DESIGN REQUIREMENTS Version 6.2010
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HOUSING NSW
DESIGN
REQUIREMENTS
Version 6.2010
Issued December 2010 ASSETS DIVISION
DESIGN REQUIREMENTS V6.2010 1
forming part of the Asset Standards
COPYRIGHT © 2010
Housing NSW
VERSION PREPARED BY
DRv6.2.5ip July 2009 Minor grammatical corrections. Clarification page 18, dimension Linda Gosling
corrected last dot point page 27, clarification on photovoltaic cells Angela Leonello
page 30, reference to vinyl flooring removed from pages 43 and 44. Nick Loder
Sally Bassett
DRv6.2.5ip.1 Sep 2009 Pages 10 and 11—changes to site yield to clarify optimum Poppy Dowsett
development, page 30—Energy—How Water Systems—priorities John Gregory
changed and
Marietta Buikema, NSW Public
Works (graphic design)
DR v6.2010 Nov 2010 Minor grammatical corrections, text clarifications, graphic layout
tidied, some photos replaced with more recent examples. DISTRIBUTION
Specification details applicable to contract documentation omitted.
TAB sheets added, Compliance and Universal Design Checklists Copies of this booklet
inserted in Appendices. may be obtained from
Application clarified p. 6 - definition of social housing added p.7 – www.housing.nsw.gov.au/
changes to Site Yield p. 11-12 – Planting and Soft Landscaping modified Changes to social housing/
p. 18 – Car Parking table amended, following research, and clarified p. Building Design and Product
19 – Bedsitter size amended p. 23– Lifts amended p.29 - Environmental Requirements
Sustainability section modified
p. 31-32, Bedsitter room requirements added p. 43 – Definitions and Asset Policy and Programs
Abbreviations expanded. Assets Division
Housing NSW
239 Liverpool Road
Ashfield NSW 2131
Phone: (02) 8753 9451
Fax: (02) 8753 8967
Email: nick.loder@dhs.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.
2 DESIGN REQUIREMENTS V6.2010
Version 6.2010
DESIGN
REQUIREMENTS
Published December 2010
DESIGN REQUIREMENTS V6.2010 3
4 DESIGN REQUIREMENTS V6.2010
CONTENTS
Purpose 6 Kitchen and Dining Room 45
Introduction to Social Housing 7 Main Bedroom 46
Other Bedrooms 47
Design Objectives 9
Bathroom 48
Site Yield 11
Laundry 49
Site Planning 13 Separate W.C. 50
Community Building 13 Community Rooms 51
Connection 15
Retrofitting 53
Personal Territory 16
Appendix A: Checklist for Projects 55
Crime Prevention 17
Planting & Soft Landscaping 18 Appendix B: Universal Design Checklist 61
Car Parking 19 Housing NSW Background Papers 64
Building Style 21 Reference List 65
Dwelling Sizes 23 Definitions and Abbreviations 66
Provision of Rooms 24
Internal Room Layouts 24
Furniture: Built-in and Moveable 25
Construction Methods 27
Lifts 29
Environmental Sustainability 31
Essential Requirements 31
Desirable Requirements 32
Climatic Variations 33
Variations by Climate Zone 34
Universal Access 35
Location and Room Requirements 37
Car Parking and Driveways 38
Grounds & Landscaping 39
External—Private Open Space
(including balconies) 40
Entries, Internal Circulation Spaces
Stairs and Storage 41
Bedsitter 43
Living Room 44
DESIGN REQUIREMENTS V6.2010 5
PURPOSE
This document sets out the requirements for the design Version 6.2010 of the Design Requirements consolidates and
of social housing in New South Wales. It includes some clarifies the following principles of version 6.2.5ip 2009:
background to help establish context and sets out five key • universal design;
Design Objectives. There follows a discussion of a series of • robust construction; and
design considerations starting with the broad and moving • environmental sustainability,
to detailed room specific templates, and ending with design
As well, it reflects a 2010 review of car ownership, and
compliance checklists.
feedback from the NSW Nation Building Economic Stimulus
This document applies to all new social housing which is Plan program for social housing.
substantially funded by the State or Federal Government. It
also serves as guidance to the refurbishment of existing social
housing. In the case of projects undertaken by the affordable The document will be periodically reviewed, and updated on
housing or community housing sector which are mainly the Housing NSW website. Any comments can be directed to
privately funded, or in the case of Aboriginal Housing Office the Policy and Standards Unit within the Housing NSW Assets
projects, this document may be taken as guidance rather than Division.
firm requirements.
Some design requirements are described as being ‘essential’.
Where they are ‘essential’, approval at Housing NSW Executive
Director level will be needed to vary from them. Refer to
Appendix A Checklist.
Where State and local planning instruments and building
codes apply they take precedence over these requirements.
However, this document represents Housing NSW policy and
should be used to justify variations to the discretionary parts
of such instruments.
Housing NSW translates government housing policy into
asset planning and programs, which are supported by Asset
Standards. The Design Requirements form part of Housing
NSW’s Asset Standards; the other Standards are:
• Asset Performance Standards for Existing Dwellings; and
• Component Requirements.
The 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.
On a project, the 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:
• project-specific Brief;
• Design Requirements;
• Reference Specification and Project Schedules;
• Components Requirements; and
• other e.g. standard details, site survey, geotechnical report
6 DESIGN REQUIREMENTS V6.2010
INTRODUCTION TO SOCIAL HOUSING
There are two types of housing included in social housing:
• public housing - housing that is jointly funded by the State and Australian
Governments and owned and managed by the NSW Government; and
• community housing – housing that is managed, and may be owned by,
non-profit and co-operative housing providers.
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
1970’s that public housing started to make the shift to welfare housing.
Today, social housing is provided to those who can demonstrate the greatest
need, with common housing eligibility criteria for both public and community
housing applicants. The majority of tenants are in receipt of a statutory income
with rent charged as a proportion of that income. More than 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. Currently, the majority of the dwellings are
owned by Housing NSW and managed by community housing organisations.
There is 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. Owning the properties
they manage will provide an asset base for community housing providers to
borrow funds from the private sector to invest in more affordable housing.
Public and community housing manage over 145,000 dwellings across New
South Wales. Around 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 current ‘new supply’ program is aimed at realigning the asset portfolio
to better meet tenant need in terms of numbers of dwellings, location and
bedroom category; to replace low amenity housing; to reduce public housing
concentration; and to increase the supply of housing meeting the needs of
older and disabled tenants.
Housing NSW and community housing providers are long-term owners and
managers of residential assets. Accordingly, 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.
TYPE OF ASSETS
Social housing types range from cottages, townhouses and duplexes, to multi-
unit housing in low, medium and high-rise buildings. Social housing can also
emcompass more complex asset types such as mixed tenure or mixed use
developments.
DESIGN REQUIREMENTS V6.2010 7
This page is intentionally blank. 8 DESIGN REQUIREMENTS V6.2010
DESIGN OBJECTIVES
WHAT DOES HOUSING NSW WANT FROM THE DESIGN
OF HOUSING?
1. Engenders a sense of home 2. Accommodates a broad range of need
A house provides much more than shelter. The ability of A large proportion of post second World War housing is not
tenants to identify positively with their housing, and to feel easily adapted to current standards or an aging demographic.
comfortable, are important objectives for Housing NSW. The Over a household’s lifetime there are many changes to
Building Style section deals with this in more detail. individual needs and relationships. The number and age of
occupants will change and there may be household members
who are temporarily or permanently impaired as a result of
accident, illness or recuperation.
Housing therefore should allow for a range of life stages and
disabilities without the 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. See Universal Access section for more
details.
3. Be efficient planned, buildable and maintainable
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 as 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 is more cost effective to build to a higher standard
than the usual industry practice. See Construction Methods
section. On the other hand, the need for social housing is
very great and Housing NSW has 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 recognising the benefits of flexibility in
allocations and for existing tenants to age in place.
Middle photo: A little extra expenditure on a colourful and durable finish
such as these glazed bricks makes for a sustainable long term asset which
also has character.
DESIGN REQUIREMENTS V6.2010 9
5. 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 economic
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. Refer to Environmental
Sustainability section.
This community room in a landscape setting provides amenity for
residents of medium-rise apartments.
4. Promotes comfort and security
Good design for living is about physical comfort. Comfort
requires an empathetic response to design. What would it be
like to live in this dwelling? A home needs to be both a secure
refuge from the world, and connected to it. See Site Planning
section for further details.
Rainwater tanks harvest roof water for toilet flushing, washing machines,
and outdoor taps, and conserve mains potable water.
An outdoor seating area provides a sense of refuge on a multi-unit site, as
well as allowing social interaction.
10 DESIGN REQUIREMENTS V6.2010SITE YIELD
WHY LAND IS IMPORTANT
The NSW Government social housing stock is the product of The way land is commonly used is either through selling
decades of investment and decision-making by successive to raise revenue to build elsewhere or by redeveloping for
Governments. The land on which the housing sits represents new social housing. Serviced land close to public transport,
over 50% of the total portfolio value and it is largely this shops, services and supporting an existing community is an
resource that is used to renew the portfolio and whose value especially precious resource.
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.
Single dwelling on a single allotment Dual-occupancy townhouse on a single Six apartments on a single allotment - Two
- Single storey. allotment - One and Two storey. storey.
SITE YIELD
In terms of the long-term sustainability of the social housing • Maximum yield - a simple division of the site area by the
asset portfolio, efficient use of land is essential. It also allowable floor space ratio* and then by the gross unit size
contributes to more sustainable towns and cities. (plus an allowance for any common lobbies or communal
rooms). The tolerance for achieving maximum yield is a
In most cases, the land has existing social housing on it.
residual building area less than the area of an additional
Often, in the past, a decision to redevelop has been 1-bed dwelling. The maximum yield is theoretical only,
driven more by a desire to replace existing housing that is and will often not be achievable due to site constraints.
considered obsolete rather than recognising a need to also
• Optimum yield - the maximum yield which also allows for:
optimise the yield from any redevelopment site. Under-
1. site restrictions, such as setbacks, easements or tree
developing any redevelopment site is to be avoided. New
preservation, and the landscaping, deep soil and private
housing should be built to optimise the use of the site.
open space provisions in planning controls; and
At the same time, maximising yield by consolidating lots is 2. amenity objectives for privacy, solar access and security,
not desirable if strata or separate title cannot be achieved. in planning controls and these Design Requirements;
and
It is worth defining the terms: “maximum yield” and “optimum 3. parking provisions in theseDesign Requirements. (Refer
yield”. to page19).
4. future separate title or strata title, if required.
Optimum yield usually means that the setbacks, landscaping,
deep soil and private open space provisions are only just met
with little to spare.
* If the project is being assessed under Clause 14 Division 1
of ARHSEPP, then the allowable FSR is to be taken as 0.5:1.
DESIGN REQUIREMENTS V6.2010 1114 x one and two bedroom apartments - Three 21x mix of one, two and three bedroom Community partnership with local
storey and basement parking. dwellings - Three storeys and basement government - Five storeys.
parking
Design Requirements
Sites must achieve the optimum yield. Yield should be higher
on well-located sites. If amenity or other considerations
dictate that the optimum yield is less than:
• 95% of the maximum yield for sites within 400m of a
shopping centre* AND good public transport*
• 90% of the maximum yeild for sites between 400m and
800m of a shopping centre OR good public transport*
• 80% of the maximum yield for sites between more than
800m from a shopping centre AND good public transport.
then Executive Director level approval is needed.
A table showing FSR allowed and FSR achieved must be
included on all Concept and Development Assessment design
drawings.
* Refer to page 19 for definition.
12 DESIGN REQUIREMENTS V6.2010SITE PLANNING
This site plan has units oriented
the same as neighbours, individual
street address, fenced front and back
gardens, and a central common open
space with shared carparking.
An efficient site layout that meets the Design Objectives is the COMMUNITY BUILDING
foundation of well designed social housing. New social housing should be designed in such a way that
it integrates well with the wider urban environment and
The site planning principles and requirements set out here
is not easily identifiable as public housing. This assists
are those that are particular to social housing. In addition,
tenants to get on with their lives and avoid being defined
developments will also be assessed against the following:
by their housing tenure. At the same time, designs should
• Developments up to two storeys assessed under the promote positive social interaction between tenants, and
Affordable Rental Housing SEPP will need to comply with with the neighbourhood generally.
the ‘Seniors Living Policy—Urban Design Guidelines’ and
applicable parts of the relevant Local Environmental Plans
Design Requirements
• Avoid any large buildings or large clusters of housing
(LEPs) and Development Control Plans (DCPs).
which may, over time, come to be identified as ‘public
• Residential flats of three storeys or more, will be assessed
housing’. When designing a large development, a good
under SEPP 65 and the ‘Residential Flat Design Code’ and
approach is to master-plan the site then divide it into
applicable parts of the relevant LEPs and DCPs.
separate buildings or clusters, each with their own
• Developments not assessed under the Affordable Rental
identities and separate entries, having as few units as is
Housing SEPP will need to comply with the relevant LEPs
reasonable using each entry and associated stairwell and
and DCPs.
lift. These can each be designed by a different architect.
‘Large’ may be more than 20 but is also context dependent.
All social housing developments should be compatible with This approach reduces stigma, allows for more sensitive
neighbouring developments and the desired future character allocation and reduces the likelihood of tenants feeling
of the area. Therefore, it is appropriate that standards in intimidated when they use common areas.
local environment plans and development control plans be
• Design so that these buildings or clusters of dwellings are
complied with, except where the standard is unreasonable,
each on a separate lot, or can easily be subdivided.
or does not address specific characteristics of social housing.
• Design multi-unit developments so that each unit can be
Any variation to Council standards is required to be justified
easily strata-titled and tradeable, taking care that each unit
in the environmental impact assessment for that project, for
has its own connection to services which can be separately
instance with the parking provisions in this document.
metered.
• Where 6 or more dwellings are proposed, provide some
common open space. Locate this so no units ‘own’ it and
to limit the likelihood of tenants being disturbed by those
using it. This space might include seating, a covered
structure and/or BBQ. Locate this in a way that does not
compromise the privacy of units. A community garden is
also desirable where the brief calls for it.
DESIGN REQUIREMENTS V6.2010 13This 24 unit development in
Parramatta presents as a series of
townhouses and integrates well
with its neighbours.
Design Requirements
• Apart from the common space described above, • Work out finished floor and ground levels with care to
enclose as much open space as possible using low and provide for overland flow paths and disabled access,
high fences to attach it to individual dwellings. Many avoiding wet walls, large retaining walls and ramps
tenants are encouraged to garden, which is a healthy that require handrails as these create an institutional
occupation that improves the overall appearance of the appearance.
area and reduces maintenance costs. • Where dwellings are designed for universal access,
• The fronts of dwellings should either face the fronts of provide easy access to garbage bays, clotheslines,
other dwellings or the street, and the rear of dwellings letterboxes, car park and street, in accordance with AS
should face each other or side or rear fences. 1428.1.
• Use of lifts is desirable to maximise accessibility and
allow for ageing in place. (refer page 29).
Buller Street, Parramatta: front gardens are fenced and owned by ground floor units which also have direct street access.
14 DESIGN REQUIREMENTS V6.2010CONNECTION
Community gardens and community rooms allow connection by social
interation
Design Requirements
• All dwelling entries should 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
Dwellings should overlook common open spaces to promote connection
overlooking common open spaces:
and security whilst still maintaining privacy.
- the layout of these internal open spaces needs to
create a sense of place within the development; and
- 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 community room.
Locate the room so no unit ‘owns’ it, limiting the likelihood
of tenants being disturbed by those using it. Consult with
community service partners as appropriate.
DESIGN REQUIREMENTS V6.2010 15PERSONAL TERRITORY
Balconies and front gardens in multi-unit dwellings allow tenants to individualise
their units, much as a front garden does for a cottage.
Some tenants may have challenging behaviours which can
sometimes cause their neighbours to feel insecure, resulting
in the need for tenants to request to be relocated. Therefore
it helps to design housing that reduces the opportunities for
conflict. Elements of the conventional cottage can be used to
do this in other housing forms as well as to improve amenity
and to provide opportunities for tenants to individualise their
homes.
Design Requirements
Provide a high level of visual and acoustic privacy. • Provide all dwellings with individual clothes lines, on
• Ground floor units (including those in medium and high balconies or in rear yards. Clothlines on balconies should
rise) to have direct access to their front doors from street or be screened from public view.
common open space, not via a lobby. • Access from all dwellings to letter boxes and garbage bays
• Provide a semi-private outdoor space between ground is to be level/walkway grade. Provide these individually
floor front doors and the common space, preferably to units where they directly address a street. For other
including a garden beds, sitting area and low fence and dwellings, garbage bays should be combined as some
gate. tenants cannot take out a bin.
• Private outdoor living space to the rear of ground floor
units is to be enclosed by a 1800mm high fence. Refer to page 32 for garbage design requirements.
• Provide opportunities for tenants to individualise fronts of
units: e.g. provision of garden, balcony or other detail at
front doors.
16 DESIGN REQUIREMENTS V6.2010CRIME 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.
VIC
L
INA
T
IM
Design Requirements
IM
CR
• Locate a habitable living area (living area, kitchen, dining
or bedrooms) 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.
OPPORTUNITY
• Ensure unit numbering is clear for all visitors entering the
Crime Prevention through Environmental Design (CPTED) is design that
site.
reduces the opportunity of criminals and victims intersecting in time and
• Light levels: install high-mounted, vandal-resistant fixtures space.
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 semi private open space from public
and common areas. Ensure places of concealment or
entrapment are not created (refer to page 41).
• Do not 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.
Eyes on the street from living areas and entries provide good security.
DESIGN REQUIREMENTS V6.2010 17PLANTING AND SOFT LANDSCAPING
4. Common Open Space, usually adjacent to car court
• To provide a ‘sense of place’ and amenity for multi-unit
dwelling developments. Surveillance of this space
from dwellings is required.
• Plant advanced trees, preferably in garden beds or
holes in paving; if in lawn, provide min 1000mm dia
mulch around treet. Provide tree planting to shade
any car parking but avoid obstructing eye-level view.
Consider seating, a covered structure and/or BBQ
(refer to Grounds and Landscaping on page 39).
• Consider the provision of a secured community
garden, with some raised beds.
Daceyville is a successful example of planning an estate on sound
landscape principles. • Watering system to be by lockable hosecocks using
rainwater from underground tank with mains back up.
Character and Design Issues
Design Requirements
Use planting to help create a domestic setting, to provide Garden Beds
shade, screening, wind protection and privacy, and to • Locate garden beds within private fencing as far as
differentiate site spaces. possible to encourage tenants to tend beds, and to reduce
maintenance.
Typically, planting zones are: • Planting beds referred min 10000mm wide, with paths into
1. Street frontage, including street carriageway and verge wider beds to allow for access and maintenance.
• Negotiate with Council on the appropriate street • Keep garden bed min 300mm away from building walls
tree planting (where this does not exist, or where (moisture and termite inspection). Separate garden beds
street trees are removed). If the road is part of the from lawns with treated timber edges.
development, consider constructing blisters for tree
• Deep mulch garden beds.
planting in the parking zone of the carriageway. Be
• Max gradient is 1: 4; 1: 6 is preferred. Consider raised
aware of planting restrictions around utility services.
planting beds 600-800mm high for universal dwellings,
• Consider Water Sensitive Urban Design measures to
especially where sites are benched.
integrate stormwater and planting.
Turf
• Consider planting native grasses in verges, and for
• To be shade and drought tolerant.
multi-unit development consider massed planting in
• Gradient for usable flat outdoor area to be max 1:20, and min
front of the fenceline, with Council agreement.
1:100 to avoid ponding. Max gradient for mowing is 1:4; 1:6
2. Front garden and dwelling entry
is preferred.
• Use trees and shrubs to emphasise entries. For
Plant Selection
multi-unit dwellings, integrate planting with entry
• Use species that are predominately indigenous to the
pavillions.
local area, are drought tolerant, low maintenance, aid
• Where setbacks allow, plant advanced trees to
passive solar design, provide food where insect pests or
complement the streetscape character.
maintenance are not a problem, do not have invasive root
• Maintain visibility of front doors from site entry
systems or drop branches, leaves, fruit or flowers that may
points (avoid obstructing eye-level surveillance).
cause harm or become slippery if near driveways and paths,
3. Private Open Space, usually to rear of dwelling
are not toxic or provide allergic reactions, are scented or bird
• Minimise lawn areas, especially in universal
attracting.
or attached dwellings where mowing may be
Existing trees
problematic.
• Retain where fleasible. Use qualified arborists in design
• Area to be predominately paved for outdoor eating
phase to check viability of trees proposed to be retained.
bordered by garden beds.
Tree surgery may be required.
• Consider planting small fruit trees. • Buildings and carparks are not to encroach on the drip line
• Watering system to be via hosecock using rainwater of existing trees.
with mains back up supply. • Changes of ground level under dripline of existing trees to
be minimal.
18 DESIGN REQUIREMENTS V6.2010CAR PARKING
Car ownership amongst social housing residents is significantly Design Requirements
less than in private sector households. About a half of social Quantity: (car spaces no.s per dwelling no.s)
housing households own cars. Car ownership is less amongst
1. Car parking provision for multi-unit developments are
seniors and less in areas close to good public transport. Refer to
not to exceed those tabulated in the table below, unless
Housing NSW Background Papers.
Executive Director level approval is granted.
For many tenants, their car is their most valuable possession,
2. In cottages and dual occupancies provide 1 off-street
which is often not comprehensively insured. For this reason,
parking space per dwelling.
secure off-street parking is important to many tenants.
3. Parking for studios and bedsitter apartments will be
However, off street car parking also takes up a lot of space considered on its merits.
on site, reduces landscaped area, can adversely affect 4. For multi-unit developments in Locational Category A,
microclimate, and can be very expensive (underground car consider counting half of the available on-street spaces
parking, for example). to a site’s frontage towards the required number of
The level of car parking provision in any social housing parking spaces. These spaces must be safe, unrestricted
development should be guided by car ownership rates and and have reasonable passive surveillance from the
proximity to services, to ensure resources are not directed to development, and be subject to Council agreement.
redundant car parking capacity at the expense of providing 5. Car parking provision can go below these requirements
extra housing on site and elsewhere. where justified e.g. where
• social housing car ownership rates in the area are
known to fall below those allowed for in the table; or
• there is superior car parking available nearby on the
street or in nearby parking areas; or
• there is superior access to shops and transport; or
• local Council controls require less parking.
NOTE: Housing NSW is continuing to consult with all NSW
Councils on these car parking requirements.
The provision of car parking is expensive. Ultimately, the trade off in
providing a high level of off street parking is building less new dwellings.
Multi-Unit A: Within 400m of B: Between 400m and 800m C: More than 800m
shopping centre of shopping centre OR from shopping centre
Locational Category
AND good public good public transport AND good public
transport transport
1 - bed 1:5 2:5 1:2
2 - bed 2:5 1:2 1:1
3 + - bed 3:5 1:1 1:1
Bicycle parking 1:5 1:5 1:5
Notes for calculating parking:
‘Shopping centre’ is those facilities defined in the Seniors SEPP.
‘Good public transport’ is those facilities defined in the Seniors SEPP for those projects assessed under this SEPP, and defined in the
Affordable Rental Housing SEPP for all other projects.
Where a site is
• within 400m of shopping centre AND over 800m from good public transport, use category B.
• over 800m from shopping centre AND within 400m from good public transport, use category B
Fractional results of calculations should be rounded up or down, except for on-street numbers which should be rounded down.
DESIGN REQUIREMENTS V6.2010 19This grouped carpark in a multi-unit development uses surface
treatment, planting and overlooking to create a comfortable,
safe place. Security comes from lighting and overlooking.
This development at Lilyfield has
four street frontages with sufficient
on-street parking and proximity to
public transport that Council agreed
Type
no off-street parking was required.
• Design for parking in accordance with AS 2890.1-2009 Parking Facilities Part 1: Off Street Car Parking
and Part 5: On-Street Parking with regard to access and egress and dimensions of parking spaces.
Keep driveways and cross-overs to the minimum width required to meet this Standard.
• Provide off-street parking as close as possible to dwellings, with good passive surveillance and
minimum, but adequate, manoeuvring space.
• In multi-unit developments, provide minimum 20% of the required spaces as covered parking
designed for wheelchair access, sized as per AS 4299 Adaptable Housing, with a covered way leading
to a universally designed dwelling. Provide the remaining spaces in common area parking, where no
further disabled parking spaces are required.
• Restrict the use of underground and covered parking in multi-unit developments to high-value sites
or to sites with potentially high yield (usually 3 storeys and above). Where underground car parking
is necessary to retain development potential ensure it does not exceed the number of spaces in the
above table. 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.
• 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. Break up the expanse of paving up with
planting of shade trees between bays.
• If lifts are provided, provide mobility scooter parking inside the unit. If lifts are not provided, allow
one scooter bay per 5 units on the ground floor, with security attachment point and GPO.
Each project brief will advise where parking needs to be secure. Secure means one of the following:
• carports for dwellings facing a public street with optional gates; 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.
20 DESIGN REQUIREMENTS V6.2010BUILDING 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.
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. The upper design for an inner city suburb, and the lower development in a
middle-ring suburb both respond to their context and do not signal social
housing tenure.
In these higher-rise examples, individual visibility is achieved by use of
colour by staggering balconies, while retaining underlying unity.
INDIVIDUAL VISIBILITY
Sense of familiarity and identity is enhanced if the dwelling can be
individually recognised.
Design Requirements
• Introduce variation between units where possible 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.
DESIGN REQUIREMENTS V6.2010 21SCALEABLE
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 three storeys but
the mansard roof reduces the
scale.
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 and slat fence in this suburban context provides a defensive
These edges or boundaries, fences etc need to be well barrier in contrast to the rural wire fence in the example below. Both
defined, visible with controlled movement between areas. define an edge between public and private with clear signals to any
person approaching.
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.
Design Requirements
• Include decorative elements where appropriate.
• 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.
22 DESIGN REQUIREMENTS V6.2010DWELLING SIZES
Dwelling sizes have now been standardised to allow
sufficient but not excessive space for tenant’s 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). Executive
Director level approval is required to vary these sizes.
Design Requirements
Bedroom Category Property Type/ Program Floor Area m2
MAX
Bed sitter Universal 35
1 - bed Unit / villa 55
Universal unit / villa / cottage 60
2 - bed Unit / villa / cottage 70
Universal unit / villa / cottage 80
Townhouse3 80
Universal Townhouse 90
3 - bed Unit / villa / cottage 95
Universal unit / villa / cottage 105
Townhouse 105
Universal Townhouse 115
4 - bed Townhouse / cottage 125
Universal townhouse / cottage 135
5 - bed Townhouse / cottage 140
Universal townhouse / cottage 150
6 - bed + Townhouse / cottage 155
Universal townhouse / cottage 165
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, voids, service risers and garages, as defined for ‘gross floor area’ in NSW Dept. of Planning’s
‘Standard Instrument’.
2. Development standards in the Affordable Rental Housing SEPP prescribe minimum non-refusable gross floor areas.
DESIGN REQUIREMENTS V6.2010 23PROVISION 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:
Design Requirements
Living Room Kitchen/Dining Bathroom with Separate WC Laundry
WC
bedsitter Yes Combined with living Yes No Combined with bathroom
1 - bed Yes Combined with living Yes No Combined with bathroom
2 - bed Yes Combined with living Yes No Combined with bathroom
or in cupboard
3 - bed or more Yes Separate or semi- Yes Yes Combined with bathroom or
separate from living combined with separate WC,
or in laundry cupboard
After 4 bedrooms consider additional shower in the laundry.
INTERNAL ROOM LAYOUTS
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.
24 DESIGN REQUIREMENTS V6.2010FURNITURE: BUILT-IN AND
MOVEABLE
The table on the next 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.
Note that Housing NSW does not supply loose furniture.
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 The desire ...
their visitors can enter and exit the dwelling, manoeuvre and the reality.
around kitchen and bathroom appliances and enjoy
internal and external spaces. No wasted space.
Floor plan of a 2-bedroom ‘universal’ housing unit, showing circulation allowances.
DESIGN REQUIREMENTS V6.2010 25Design Requirement
Show furnishings to types and sizes indicated in the table below on sketch designs.
Room Type Beds Furniture Plan dimensions (mm)
Main bedroom All units Queen size double bed (mattress) 1550 x 2050 (min)
Wardrobe 600 x 1800 (min)
Writing desk/dressing table (within 600 x 1200
wheelchair circulation for Universal units)
2 x bed side tables (Not required in bedsit 450 x 450
accommodation)
Second bedroom in 2 bed unit King size single bed*(mattress) 1100 x 2050 (min)
SENIORS housing (*Can Wardrobe 600 x 1200 (min)
also be furnished with 2
Writing desk/dressing table 600 x 1200
single beds, as below)
1 x bedside table 450 x 450
All other bedrooms All units 2 x single beds 900 x 2050
Wardrobe 600 x 1200 (min)
Writing desk/dressing table 600 x 1200
2 x bed side table 450 x 450
Living room 1-2 bed unit 2 x 2 seat sofas 900 x 1800
Low shelf unit 450 x 1200
3 bed unit 1 x 2 seat sofa 900 x 1800
1 x 3 seat sofa 900 x 1950
Low shelf unit 450 x 1800
4-5 bed unit 1 x 2 seat sofa 900 x 1800
1 x 3 seat sofa 900 x 1950
2 x low shelf units 450 x 1800
Dining 1 bed unit Dining table, 3-4 chairs 900 x 900
2 bed unit Dining table, 6 chairs 900 x 1200
3 bed unit Dining table, 8 chairs 900 x 1800
4-5 bed unit Dining table, 8 chairs 900 x 1800
1 x 3 seat sofa 900 x 1950
Kitchen All units
Also refer to pg 45
Additional built-in storage Broom/garden cupboard 600 x 450 deep
(min) Linen cupboard (can be incorporated into 600 x 450 deep
main bedroom)
All units Mirrored wall cabinet in bathroom (not tilted) 750h x750w x150d
approx
Vanity cabinet in bathroom 750w x 450d approx
Mobility scooter storage + GPO (Seniors only) 1500 x 700
26 DESIGN REQUIREMENTS V6.2010CONSTRUCTION METHODS
Housing NSW occupies a unique position in the residential OPERATIONAL ACCESS
property industry as a substantive owner of dwelling assets Consider the ease of access for future maintenance.
valued over $26 billion. Maintenance on Housing NSW Allow for full access to all parts of the building, including
properties alone delivers approximately $300 million worth of ceilings, sub floor and roof.
work into the industry annually. Housing NSW has an interest
Particular attention needs to be focussed on replacement of
in assisting and guiding the industry towards better value,
items, usually fixtures such as water heaters but also including
more robust and affordable housing products that provide
light bulbs, with allowance for access and safe working area.
greater comfort to occupants without any associated high
Items known to need regular replacement should not be
running or environmental costs.
dependent on solutions such as scaffolding.
From the 1990’s, maintenance took over from new supply
as the main asset management focus of the organisation.
Life Cycle analysis of Housing NSW’s portfolio has shown
that investment in more robust/durable products will
reduce future maintenance expenditure. This benefits both
the tenant and Housing NSW.
“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? Easily accessible rain water fittings to this cottage.
COST EFFECTIVE DESIGN SOLUTIONS
• Take care with site levels to avoid unnecessary cut and fill
and associated retaining walls.
• 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.
• Wherever possible, design windows, doors, kitchens and
all other components to sizes and styles readily available
‘off the shelf’.
• Non-standard components are acceptable where they
individualise a dwelling but must be used judiciously and
economically.
• Consider the sequencing of trades in combining different
materials and finishes to promote efficient on-site
Durable balustrade construction
building times.
DESIGN REQUIREMENTS V6.2010 27“DESIGNING OUT MAINTENANCE” PROVISIONS
Pilots have been carried out to test a range of improvements
to housing to make it more robust, safe 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: are required:
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
application 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.
• Provide concrete ground and first floor except for
townhouses.
• Exhaust rangehood to outside air for single storey
dwellings. Rangehoods for multi-unit dwellings also
ducted to outside unless this is not possible.
• Use low maintenance external finishes, minimal render or
Maintenance costs are a significant expenditure to HNSW. Good quality, paint at areas not requiring scafolding, face brick preferred.
durable material have a longer life cycle and reduce future maintenance
Prefinished steel fascias, gutters and downpipes.
expenditure.
• Roof framing not to bear on internal walls, e.g. use roof
truss framing, for future internal wall changes.
• Provide ceiling and sub-floor hatches allowing access to all
parts of roof space and sub floor.
• Use sky tubes not rooflights or skylights.
• All external window and door suites: semi-commercial
aluminium satin etched anodised with timber reveals.
• Ground level windows: sills a maximum of 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.
• Windows to have locks that allow restricted openings, of
100mm, for child safety.
• Provide flysceens, blinds and curtains to windows when
briefed.
• Fire windows, fire shutters or wall-wetting sprinklers to
windows are not permitted
• Balconies over habitable spaces and box gutters are not
permitted.
• Roof gardens/rooftop on-site detention – to be avoided
except in exceptional circumstances and approved by the
Use impact resistant and durable external finishes.
Executive Director, Assets Division.
28 DESIGN REQUIREMENTS V6.2010LIFTS
Provide lifts for well located and accessible sites with multi- Refer to Housing NSW Guideline for Passenger Lift Installation
unit development, even for 2 storeys if the budget permits. In in Residential Buildings up to 7 Storeys in height, June 2009.
other cases, design for future passenger lift or stair lift.
Stair lifts: 2-storey Housing:
Design Requirements Consider installation in 2-storey construction, for ambulant
• A single lift car should serve between 6 units minimum disabled:
above ground, for value for money. Currently, value • Allow 700mm x 350 space top and bottom of stair and
for money is represented by the cost of a lift being a 1000 mm clear width.
maximum of $30,000 per unit served. • Design for ambulant disabled for first floor units or to first
• A single lift car should serve 40 units maximum above floor bathrooms in townhouses.
ground.
• Where lifts are installed, design universal units to all floors
served.
• Consider the implications of lift breakdowns in lift
provision, and tailor lift contract service agreements
accordingly, or provide dual lifts.
• Avoid the use of long access balconies where these
compromise privacy and security.
• For 2-7 storeys use Machine-Room-Less (MRL) lifts.
• Finishes to lift car and lobby to be vandal resistant.
A resident enjoys the view in a 1970 high rise apartment, serviced by lifts.
DESIGN REQUIREMENTS V6.2010 29This page is intentionally blank. 30 DESIGN REQUIREMENTS V6.2010
ENVIRONMENTAL SUSTAINABILITY
Environmental sustainability protects the health, diversity Design Requirements
and productivity of the environment for the benefit of current New housing must meet BASIX and achieve 6 stars under
and future generations. To be environmentally sustainable NatHERS requirements. If it is not possible to achieve 6 star
means building for the long term, using building materials NatHERS for all dwellings, it is acceptable to achieve 6 star
from renewable resources and ensuring buildings are water NatHERS for 75% of dwellings and a minimum 5 star NatHERS
and energy efficient. It is about reducing the environmental for the remaining dwellings.
impacts of the housing assets, recognising changing weather
patterns and rising energy costs, particularly as Housing NSW
tenants are amongst those least able to afford this.
Passive solar and fixed systems are preferred to movable For BASIX calculations, note that Housing NSW does not
and active systems that require tenant intervention and supply refrigerators, washing machines, dishwashers or
subsequent potential misuse. 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.
A minimum of 80% of the roof area should drain to the rainwater tank. The use of charged downpipes should
be minimised.
Every dwelling (including multi-storey) shall have access to a non-potable rainwater supply for toilet,
washing machine and outdoor tap (ground floor only) of 2KL/dwelling minimum volume.
Provide a single mains potable (cold) water washing machine connection within each dwelling. This
connection shall be brought through the wall and any tiled splashback and capped (i.e. no tap) for future use
in the event that rainwater tank quality is inadequate (i.e discoloured) for clothes washing.
The rainwater supply for each dwelling, including multi-unit dwellings, shall contain a Watermark certified
interconnection/diversion device to enable the rainwater supply to be bypassed with mains potable water,
in the event of an empty tank or power/pump failure. Provide individual metering to units. This mains water
shall pass through the dwelling’s water meter before entering the interconnection/diversion device.
Refer to Communal Rainwater Tank Configuration Plumbing Schematic on the Housing NSW Intranet at:
The Department/Environmental Sustainability/Dwellings/Rainwater tanks .
Rainwater tank configuration is to be as follows:
1. For developments up to and including 5 dwellings, communal tanks are preferred for multistorey
developments whilst individual tanks are preferred for single storey and townhouse developments.
2. Communal tanks are preferred on all developments in excess of 5 dwellings where it will not result in the
creation of service easements.
Communal tanks are to be underground tanks, since they allow low maintenance and maximum landscaping.
Underground tanks must be located a sufficient distance from buildings so that the zone of influence for
the buildings foundations is not compromised. The location of tanks must be co-ordinated between the
architect, hydraulic consultant, structural and civil engineer.
Thermal Comfort Thermal comfort needs to be assessed against condensation design issues.
Bulk insulated ceilings. External cavity brick walls insulated using waterproof material maintaining cavity
clearance.
In complying with BASIX consider Low-E glazing, but not double glazing.
Use fixed or sliding external shading devices for window and door glazing integrated with building fabric to
exclude summer sun and allow winter sun.
Ceiling heights 2700 mm in habitable spaces.
Openable windows for natural cross-ventilation. Refer to safety provision on page 23.
Provide dual aspect where possible to maximise natural light and achieve natural ventilation to all living
areas.
Draught seals around all external doors.
DESIGN REQUIREMENTS V6.2010 31Essential Requirements continued
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 north oriented
roof space are available).
2. Gas instantaneous (in units located externally in recessed anti-theft cupboard enclosures).
3. Split system electric boosted solar hot water heater with anti-freeze on off peak 2 (where north oriented
roof space is available).
4. Heat pump hot water system (low noise decibels)- not in unit developments.
5. 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,
and carport.
External/common area lighting: Minimise light pollution into the night sky. Comply with AS4282 “Control of
the Obtrusive Effects of Outdoor Lighting”. Movement and photoelectric detectors in appropriate areas. Do
not use timers.
Internal ventilation fan in bathroom with automatic dampers or shutters and operation control such as
manual on/off or interlocking to light switch.
For 8 or more unit complexes, install 1.5 KW min solar photovoltaic panels at between 10 and 30 degrees
slope on north, north-west or north-east facing roofs for common power needs, feeding directly into grid.
Prefer not visible from street and fastened to prevent theft.
Well ventilated fridge space.
Garbage and Waste Locate bin or skip storage for resident amenity and to Council requirements. Provide for screening and
cleaning out. For larger multi-unit developments consider several locations to reduce opportunities for
conflict.
Chutes are not preferred, even in high-rise developments, due to maintenance, fire and safety concerns.
Waste and recycling areas should be located in close proximity to each other. Provide signage to explain
recycling requirements.
Other Low volatile organic compound (VOC) paints, adhesives/sealants, carpet and vinyl for good indoor air quality.
Only water based paints, even where enamel paints are otherwise specified. Also low VOC boards in kitchen
benchtops, carcasses, doors and shelves, pvc edged. Inside of doors and shelves melamine finished with pvc
edge strips. Any composite wood product must be low emission formaldehyde (E0).
Indigenous flora and/or xeriscape garden with no irrigation system. Make provision for individual garden
plots and/or a communal garden, and where appropriate food-generating plants.
Desirable Requirements
Thermal comfort Roof and façade colour—consider light colours to reflect heat.
Other Pervious paving to hardstand areas where access is not adversely impacted.
Maximise secure and conveniently located bicycle parking.
Minimise on-site car parking. Consider provision for car share arrangements.
Use landscaping to assist in passive solar design.
Use water sensitive urban design to minimise polluted stormwater runoff.
Locally produced, low embodied energy, renewable building materials and materials that can be recycled where
possible.
Solar hot water systems are the preferred system Rainwater tank harvesting water for a
in Housing NSW dwellings. community garden
32 DESIGN REQUIREMENTS V6.2010You can also read
