (or part thereof) via an accessible, barrier free pathway.
These units should be universally designed.
Provide this as close to dwellings as possible.
In universally designed cottages or dual occupancies provide car parking in accordance with
AS4299 Class C.
Provide designated parking for service providers to facilitate service delivery and attendance
by medical or emergency vehicles. Desirable if this is not visible from the street.
Provide colour contrast edging to paths and driveways.
Visitor parking 1 for 6 units or part thereof desirable.
Lighting: Use motion detectors. Levels to Australian Standards but not less than 50 lux.
Buller Street Parramatta

presents exceptionally
well to the street.
38
REQUIREMENTS
Grounds & Landscaping

Special Notes
Provision
Ensure all entries are clearly visible from street or active common spaces.
Dwellings having direct frontage to the street to have their own front fence, gate and letterbox.
It is not desirable to have cross site vehicular or pedestrian routes. If they are needed, ensure
there are no sight lines that would encourage non-residents to use these paths.
Fencing and
Rear and side boundary
1800mm fence.
gates
Front and side boundary to 900-1000mm semi transparent,
cut off fence.
900mm wide clear pedestrian gate.
No spear points where impaling is possible.
Consider infill between masonry piers.
Cut off fence.
Childproof with min width 2700 vehicle gates,
where these are needed.
Letter Box
1 per dwelling, single or

grouped.
To take A4 size mail, numbered, lockable and

one hand operable.
Paths and
ramps
1.2 m wide for common

entry paths.
1 metre clear width elsewhere.
Retaining walls
Retaining walls less than

1000mm high in full brick.
Concrete block for taller
walls.
Provide steps preferably of
300mm going and 150mm
riser, with no projecting
nosing.
Garbage areas, recycling
areas.
If paths require handrails, ensure 1m clear

width.
1:20 ramps preferred without handrails.
minimise paving as much as practical.
Avoid paint or other finishes that require maintenance. Integral finishes acceptable.
Steps
Waste
management
Signage

Electrical
Paving
Turf and plants
Lighting
Steps to finish and start with full steps and not

to disappear because of cross falls. Provide
handrails to both sides.
Screened from view, provide shade over. Locate close to site access points but away from
dwellings.
Refer DECC Better Practice Guide for Waste
Management in Multi-Unit Dwellings.
Collection point for household whitegoods etc. for

developments over 8 units.
150mm to street numbers
50mm lettering to letterboxes and front entry
doors.
Brush finished concrete.
All signage should be well lit and could combine pictograms/Braille where appropriate.
Ensure unit numbering is clear for all visitors
entering the site.
Coloured, not stencilled.
Unit paving.
No stepping stones paving to be continuous
Refer Planting & Soft Landscaping sheet page 17.

Provide lighting to common Lighting to be screened from windows and
area paths, letter boxes,
neighbours.
garbage areas, entry
mounted high on posts or buildings.
points.
no bollards as they do not light the faces of
strangers.
Rainwater tanks
Universal
features
Prefinished steel preferred. Refer Environmental Sustainability sheet p. 30.

Direct and level/barrier free access in accordance with AS1428.1 from street and carpark to
letterbox, garbage/recycling and front doors. Child safety is assisted by delineating front yards
into two zones: secure recreational (includes path to front door and planting) and vehicle zone.
Social Housing for

Older Residents
features
Paths should be finished with a contrasting edge colour.

Where gardening by residents is encouraged, provide areas of raised garden beds and for
composting and storage.
At external seating and letter box/ entry gate areas consider providing weather proof cover.
Step risers to be as low as accepted by BCA.
REQUIREMENTS
39
External Private Open Space including Balconies

Special Notes
**Primary balcony or private open space opening directly off dining, kitchen or living
room.
Private drying lines for all dwellings, in private rear yard or balcony, covered where
practical.
Where two balconies provided, prefer clothes line on secondary balcony.
If in a visible location lines should be provided with adequate screening.
Balconies must be engineered for live loads associated with social gatherings.
0
1
2
3
4
5
6
Comments
Bedroom
BALCONIES: Primary. **
Minimum (m2)
Minimum depth (m)
10
Private Open Space (POS)

Ground Floor
dwellings m2
15
25
POS minimum dimension
Clothes line (minimum

linear metres)
Provision
Material and Finishes
Secure external storage

Electrical
Paths,
ramps
& turf
Balustrades
35
40
50
Provide 2nd balcony for 3+ bedroom units

Grade 1:50 away from building
Balconies to have upturn to prevent
water falling onto balconies below.
Floor wastes & overflow provision
required.
Private Open Spacesee special
note above **
60
Check Council DCPs where they

apply
19
37 Install in yard or on balconies. Must
be below handrail height if screening not provided.
As per Planting and Soft Landscaping page 17
To be engineer designed or proprietary handrail certified by a structural
engineer.
Infills of obscure glazing preferred or prefinished compressed fibre cement
sheets.
Detail for combination transparent with solid material infills.
Consider screening above handrail to part of balcony for privacy and sun
shading
2100 h x 1600w x 800 d mm approximately

Prefinished steel bolt fixed to concrete plinth.
1 each at front and rear entry
Lighting
1 each at every balcony and
porch
Power
Points
Taps
Fixtures
Universal features
Social Housing for Older

Residents features
2 x double GPOs waterproof as

Lockable unless protected by
required.
1800mm high private unit fencing.
Provide one garden tap front and back private open space in a convenient, safe location.
Mount drying lines so height adjustment for wheelchair user is possible.
Design for wheelchair access thresholds onto balconies and from external paving in all
dwellings to drying yards.
Paths should be finished with a contrasting
edge colour.
Note balcony upturn, movable sun shading/screening and

height of awning drying frame.
40
REQUIREMENTS
For ground floor dwellings. Resident to provide padlock.

Compact fluorescent
Waterproof fixtures, easy reach to
change bulb.
Entries, internal circulation spaces, stairs & storage

Common area corridors, lobbies and stairs
Special Notes
Materials &
Finishes
Floors
Ceramic tiles with nosing on stairs.
Tiles and nosings to be R9 slip

resistant and fully vitrified.
Walls
To comply with BCA noise and sound transmission codes.
100% acrylic paint, semi-gloss

Tile finish to feature wall in stair
lobbies as briefed.
Ceiling
100% acrylic ceiling paint, semigloss.
Skirting
Plasterboard flush set/suspended to comply

with BCA noise and sound transmission
codes.
Set rebated shadow edge or plant on plaster
shadow cornice.
20 x 140 timber (not MDF) or 150mm tile.
Architraves
20 x 90 timber (not MDF).
Front doors
Power points
Electronic door operators, security systems

etc.
1x2GPOs per floor, lockable.
Lights
1 per floor min.
Standard front
door
Standard 920mm leaf for min. 850 clearance.

40mm thick flush type solid core particleboard or blockboard cored door (Type B
bonded plywood/hardboard face).
Fire rated front

door
Fire rated doors to be 45mm thick/60/30

FRL rated flush type door (Type D bonded
plywood/hardwood face) with appropriate
FRL rated door closer.
100% semi gloss acrylic paint.
Doorframe to be Zinc coated steel with 3

hinges.
Ensure good signage within building to lifts,
exits, unit numbering and parking.
100% gloss acrylic finish.
Designed to meet BCA requirements.

Provide direct and level access at entry.
Aluminium framed glazed entry and upper floor lobbies to improve surveillance.
Enter ground floor units from front private open space rather than internal stair lobby
No blind corridors.
Cornices
Electrical
Front Doors to
units
Fixtures
Front door
frame
Signage
Universal
features
100% full gloss Acrylic paint.
As briefed.
Light switch located max 1100mm
above floor. Not to be architrave
type. Switch plates to contrast
with wall colour.
100% semi gloss acrylic paint.
Also provide a security finder and
draught seals, lever latch sets and
door stop fixed to door.
Lever latch sets with FRL rating

Doorstop fixed to skirting.
Consider pictograms.
Provide a 1600mm x 1600mm min. covered main entrance porch with max 1:40
grade & no threshold step.
Lever handles to doors
Straight flight stairs preferred. Allow for space at top and bottom for parking of
future stair lift and dedicated GPO. Stair width clearance to BCA.
Contrasting edge
strip on
each tread
nosing
Lever
type
door
handles
Handrail
return at
top of stair
to assist
visually
impaired
users
REQUIREMENTS
41
Entries, internal circulation spaces, stairs & storage (cont.)

Internal dwelling corridors
*Special note
Provision
Width
Prefer entry door to open into hall rather than directly into living areas.
Internal access from garages via deadlocked door.
In Zone 8 (refer Climatic Zones p32) provide an entry airlock.
Quarter landing acceptable if furniture removal is possible. No winders.
Refer to page 29 for passenger lifts.
Ceramic tiles with nosing on stairs

Carpet as per climate zone pg 32.
1200mm allows for accessibility,

furniture, play and ventilation.
As short as possible.
Tiles & nosings to be R9 slip resistant and fully vitrified.
Walls
Impact resistant.
100% acrylic paint, semi-gloss.
Ceiling
100% acrylic ceiling paint, matt.
Skirting
Plasterboard flush set/suspended to comply

with BCA noise and sound transmission
codes.
Shadow set edge or recessed edge plasterboard cornice.
20 x 140 timber (not MDF) or 150mm tile.
Architraves
Doors
Light point
Min 870mm door leaf, semi solid core for min

820mm clearance.
Lever handles and doorstop to door.
Steel, 3 hinges, finishing flush with internal
walls.
1 min per length of corridor.
Power points
1x2GPOs per length of corridor.
Telephone
1 (only in one corridor per dwelling).
Length
Floors
Materials &
Finishes
Cornices
Door frames
Electrical
Universal
features
Social Housing
for Older Residents features
1000 minimum, 1200mm preferred or to

AS1428.1 under prevailing SEPP.
100% full gloss acrylic paint.
Provide view panel and adequate circulation space in front of entry doorway, preferred.
AS1428.1 is a useful reference for circulation in corridors especially less than 1200mm wide.
Townhouses: straight stair flights preferred as this allows for possible future stair lift. Allow for
space at top and bottom for parking of future stair lift and dedicated GPO.
Lever handles at 900mm preferred height for all doors.
Risers as low as permissible under BCA preferred.
Provide contrasting edge strip to each going edge.
Stairs: allow for the provision of handrail to both sides and min 1050mm clear width.
No carpet on stairs in seniors living projects.
A landing mid flight (max 10 risers) allows for rest stops and breaks length of a fall.
Storage
Provision
42
Broom cupboard
Min 450mm x 450 deep full height with one

shelf at 1200 high. Preferably near kitchen.
Linen cupboard
Min 600mm x 450 deep full height with shelving. Preferably near bedrooms.
Garden shed
Shed (units on ground floor with no garage

only). In carport or on back veranda.
Scooter storage
Mobility scooter storage + GPO (Seniors

only). On back verandah, front porch, carport,
hallway.
REQUIREMENTS
Alternatively can provide these

in living, dining or hallway.
Provide d-handles (ref Designing out Maintenance provisions
p. 28).
2100h x 1600w x 800d approx.
1500mm x 700 with grabrail
suitable for attaching a lock if in
a public area
Living Room
Special Notes
Bedroom
Provide direct access to private outdoor space and/or covered entry and/or balcony without
changes in level.
Allow for set downs in floor slab to ensure level access when ceramic tiles are the intended
floor finish. Use compressed cellulose fibre sheet underlay in framed construction.
Window sill heights: refer Designing out Maintenance provisions p. 27.
Gas bayonet to external wall of living room is required for certain climate zones.
Bathroom and bedroom doors not to open from living areas.
Min 820mm clearance at doorways/openings.
0
1
2
3
4
5
6
Comments
Min m2
35
28
Includes the following functions
Living room,
kitchen &
dining room
Minimum dimension
Living,
dining ,
kitchen &
bedroom
3.6m wide
Material & Finishes
Floor
Ceramic tiles or carpet and underlay
Refer p. 32 climatic zones.
Walls
Impact resistant.
Ceiling
Plasterboard flush set/suspended to comply with BCA noise and sound transmission codes.
100% semi gloss acrylic

paint.
100% acrylic paint, matt.
Cornices

20 x 140 timber (not MDF)
or 150 tile.
Skirting
Architraves
Electrical
Gas
32
25
30
33
36
Living room only
4m wide preferred in larger

dwellings.
100% full gloss acrylic

paint.
Light point
Power points
1
3x2GPOs. Add extra if
needed to ensure minimum
of 1 for each length of wall
between openings.
Telephone
TV aerial socket
1
1
Allocate adjacent to GPO.
Broadband
Allocate adjacent to GPO.
Ceiling fan with integral light
Gas bayonet
Refer climatic zone. Min

2400mm to u/s fan.
Against an outside wall.
Flued gas heating appliance
Refer p. 32 climatic zones.
One GPO close to telephone point.
Furniture
Refer to furniture schedule p. 25.
Universal
features
Check entry door clearances for wheelchair access, including clearance at lock stile side.
Prefer glazed full height side light.
Allow for wheelchair turning circle of 2250mm clear of furniture.
Social Housing for

Older Residents
features
Slab on ground construction to be well detailed to avoid trip hazards at tile set downs and
sliding door tracks.
REQUIREMENTS
43
Kitchen and Dining Room

Special Notes
Sinks
Approximate size
Dining area sized for the household plus two visitors.

Avoid placing kitchen close to entry. Min 820mm clearance at doorways.
Bathroom and bedroom doors not to open from living areas.
Position refrigerator and pantry at kitchen entry.
Avoid circulation routes running through kitchen due to dangers to children.
Layouts to provide logical and continuous food preparation sequence.
Storage to include drawers and cupboards below benches and cupboards above all benches
against walls.
300mm min. length of bench required both sides of a cooktop.
Opening windows to be easily accessible, not above cooktop and, if possible, overlooking
childrens play area.
Rangehoods ducted to outside air wherever possible and recirculating type otherwise.
Locate a child-proof medicine cupboard in kitchen.
D-handles required for all cupboard doors (refer Designing out Maintenance provisions p28).
0
1
2
3
4
5
6
Comments
Refer to living room
2.7
Dimension refers to dining rooms.
areas.
2.1
2.4
2.7
3.0
Excludes stove/cooktop, add
600mm for any corner cupboards.
Splashback to extend from
benchtop to u/s overhead cupboards/shelves and rangehood.
To be easily cleaned heat resistant and sealed against
benchtop.
Capstan or 1/4 turn lever handles
1 bowl sink with
Double bowl sink with drainers
with ceramic disc or Aqualoc
drainers 500 x 1200
500 x 1400
Floor
Bedroom
Minimum dimension
Benches (600mm
wide)
(lineal metres)
washer.
Walls
Ceiling
Cornices
Electrical
Fixtures
Skirting
Shadow set edge or recessed

edge plasterboard cornice.
20 x 140 (not MDF) or tile 150.
Architraves
20 x 90 Timber (not MDF).
Light points
Power points
2x2GPOs (dining area)

2x2GPOs (above kitchen bench)
1x1GPO (refrigerator)
1x1GPO (microwave)
1x1GPO (range hood)
1x1GPO (cooktop)
1x1GPO (oven)
Telephone
Pantry
Cooktop
1
1 & 2 bed unit min 450mm wide
Cook top with front or side controls
Under bench or wall oven
1
Allow 900w x 650d x 1800h
Oven
Rangehood
Fridge space
44
REQUIREMENTS
Fully vitrified R9 slip resistant

ceramic tiles
Impact resistant
Plasterboard flush set/suspended
to comply with BCA noise and
sound transmission codes.
Refer climatic zone.

100% acrylic semi gloss paint with
anti-mould agent.
100% full gloss acrylic paint .

To light dining table & food preparation area.
One GPO close to telephone
One GPO within 300mm of
bench edge.
Ensure a GPO is located above
any corner cupboards.
Position outlet for cooktop and
for wall oven as required.
In 3 to 6-bed dwellings only
3-6 bed unit Min 600 wide
GPO easily reached.
Kitchen and Dining Room (cont.)

Universal
features
Universal living dining and kitchen should occur on entry level. Where this is not possible a
straight stair should be provided with ability to install stair lift.
Allow current or future width to increase to 1550mm between benches without demolishing
full height walls. Ensure sink is not on bench section that will be potentially relocated.
Circulation spaces at doors to AS1428.1.
Install lever taps within 300mm of front of sink
Cooktops to have isolating switches and front controls.
Ensure doors to side opening ovens open away from lay-off space.
Social Housing for

Older Residents
features
Ensure minimum clearance 1550mm between benches can be achieved (approx 1500mm
between bench tops);
Install removable cupboards below benchtops at hotplates and sinks minimum 800mm wide;
with removable panel above overhead cupboards with splashback tiling to extend to floor
behind removable cupboards;
Provide walk-in pantry;
Make all lower shelves able to be pulled out;
Construct overhead cupboards with sliding doors (to prevent head injuries) or make the cupboards into open shelves;
Make provision for future side opening oven door & provide an adjacent bench top;
Cook-tops should have colour changes elements when hot;
Use contrasting colours to define the edge of benches etc;
Avoid white switches on white walls.
REQUIREMENTS
45
Main Bedroom
Special Notes
Min 820mm clearance at doorways
m2
12
Min dimension
Provision
Telephone
Next to bed on side closest to door.
TV aerial socket
On opposite wall to bed head.
Floor
Carpet and underlay
Walls
Impact resistant plasterboard

glue fixed to masonry.
Plasterboard flush set/
suspended to comply with BCA
noise and sound transmission
codes
Ceiling
Cornices
Skirting
Shadow set edge or recessed

edge plasterboard cornice
Architraves
Internal door
Min 870mm door leaf, semi solid

core for min 820 clearance
Lever handles and doorstop to
door.
Zinc coated steel, 3 hinges,
finishing flush with internal walls
Door frame
Electrical
Area includes built-in wardrobe
100% acrylic paint semi gloss.

100% acrylic ceiling paint, matt.
Light point
Switch located max. 1100mm above

floor Not to be architrave type.
Power points
3 x 2GPOs
Place one either side of likely bed

head & one opposite for TV.
Fixtures
Built in wardrobe
sized as per Furniture
Schedule, pg 25
Provide 600mm wide bank of adjustable open shelving within built-in

wardrobes and additional shelf above hanging rail.
Wardrobe to be full height.
Universal
features
Size: nom. 15m2 being 3.0 x 4.1m or 3.5 x 3.6m excluding wardrobe. Refer to AS 4299.
Window sills: prefer 600mm max off floor in bedrooms but operable part 1200 min above FFL.
in bedrooms above ground level.
Built-in wardrobe to have open shelving unit at door latch side.
Light point: two way switch max. 1100mm above floor at door, and 1 at bed head wall 600mm
above floor.
Direct stick carpets.
Space required for 180 degree wheelchair turn is 1550mm x 2070mm with 2070mm in the
direction of travel.
Lever handles to door.
Universal bedrooms should occur on entry level. Where this is not possible a straight stair.
should be provided with ability to install stair lift.
Sliding doors to wardrobes
Two way switch light from bed as above.
Social Housing for

Older Residents
features
46
REQUIREMENTS
Other Bedrooms
Special Notes
m2
Minimum dimension (width)
In general housing, these often provide for two children.

Min 820mm clearance at doorways.
Window sills preferred to be 600mm AFFL. Windows to first floor to have operable
part of window min 1200mm AFFL.
11
Area includes built-in wardrobe
3.0m min
Provision
Light point
Power points
2 x 2GPOs
Floor
Carpet and underlay.
Walls
Impact resistant plasterboard.

Plasterboard flush set/
suspended to comply with
BCA noise and sound transmission codes.
Ceiling
Cornices
Skirting
Shadow set edge or recessed edge plasterboard

cornice.
Architraves
Internal Door
Min 870mm door leaf, semi

solid core for min 820 clearance.
Lever handles and doorstop
to door.
Zinc coated Steel, 3 hinges,
finishing flush with internal
walls.
1
Door frame
Electrical
Fixtures
Universal
features
Social Housing for Older

Residents features
Telephone
On opposite walls. One GPO

to be near telephone outlet.
100% acrylic paint semi gloss.
100% acrylic ceiling paint,
matt .
Built in Wardrobe
Provide 600 wide bank of adjustable open shelving within builtsized as per Furniin wardrobes and additional shelf above hanging rail. Wardture
robe to be full height.
Schedule page 25
Second and supplementary bedrooms require wheelchair access through doorway.
Desirable width of 3.2m allows for two single beds, 1200 wide cupboard and manoeuvring space for a direct wheelchair approach to door from inside the room.
Windows: sills prefer 600mm max off floor in ground level bedrooms.
Light point: two way switch max. 1100mm above floor at door, and 1 at bed head
wall 600mm above floor.
Built-in wardrobe to have open shelving unit at door latch side.
Direct stick carpet.
Lever handles to door.
Two way switch light from bed as above.
REQUIREMENTS
47
Bathroom
Special Notes
Bathrooms should occur on entry level. Where this is not possible a straight stair should be provided
Bedroom
with ability to install stair lift.

Bathrooms to be as compact as possible and located near other wet areas.
Ensure walls are reinforced for future grabrail installation in areas as shown in AS4299.
Do not install 3 in 1 fan / light / heat fixtures.

All wet areas to have set downs in floor slab/framing to ensure level access.
Use compressed cellulose fibre cement sheet underlay in framed construction.
Min 820mm clearance at doorways.
No architraves to doors.
Height for operable part of window min 1200mm above FFL.
Size
Materials &
Finishes
Bathrooms to be as compact as possible and located near other wet areas

& bedrooms.
Floor
Walls and
skirtings
Ceramic tiles, unglazed R10, non-slip

Ceramic tiling full height.
To comply with BCA noise and sound
transmission codes.
Fully vitrified.
Includes laundry recess if combined in
bathroom.
2400mm ceiling height max. preferred.
Ceiling
Flush set/suspended.
Plasterboard to comply with BCA noise
and sound transmission codes.
100% semi gloss acrylic paint with

anti-mould agent.
Cornices
Shadow set edge or recessed edge

plasterboard cornice.
Architraves
20mm x 90 timber (not MDF)

To windows only
Internal Door
Min 870mm leaf 35mm light weight

solid core faced with waterproof hardboard.
Lever door handles and doorstop.
Zinc coated steel frame with 3 hinges
finished flush with internal walls.
Door frame
Waterproofing
Electrical
48
Comments
Drainage
Should extend under the whole bathroom floor.

Floor waste & shower waste
Light point
Exhaust fan
Power points
1 x 2GPO adjacent to mirror to comply

with AS3000.
REQUIREMENTS
NB No architraves
Lift-off hinges where WC is within
1200mm of door opening.
See note** under Universal features.
Position waste so water does not track
across movement paths.
Locate switches max. 1100mm above
floor, not to be architrave type. Switch
plates to be replaceable for colour
contrast to walls.
Sized to suit room and laundry facilities if combined. Put on timer switch.
Duct to outside air. Automatic dampers or shutter and operation control
such as manual on/off or interlocking
light switch.
Waterproof or within the cabinet.
Switch plates to be replaceable for
colour contrast to walls.
Bathroom (cont.)
Fixtures
Vanity cabinet unit
Mirrored cabinet
Bath
Shower and screen
Shower rose
Wall mounted multi-directional
Taps
Capstan or 1/4 turn lever handles with ceramic disc or

Aqualoc washers
Soap holder
Towel rails
1 per shower + 1 per bath

1x min 750L x16mm diameter
per bedroom (incl. Bed-sit)
Cistern with internal overflow.
Dual flush 4.5/3 litres.
Ceramic preferred.
Mount 1000mm above floor.
Chrome plated brass or SS.
Min 4 star WELS rating.
Pedestal & cistern to be white, vandal resistant vitreous china.
1 per toilet pan. Min 150 x

150mm
1 per bathroom for 0-1 bedroom
(all housing), 2 robe hooks for all
other housing. 52mm x 53mm
Ceramic or chrome plated/SS with aluminium roller.
Toilet paper holder

Robe hook
Minimum 900mm x 900, hobless. No showers over

baths. Pref, locate showers away from bathroom
door & on external wall. Powder coated aluminium
frame, pivot door preferred. Fitted screens to allow
for removal without damaging waterproofing or tilting.
Restricted flow as per BASIX. Min 3 Star WELS
rating.
Locate taps so scalding is avoided.
Restricted flow as per BASIX,
Chrome plated brass.
Provide sufficient space to satisfy wheelchair access to all fixtures & circulation spaces in accordance with AS
Social
Housing for
Older Residents features
Nom. 750h x 750w x 150d mounted 100-150 above

vanity.
Min 1500 long. Do not place shower or window over
baths.
Provide in 2 bed (General Housing only) 3, 4, 5 & 6 bed dwellings.

1 per dwelling
Toilet pans
Universal
features
1 per bathroom. Approx 750w x

450d on nom 150h tubular legs.
Vitreous china bowl
1 per bathroom
1428.1P trap pans allows for future disabled pan conversion.

Shower taps positioned for easy reach from access side of shower.
Shower area to be min 1100 x 1160mm.
Provision for a grab rail in the shower recess.
Floor wastes need to be positioned so that water does not track across normal movement paths across the
room. Provide lineal grated drain 65mm wide to two sides of shower area with outlets at both ends. Min
80mm round FW to shower area & room. Tiles at max 1:60 fall.
Tap sets to have capstan or lever handle and single outlet.
Lever handles.
Vanity basin cabinet could be cantilever type nominally 300 deep with flexible hydraulic lines for future conversions to a wash basin with clearances complying with AS1428.1.
Hang shower curtain 150mm inside grated drains.
Detachable hand-held shower mounted on slider grab rail required.
Recessed soap holder.
**If separate WC is located alongside bathroom, to allow for future wall removal ensure slab set-down and
waterproofing is continuous and not breached by wall framing.
Wall mounted vanity unit or basin that allows leg space for a wheel chair user.
Widths of bathrooms may increase from 1900 wide under the SEPP (HSPD).
Provide a shower seat: wall mounted for aged and special needs only.
Provide a higher toilet seat to 1428.1 and lever type flushing controls preferred.
Provide grab rails:1 in shower and 1 alongside toilet pan.
Provide breaching piece in accessible box for future thermostatic mixing valve.
Avoid glossy floor tiles and floor coverings outside bathroom should be non-slip, especially if opposite the
kitchen. Showers to have grated floor waste as above.
REQUIREMENTS
49
Laundry
Refer Provision of Rooms page 23 for options on whether this is in the bathroom, combined
with a separate WC or in a cupboard.
For separate laundries, preference is for a tub set flush into a bench with additional bench space
next to the tub.
Preferably provide natural light over tub area
Provide capped diverter to tub waste water for connection to future grey water/cistern system
Laundries within cupboards must be hinged, not bi-fold doors.
All wet areas to have set downs in floor slab to ensure level access.
Use compressed cellulose fibre sheet underlay in framed construction.
No 3 in 1 fan/light/heat fixtures.
Allow nominal 450 or 600mm width for laundry tub cabinet
Nom 800 wide for washing machine. May need to add 700mm for internal H.W.U.
Special Notes
Dimensions
Bench
Provision
Waterproofing
Floor
Walls
Ceiling
Cornices
Skirting
Architraves
Plasterboard flush set. Plasterboard to

comply with BCA noise and sound transmission codes.
150mm tiled skirting.
Fully vitrified.
100% Semi gloss Acrylic paint with
anti-mould agent.
Only for separate Laundry.

Light point
Power points
2 x 2GPO
Exhaust fan
1 x 2GPO where laundry combined in

bathroom or cupboard.
Ducted to outside air, on timer switch.
Automatic dampers or shutter and
operation control such as manual on/
off or interlocking light switch.
4
5
6
Door frame
Fixtures
Waterproof substrate, ceramic tiles, nonslip. R10 for wet areas.

Fibre cement to comply with BCA noise
300mm ceramic tiling over tub.
Only provide around windows.

20 x 90 Timber (not MDF)
Min 870 leaf. 35mm light weight solid
core faced with waterproof hardboard
Lever handle and door stop.
Zinc coated steel with 3 hinges. Finished
flush with internal walls.
1
Internal Door
Electrical
Min 800mm long x 600mm deep or 700mm deep if tub bowl is inset. Laminate
finished.
To extend under whole laundry area floor and 300mm up side walls, and 1500mm
up rear wall.
Bedrooms
Tub
Taps
1
45 litre
68 litre
Hot and cold with laundry spout set to tub.

Separate washing machine taps. 1/4 turn taps. Restricted flow as per BASIX, hot
and cold with laundry spout set into tub. Min 4 star WELS rating.
Universal
features
Flexible hot and cold water & waste lines under tub required for any future conversions.
1550mm space required in front of bench/washing machine & circulation space at doors in accordance with AS 1428.1
Lever handles.
Social Housing for

Older Residents
features
Provide open shelves above tub nom 450 wide x 250 deep to reduce need for bending down.
50
REQUIREMENTS
Separate WC
Bedroom
Special notes
Materials &
Finishes
0
1
2
No separate WC
Walls
Cornices
Skirting &
splashback
Architraves
Door
Door frame
Fixtures
Universal
features
Social Housing for

Older Residents
features
4
1
5
1
6
1
Comments
Larger dwellings have a second W.C.( in laundry or separate). Refer Provision of Rooms p23.
All wet areas to have set downs in floor slab to ensure level access.
Use compressed cellulose fibre sheet underlay in framed construction.
Height for operable part of window min 1200mm above FFL.
Provide 1 external WC & basin for developments greater than 10 dwellings as per BCA.
Floor
Fully vitrified
Ceiling
Electrical
3
1
Light point
Impact resistant and to comply with

100% semi gloss acrylic paint with
BCA noise and sound transmission
anti-mould agent.
codes.
Flush set/suspended.
Plasterboard to comply with BCA noise
150mm tiled skirting.
300mm ceramic tile splashback over basin.
Only provide around windows.
20 x 90 Timber (not MDF)
Min 870 leaf. 35mm light weight solid
core internal and 40mm solid core external door faced with waterproof hardboard. Lever handles and door stop.
100% full gloss acrylic paint
Zinc coated steel with 3 hinges finished
flush with internal walls. Fit lift off
NB No architraves
hinges where WC is within 1200mm of
door opening
1
Exhaust fan
Fan to be ducted to outside air. Sized to suit room. Put on timer switch. Automatic dampers or shutter and operation control such as manual on/off or interlocking light switch.
No 3 in 1 fan/light/heat fixture.
External WC would not require fan. Undercut door 20mm.
Toilet pan
Dual flush cistern 4.5/3 litres

Min 4 star WELS rating
White, vandal resistant vitreous

china pedestal and cistern or cistern
can be white heavy duty PVC.
Basin
Vitreous china 400x 400mm min
Taps
Hot and cold, single spout.

Capstans or 1/4 turn taps with ceramic
discs or Aqualoc washers
Delete basin if toilet is included in a

laundry
Restricted flow as per BASIX, locate taps so scalding is prevented.
Mirror
Over basin nom 450H x 300W.
Powder coated aluminium frame.
Toilet paper
1 per pan mounted on side wall
ceramic or chrome plated / SS with
holder
Min 150 x 150mm
aluminium roller.
Provide wheel chair accessible toilet on entry level, circulation to AS1428.1.
P trap pan allows for future disabled pan conversion.
Provide reinforced wall areas for future grab rail zones.
Lever handles.
A higher toilet seat (which requires less effort to sit and stand), large dual flush lever flushing
controls.
REQUIREMENTS
51
Common Rooms
Special Notes
Provision
Only required where brief calls for one, generally in larger seniors housing projects.
Consult where possible with user groups in firming up spatial/function/furniture requirements.
As a guide, provide 1.5 sqm per dwelling.
Consider if shared outdoor space will meet the identified need.
Design for access in accordance with AS1428.1. Doors min 820mm clear openings.
It has to be attractive to draw people into it, located within sight of the main entry.
The premises should be light, well ventilated, have an interesting outlook and if possible lead.
straight onto outdoor sitting space. A portion of this outdoor space should be sheltered from rain and
summer sun.
One or more small rooms which function as office/meeting/community nursing treatment room for
service delivery. Glazed vision panels to doors required.
Ceiling fan
Min 2400mm to underside with integral light fitting and separate switching.
Gas bayonet
Locate against outside wall.
Notice board
Bathrooms
1 in main area.
1 unisex accessible bathroom up to 30 dwellings. (nom 2400 x 2000) or 2 single
sex accessible bathrooms for 30 dwellings and over. Materials & finishes, fixtures,
electrical and universal design as described in Separate WC except add a urinal
for any male only bathrooms provided.
Provide a separate kitchen, designed to accommodate any relevant cultural
preferences.
In some cases a commercial kitchen would be appropriate for larger complexes
or where the kitchen will serve a local catchment area.
Include provision of a refrigerator and a microwave oven.
Electrical as per kitchen sheets.
Full height cupboard min 1800mm wide x 800 deep for chair and table storage.
External gas bayonet point (if gas on site) and w/p 2GPO for BBQ facilities.
Fully vitrified
Impact resistant to comply with BCA
noise transmission requirements.
mould inhibitor for kitchen & bathroom areas.
Plasterboard flush set / suspended to
comply with BCA noise and sound transmould inhibitor for kitchen & bathmission codes.
room areas.
150mm tile
Kitchen /
Kitchenette
Materials and
Finishes
Storage
BBQ
Floor
Walls
Ceiling
Cornices
Architraves
Skirtings
Splashback
From benchtop to u/side of overhead

cupboards or shelves.
Internal Doors
32mm lightweight solid core doors to

100% full gloss acrylic paint
assist with sound attenuation preferred.
Lever handles and door stop.
Aluminium framed glazed door and window suites.
Bathroom windows to have obscure glazing with permanent vent.
Windows &
doors
Electrical
Universal
features
Social Housing
for Older Residents features
52
Light point
To be easily cleaned, heat resistant

& sealed to bench top.
To achieve an appropriate lighting level

Compact fluorescent down lights
for reading, dining, consultations.
preferred for low flicker.
TV aerial socket
1
Locate adjacent to a powerpoint
Broadband
1
Locate adjacent to a powerpoint
Hearing loop
Required.
Located as briefed
Power
2GPO per 10 m2 in general space.
Min 4 x 2GPO in general space
The whole facility should be designed for universal access standards.
Lever door handles
A higher toilet seat (which requires less effort to sit and stand).
Large dual flush lever flushing controls and provide lever taps to basin.
REQUIREMENTS
Retrofitting
30 storey towers with bed

sit units. Structure is load
bearing pre-cast concrete
wall panels making
changes very difficult
Housing NSW has over 125,000 dwellings

across New South Wales. Some 54% of the
existing residential portfolio is over 25 years old.
Some date from as early as 1830 and a significant number are in heritage areas.
The largest number of new dwellings was constructed in the decades 1950s, 1960s, 1970s
and 1980s. The first two decades were affected
strongly by the post World War 2 emphasis on
frugality and minimum provision. The 1970s and
1980s experienced more available funds for new
construction, allowing an increase in provision
levels (extra toilets, separate showers, carports,
etc) but with room sizes and corridors remaining
modest in size. Whilst this often makes it difficult to enhance accessibility and fully modernise
the existing stock there are still a number of improvements that can be made.
As a general principle, the requirements contained in this document for new housing should
be applied to the greatest possible extent in any
significant work on existing housing. This would
include renovation, rehabilitation, adaptation,
fitouts, upgrading, etc.
Many older residential flat buildings would exceed current permissible floor space ratios, so
opportunities exist that new redevelopments
may not be able to deliver. Elements that can be
addressed are building bulk, landscaping, private and communal spaces, links between indoor and outdoor living areas, entry and street
address, articulation of the faade, weather protection, balconies, the dominance of parking
areas and inefficient room arrangements.
John Byrne Court on the

other hand with its column
framing, narrow floor plate
and external walkways
presents environmental
advantages for cross ventilation and opportunities to
reconfigure the dwellings
by removing non-load
bearing internal walls.
Old buildings with new paint and new life
One important aspect is re-imaging of existing

assets. Re-imaging is undertaken to help a
housing complex, or group of assets, discard
any stigma that has become associated with its
particular appearance. This may have arisen
from the building being perceived as ugly, and/or
the residents being stereotyped by the surrounding community. Re-imaging is also to follow the
principles contained in this booklet.
REQUIREMENTS
53
A considerable impetus to retrofitting is coming from

concerns to mitigate the effects of climate change.
Improvements to building energy and environmental
performance can be made through window and balcony placement, shading devices, improving flowthrough ventilation within the dwellings, increasing
natural light, installing insulation, installing photovoltaic panels for common area lighting and providing recycling and bike storage facilities.
Retrofitting elements onto existing buildings is an
important part of re-imaging and engaging occupants in some degree of self expression.
Given the need to increase shading and improve
solar management in most of our existing buildings,
retrofitting using a palette of options with an associated trade-off facility has proved particularly effective with our existing clients.
6 storey towers residential building having substantial

environmental and dwelling upgrades. Lift and walkway
addition to meet the needs of improving access.
Building Shell, Fitouts &

Disabled Modifications
There are many different household types requiring
varying levels of customisation of the dwelling.
Whilst the structural and services shell of a building
can be designed to provide sufficient floor space for
universal housing, it is the fit out that directly impacts on the household.
Fit outs can include moveable walls, fitments, finishes cupboards, rails etc and range from general
purpose, to older persons, young families, adult
families, particular cultural types, through to custom
designed disabled modifications for a particular
household with special needs.
Again, sensitivity needs to taken to ensure the

retrofitted items are coherent and have underlying
unity of appearance and function.
Lift Retro-fits
Many older apartment buildings can be made more
accessible by retrofitting a lift, better matching the
building with the higher proportion of the community
who increasingly require such mobility assistance. Many types of affordable and practical lift
technologies are becoming available. The design
should allow for lifts capable of taking a stretcher
and which minimise running costs.
Existing cottage with

additions and alterations for new wider
entry and access ramp
to car space, plus internal changes to the
bathroom, kitchen and
main bedroom.
54
REQUIREMENTS
Housing NSW Background papers

The following papers in Housing NSW having informed these Design Requirements. For further reading
please email your request to angela.fennell@housing.nsw.gov.au
History of public Housing Design
This booklet provides a historical perspective on the development of different ideas and notions since
1912.
Siting & Housing
Siting & Housing was produced by the former Design Branch of Housing NSW to help brief consultants in
an aspect of the design process that consistently caused problems for our clients because it was done so
poorly or completely overlooked.
Ideas for Boarding House Style Accommodation
Some Councils have adopted this booklet to guide investment in low rent accommodation. The booklet
takes our experience with boarding houses and suggests what might be needed to retain the good aspects of such accommodation whilst matching those aspects with more contemporary design solutions.
The Big House
Provides a different way of looking at the development of flats projects, suggesting they are better received by residents and community when they are more like many large houses than one large block.
Model Cottages
Developed as an alternative to townhouse development with conventional roads, all private open space
and individualised address, letterbox, garbage etc. yet achieving the same yields as townhouse developments with problematic common areas.
Country Houses
Another radical approach, this time applied to housing in rural areas. A basic range of house plans with
optional elevations and detailing for engagement of future occupants in selecting mix and match according to a budget envelope.
Rehabilitation for Older Houses
This booklet brings together the experience gained from the rehabilitation of over 2,000 heritage area
properties in inner Sydney.
Social Housing for Older Residents
The purpose of the Guidelines is to assist Housing NSW, Community housing and Aboriginal Housing
Office in its goal of developing social housing for older people that integrates both physical and social
design aspects to meet the needs of older residents.
REQUIREMENTS
55
Reference List
Universal Design and Housing For Older Persons
ANUHD Australian Network for Universal House Design
http://www.anuhd.org/content/housing-features
Housing NSW Social Housing for Older Residents: Demonstration Project Guidelines December 2008
Landcom Universal housing design guidelines for Landcom Projects May 2008
http://www.landcom.com.au/downloads/uploaded/Universal%20Housing%
20Online%20Edition%20010708_1acb_2a93.pdf
Royal Australian Take 6Beyond Beige: improving architecture for older people and people
Institute of Architects with disabilities Garlick,B et.al., (eds) Royal Australian Institute of Architects,
ACT March 2008
VCOSS Victorian Council of Social Services
http://www.vcoss.org.au/documents/VCOSS%20docs/Housing/Universal%
20Housing%20Universal%20Benefits-email.pdf
Wel_hops Older Persons Housing Design: A European Good Practice Guide November 2007 EU based Welfare housing policies for senior citizens http://
www.welhops.net/
Your Home The Adaptable House
http://www.yourhome.gov.au/technical/pubs/fs32.pdf
Environmental Sustainability
Your Home http://www.yourhome.gov.au/technical/index.html
DECC
Waste & resource http://www.environment.nsw.gov.au/warr/BetterPracticeMUD.htm
DECC
Designing out Maintenance

Building for Life http://www.buildingforlife.org/buildingforlife.aspx?
contentitemid=384&aspectid=15 a UK website.
Designing out Crime

Crime Prevention http://www.cpted.net/
through Environ- http://www.aic.gov.au/
mental Design http://www.police.nsw.gov.au/__data/assets/pdf_file/0003/9390/
duapguide_s79c.pdf
Planning Documents
Department of Infrastructure, Planning
and Natural Resources
Seniors Living Policy Urban Design Guidelines (http://www.planning.nsw.gov.au/settingthedirection/pdf/seniors_living_policyurban_design_guidelines.pdf)

Residential Flat Design Code (http://www.planning.nsw.gov.au/)
Randwick City Coun- Design Ideas for rejuvenating residential flat buildingsan urban design inicil tiative November 2006, accessed February 2009 http://
www.randwick.nsw.gov.au/
56
REQUIREMENTS
Definitions and Abbreviations

Australian Standards AS 1428
The AS 1428, Design for access and mobility series, provides design requirements for buildings encompassing the specific needs of people with disabilities.
AS1428.12001 is referenced to establish circulation spaces around and through doorways and details for ramps, handrails and bathrooms for wheelchair and ambulant disabled users.
Australian Standards AS4299

(1995) Adaptable
Housing
Provides guidance for the design of adaptable housing.
BASIX Building
Sustainability Index
Introduced by the NSW Government, BASIX, the Building Sustainability Index, ensures homes are
designed to use less potable water and be responsible for fewer greenhouse gas emissions by setting
energy and water reduction targets for house and units.
BCA Building
Code of Australia
The Building Code of Australia is produced and maintained by the Australian Building Codes Board
(ABCB) on behalf of the Australian Government and State and Territory Governments. The goals of
the BCA are to enable the achievement and maintenance of acceptable standards of structural sufficiency, safety (including safety from fire), health and amenity for the benefit of the community now and
in the future.
Change Projects
Change projects are those where an existing housing asset is retained but changed in terms of its
provision level (ie more than maintenance, replacing like with like). This includes activities that might be
known as conversions, disabled modifications, upgrades, retro-fits, re-imaging or refurbishments.
Community Housing
Community housing is rental housing for low to moderate income or special needs households, managed by not-for-profit community based organisations whose operations, in the main, have been at
least partly subsidised by government (usually through funds provided under the Commonwealth State
Housing Agreement).
CPTED Crime
Prevention
Through Environmental Design
Crime Prevention through Environmental Design (CPTED) is a theory that when development is appropriately designed it can reduce the likelihood of crimes being committed. By introducing such measures
it is anticipated that this will assist in minimising the incidence of crime and contribute to perceptions of
increased public safety.
DA Development
Application
A development application is an application made to local council for consent to carry out development
such as demolition, extensions, subdivision, house construction and possibly renovation.
DCP Development Control Plan
A development control plan (DCP) is a town planning document prepared by Council under the Environmental Planning and Assessment Act 1979 and Environmental Planning and Assessment Regulation 2000. The plan provides various development controls for single detached houses, town houses,
residential flat buildings as well as industrial and commercial development. The DCP also establishes
controls for parking, stormwater, environmental issues and other matters.
DECC The Department of Environment and Climate Change
The Department of Environment and Climate Change was formed on 27 April 2007 to enable a more
integrated response to the unprecedented challenges presented by climate change.
Waste Avoidance and Resource Recovery Act 2001
This Act: promotes waste avoidance and resource recovery; repeals and replaces the Waste Minimisation and Management Act 1995; establishes a scheme to promote extended producer responsibility in
place of industry waste reduction plans; and continues the Waste Fund for the purposes of funding
relevant programs. www.environment.nsw.gov.au
The principles as outlined in this standard are as follows:

Adaptable housing is good design for everyone;
Adaptable housing should be possible at relatively little extra cost;
The concept will provide safer houses;
Continuation of existing community and family networks will be possible; and
It will be suitable for people at any level.
REQUIREMENTS
57
Environmental
Sustainability
Environmental sustainability is the ability to maintain the qualities that are valued in the physical environment.
For example, most people want to sustain (maintain):
human life, the capabilities that the natural environment has to maintain the living conditions for people
and other species (eg. clean water and air, a suitable climate)
the aspects of the environment that produce renewable resources such as water, solar energy, etc
Flats (also
known as Residential flat buildings)
FSR Floor
Space Ratio
3 or more storeys (not including levels below ground level provided for car parking or storage, or both,
HNSW Housing
NSW
There is a range of housing assistance options for people on low incomes that need to rent accommodation. Housing NSW is a major provider of this assistance, and other government agencies also provide
funding to a range of community based organisations to provide other forms of housing assistance.
LEP Local Environment Plan
Local Environmental Plans (LEPs) are prepared by Councils to guide planning decisions in their Local
Government Areas and establish the requirements for the use and development of land. Through zoning
and development controls they allow Councils to supervise the ways in which land is used.
LGA
Local Government Area.
Multi-dwelling
housing
Means 3 or more dwellings (whether attached or detached) on one lot of land (not being an individual lot
in a strata plan or community title scheme) each with access at ground level, but does not include a residential flat building.
Multi-unit housing
NatHERS Nationwide House
Energy Rating
Scheme
New Supply
Residential flat buildings and multi-dwelling housing.
POS Private
Open Space
that protrude less than 1.2 metres above ground level), and
4 or more self-contained dwellings (whether or not the building includes uses for other purposes, such
as shops).
The Floor Space Ratio is the ratio of floor area of new development to the land area. State Planning instruments and Councils set out permissible FSRs for each development zone under their control and the
definition of floor space to use in the calculation.
NatHERS is administered by the Commonwealth government and provides a framework that allows various computer software tools to rate the energy use and thermal comfort of Australian homes on a scale of
1-10.
Refers to new public or community housing dwellings procured through acquisition, redevelopment, construction. It also includes conversion where the number of resulting dwellings differs from those started
with. The purpose of new supply is to increase the supply of social and affordable housing to meet the
needs of older and disabled tenants and to improve alignment to demand in terms of location.
Allocated private area adjoining a dwelling providing safe and secure recreational area for ground floor
apartments, villas and townhouses, separated from common area landscaping by low fencing, screening
or walls.
Public Housing
State and territory governments provide some rental housing, called public housing, it is a secure and
affordable rental housing for people on low incomes families and individuals, in particular, those who have
difficulties accessing accommodation in the private market.
SEPP HSPD
Housing for Seniors and People
with a Disability
SEPP State
Environmental
Planning Policies
Social Housing
The purpose of the State Environmental Planning Policy is to encourage the provision of housing which
meets the needs of seniors or people with disabilities.
Universal Design
WSUD Water
Sensitive Urban
Design
58
REQUIREMENTS
State environmental planning policies (SEPPs) deal with issues significant to the state and people of New
South Wales. They are made by the Minister for Planning and may be exhibited in draft form for public
comment before being gazetted as a legal document. www.planning.nsw.gov.au
Social housing' is rental housing that is owned or managed by the government or a community organisation and let to eligible low income households. About one in twenty New South Wales households live in
social housing.
Universal design is the design of products and environments to be usable by all people, to the greatest
extent possible, without the need for expensive modifications or specialised design.
Refer ANUHD under references p. 56
Water sensitive urban design offers an alternative to the traditional conveyance approach to stormwater
management. It seeks to minimise the extent of impervious surfaces and mitigate changes to the natural
water balance, through on-site reuse of the water as well as through temporary storage.
DESIGN
REQUIREMENTS
59
DESIGN

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HOUSING NSW

Issued July 2009

forming part of the Asset Standards

Changes to purpose and Introduction. Rearranged design

Requirements grouped under design elements & room &

Minor formatting amendments.

Incorporation of comments from last amendment & alignment

Landcom input to Universal Housing acknowledged. Limited

Minor formatting amendments and grammatical corrections.

Working version not issued

DRv6.2.5 June 2009

Change to off-street car parking, pp 18-19.

DRv6.2.5i July 2009

Version prepared for internet release

DRv6.2.5ip July 2009

.a well designed house is one large

Furniture: Built-in and Moveable 24

Car Parking and Driveways 38

Where State and local planning instruments and building

Introduction to Public and

Timber panelled foyer in Riverwood. A little more expenditure at

Accommodates a broad range of need

Be efficiently planned, buildable and maintainable

A little extra expenditure on a colourful and durable

Promotes comfort and security

Be environmentally, socially and economically sustainable

Six one bedroom

Community partnership with local government, five storeys

Eight studio apartments in a big

21 mix of 1,2 and 3

mum yield, approval is needed.

An efficient site layout that meets the Design Objectives

assessed under SEPP 65 and the Residential Flat

Webb Street Parramatta Front private open space is owned by ground f

clusters of housing which may, over time, come to

Design Requirements cont.

it is desirable to enclose as much open space as

either a street frontage or a common open space

First and second

Personal Territory & Separation

At the same time, many tenants have challenging

It is essential to provide ground floor units

(including in medium and high rise) with direct

Site Planning continued

A development can be designed in such a way as to

overlooking street or common open space.

Existing tree forms a focal point to

Planting & soft landscaping

Off-Street Car Parking

The provision of car parking is expensive, both in terms

the prevailing conventions in the area,

the need to optimise development potential,

access to services and public transport, and

any known car ownership rates of the future residents.

Within 400m of shopping centre & good

Between 400m & 800m of

More than 800m from shops &

1:10 visitor plus;

1:10 visitor plus;

This car park is in a seniors living

Cottages surround this development. The decision to

their fundamental structure, the pattern of light

This recent example of a suburb in