Professional Documents
Culture Documents
Contents
2 Key Responsibilities..................................................................................................................... 11
3 Definitions..................................................................................................................................... 12
3.1 Housing Design Guidelines............................................................................................................ 12
3.2 Universal Design............................................................................................................................ 12
3.3 Accessible...................................................................................................................................... 12
3.4 Visitable.......................................................................................................................................... 12
3.5 Adaptable....................................................................................................................................... 12
3.6 Liveable Housing............................................................................................................................ 12
4 Design Standards......................................................................................................................... 13
4.1 General........................................................................................................................................... 13
4.2 Property Titles................................................................................................................................ 13
4.3 Town Planning/Siting...................................................................................................................... 13
4.4 Site selection.................................................................................................................................. 14
4.5 Housing Unit Sizes......................................................................................................................... 14
4.6 Materials and Construction Design and Construction policy...........................................................14
4.7 Energy Efficiency Policy................................................................................................................. 14
4.8 Building Permits.............................................................................................................................. 15
4.9 Fire Risk Management Policy......................................................................................................... 15
6 Building Services.......................................................................................................................... 24
6.1 Metered services............................................................................................................................ 24
6.2 Electrical Services.......................................................................................................................... 24
6.3 Gas and Electricity.......................................................................................................................... 25
6.4 Space Heating................................................................................................................................ 25
6.5 Hot water units................................................................................................................................ 25
6.6 Appliances...................................................................................................................................... 26
6.7 Water supply................................................................................................................................... 26
6.8 Plumbing......................................................................................................................................... 26
6.9 Ventilation....................................................................................................................................... 27
6.10 Telephone....................................................................................................................................... 27
6.11 Television....................................................................................................................................... 27
7 External Works............................................................................................................................. 28
7.1 Main entries weather protection...................................................................................................... 28
7.2 Car parking..................................................................................................................................... 28
7.3 Paving, paths and driveways.......................................................................................................... 28
7.4 Landscape Works........................................................................................................................... 28
7.5 Fencing........................................................................................................................................... 30
7.6 Rear Yard Amenities....................................................................................................................... 30
7.7 Rubbish Disposal............................................................................................................................ 31
Director of Housing
1.2 Purpose
The Design Guidelines define the Director of Housing (the Director) requirements for the construction,
redevelopment and design of new low rise public housing dwellings.
The guidelines are to be used by consultants and design and construct builders engaged by the Director
for the design of new construction or redevelopment of residential public housing dwellings.
They will inform each site specific project brief outlining the requirements for procurement activity,
including documentation such as tender specifications and drawings.
1.3 Scope
These guidelines apply to all new single level dwellings and low rise multi-storey buildings up to three
stories in height constructed, developed or designed and constructed by or for the Director of Housing in
Victoria.
These guidelines are not retrospective and do not apply to the existing Director stock constructed or
acquired prior to the approval of these guidelines.
1.4 Objectives
The objectives of the Housing Design Guidelines are to:
(i) establish appropriate, consistent and effective design standards for the construction of durable
new properties.
(ii) provide an equitable level of amenity across a range of tenant and resident groups.
(iii) outline design and amenity requirements for construction, redevelopment and design.
(iv) provide housing with the flexibility to accommodate residents with disabilities with minimum
modification.
(v) detail all applicable Director, Department of Health and Human Services (DHHS) and legal
requirements.
(vi) provide a standard base for the cost effective use of funds.
(vii) outline the design related elements of dwellings which will ensure safe, comfortable, climate
adapted and resource efficient dwellings for our clients.
(viii) provide well designed low cost housing which makes a positive addition to the urban/regional
streetscape and local environment.
2 Key Responsibilities
Role/Title Responsibility
Director, Property and Asset • Approves Design Guidelines;
Services • Approves major amendments to Design Guidelines that change, or
introduce a new policy direction or policy revision, or where
significant cost implications would result;
• Approves exemptions;
Assistant Director, Property • Approves minor amendments to the Design Guidelines required for
Delivery, Property and Asset the maintenance, clarification and/or editing of Design Guidelines;
Services • Recommends exemptions to Design Guidelines;
3 Definitions
The following definitions are provided as background information and to allow a greater understanding of
the many different approaches that exist to provide housing to the community.
3.3 Accessible
Accessible housing describes housing which provides accessibility for persons with a disability, and is
achieved by legislative guidelines driven by codes and standards. Australian Standard AS1428
mandates requirements applicable to buildings other than houses.
3.4 Visitable
Visitable housing describes housing that can be accessed by persons with a disability ensuring that an
entry, usually the front door, and access to a toilet is achieved.
3.5 Adaptable
Adaptable housing describes housing that achieves a minimum level of AS4299 Adaptable Housing and
provides design features which allow inexpensive modifications to adapt houses that can meet particular
needs of a resident with a disability.
4 Design Standards
4.1 General
The Director of Housing (the Director) constructs dwellings for a range of clients including families, single
people, both young and older, and people with special needs due to a physical, sensory or intellectual
disability.
The Director requires all newly constructed, redeveloped, and designed public housing to provide good
quality accommodation. While some specific design standards have been stipulated within these
Guidelines, compliance with cl 1.1 is expected.
It is the responsibility of the Consultant and/or Contractor to ensure all legal requirements, standards and
obligations pertaining to building design and/or construction of a facility are diligently met when
undertaking work for DHHS.
Reference is to be made to Australian and New Zealand Standards, Statutory requirements, building and
construction codes and Acts when designing. Where a reference is made to any document or standard,
the reference is to the latest edition.
If there is conflict between the Housing Design Guidelines and other legislated requirements then the
standard which provides the highest standard of risk mitigation shall take precedence. In all cases of
potential conflict, appropriate consultation with the DHHS Project Manager must occur.
Relevant DHHS policies and procedures will be available to consultants/contractors as required.
(iv) utilisation of efficient insulation and construction systems in floors, walls and ceilings, and
utilisation of party wall construction.
4.9.4 Deadlocks
Deadlocks must not be installed to any doors leading from a sole occupancy unit (SOU) of a residential
building. Where a resident requests the installation of a deadlock as an insurance or security
requirement, the department may consider this installation (at the resident’s expense) subject to a fire
safety risk assessment. The request must be referred to the Fire Risk Management Review Panel for a
determination.
5.1.3 Flooring
Provide slip-resistant sheet vinyl flooring with a 2mm wear layer (not including laminations, plastics and
fibrous materials) to the corridors, kitchen, dining area and bathroom.
5.1.4 Telephone
Older persons units are to be provided with a second telephone point in the bedroom adjacent to a GPO.
5.4 Bedrooms
Bedrooms shall not be accessed directly from another bedroom, kitchen or utility area.
Bedrooms shall not have borrowed light.
The first bedroom must be designed to optimise wheelchair access and provide space for either two
single beds (2000mm long x 900mm wide) or one queen size bed (2030mm long x 1530mm wide).
Each further bedroom shall capable of accommodating two single beds and sufficient storage to meet the
needs of two children.
Floor to ceiling built-in wardrobes (600 mm deep) with hanging rod, shelves and drawer insert with sliding
doors shall be provided in each bedroom.
5.5.2 Rangehood
A rangehood ducted and vented externally shall be provided to the kitchen over the cooktop.
Recirculating rangehoods shall not be used.
5.7.1 General
(i) In bathrooms located above the ground floor, a floor waste with the floor graded 1:100 towards
the waste.
(ii) One towel rail, a minimum of 900 mm long, for every two residents, ideally located adjacent to
the shower enclosure.
5.7.2 Showers
(i) A recessed soap holder located in the shower area.
(ii) Ceramic tiling in shower recesses shall extend to a height of 1800 mm above finished floor
level.
(iii) Showers to be stepless shower and shower screen.
(iv) The shower area will be 1100 mm x 1160 mm without steps or kerbs, its base graded to a waste
with a slope of not less than 1:80 and not greater than 1:60. The remainder of the bathroom
area shall be graded with a fall to the shower waste (or an alternate floor waste centrally where
there is a combined bathroom and laundry) at a minimum gradient of 1:100 and not greater than
1:80.
(v) A fixed glazed shower screen will be provided and a curtain rod will be provided to the entrance
to the shower in order that the resident may fix a shower curtain if required.
(vi) Glazed shower doors are not to be provided.
(vii) The shower taps and controls shall be located within but reachable from outside the shower
area with the water stream directed away from the taps and shower entrance. All dwellings shall
be provided with fixed wall outlets and not handheld showers on rails.
5.8 Toilet
All toilets shall contain a close coupled WC toilet suite.
Flushing control to be enlarged type.
All WC compartments to be a minimum width of 1200mm to meet gold standard requirements.
A toilet paper dispenser shall be located adjacent to the WC pan.
Privacy latches may be installed in toilets in dwellings. Where a privacy latch is installed the door must
be hinged so as to permit removal of door when latched from the inside.
One toilet within a dwelling is to be visitable. Doors may open outwards to facilitate access where they do
not impact upon access corridors.
5.9 Laundry
An area for laundry facilities shall be provided to every dwelling in accordance with 5.6.
In all adaptable dwellings allow sufficient circulation space for a client in a wheelchair to approach all
appliances and cupboards.
Each laundry cupboard, or laundry area located within a bathroom, shall be appropriately vented and
shall contain the following facilities:
A stainless steel laundry trough with a 200 mm high impervious splash back (preferably ceramic tiling),
hot and cold water taps, an overflow suds bypass and washing machine waste outlet.
Space for a washing machine (600 mm wide x 600 mm deep) adjacent to the trough with hot and cold
washing machine taps located so that either a front or top loading washing machine may be installed.
A visible horizontal timber batten mounted 1800 mm above finished floor level and located above the
washing machine to provide secure fixing for a clothes dryer.
The Director does not provide washing machines or clothes dryers to individual dwellings.
Laundries shall be located on the ground floor wherever practicable. Wherever practicable, the
clothesline shall be able to be accessed without passing over carpeted areas.
5.11 Balustrades
A balustrade shall be provided to any stairway, ramp, balcony, veranda or similar situation which is more
than 600mm above the adjacent floor or ground level internally and externally.
No element of the balustrade shall facilitate climbing the balustrade.
5.12 Windows
Aluminium windows are required to be used wherever practicable. Consideration shall be given to
window frame design to minimise heat loss and gain. Horizontal sliding sash windows are preferred for
low rise dwellings.
Louvre windows shall not be used.
Window fittings that are easily gripped by the hand should be located at an accessible height for ease of
use by the resident.
Whilst meeting the BCA requirements for the provision of light and ventilation and allowing for a resident
to clean windows from the inside, window openings in dwellings greater than two storeys in height shall
be permanently restricted to a maximum of 125 mm.
Security screens such as roller shutter screens or bars shall not be fitted to windows.
5.14 Skylights
Skylights are not to be used to provide the only source of natural light to habitable rooms, except
kitchens and bathrooms where unavoidable. Where provided, skylights shall be installed with a
translucent diffuser panel at ceiling level unless the skylight itself is double glazed.
5.16 Doors
5.18 Paintwork
All paints used for the painting of dwellings are required to be Australian Paint Approval Scheme
approved materials.
Acrylic low VOC paints are to be used.
The number of coats of paint required to achieve non-transparency depends on the surface being
painted, consequently, the number of coats of paint may vary - below is a guide to the minimum
requirements of DHHS.
The minimum coats of paint required are:
(i) Preparation, primer to all bare timber, steel, etc
(ii) sealer to all bare plaster or filling materials, masonry, etc
(iii) undercoat over primer and sealer coats
(iv) two finish coats.
(ii) Walls and ceilings to bathrooms, laundry and toilets - low sheen, low VOC, anti-bacterial, anti-
mould acrylic paint
(iii) Wood and metal work - full gloss acrylic. Wood and metal work means cupboard doors,
skirtings, architraves, doors, window, reveals, handrails, weatherboards, trims, spouting, gables,
soffits and any wall claddings and where provided, front fencing, outbuildings, sheds and
carports.
6 Building Services
6.1 Metered services
Water, electricity, and gas services to all dwellings, including multi-storey dwellings, and to communal
facilities, are to be separately metered.
Gas and water meters are to be located so as not to impede pathways and shall be accessible to meter
readers.
6.2.4 Lighting
All dwellings shall have light switches mounted between 900 and 1100 mm above finished floor level in
line with and adjacent to the door handles and should have large rocker switches.
Globes to be use in all fittings to be LED or compact fluorescent type.
In dwellings with stairs a two-way light switch shall be fitted to stair lights.
All dwellings shall have the following light outlets and fittings:
(i) Front entrance, external 1
(ii) Rear entrance, external 1
In multi-unit developments vandal proof security lighting shall be provided to those communal areas that
are used by different households and the public such as car parks, pathways, foyers, stairwells and
communal facilities.
All external lighting to pathways and carparking should be positioned at a low height to reduce glare and
provide a minimum illumination level of 10 lux at ground level.
6.6 Appliances
Controls on appliances should be easily gripped by the hand and located in a safe and accessible
position for ease of use.
Energy efficient appliances are to be chosen.
6.8 Plumbing
Sanitary plumbing shall be concealed.
Ensure that the sanitary plumbing is positioned so that it is suitably placed for any subsequent adaptation
of the area to a combined accessible bathroom and toilet.
Consideration should be given to the direction of water flow in guttering and the positioning of downpipes
to allow for the possible future collection of rainwater in water tanks, which would generally be located
adjacent to the utility areas of the dwelling.
Kitchen, laundry and bathroom taps shall be quarter turn lever type handles with a single outlet for ease
of use fitted with hot and cold indicators.
6.8.1 Drainage
Generally heavy duty sewer class uPVC pipe and fittings are acceptable for all inground and suspended
sewer drainage installation.
6.9 Ventilation
Exhaust fans shall be provided to the bathroom and laundry.
The fans are required to have automatic retracting fan blades or installation of a draft stop device with
gravity shutters that remain closed when the fan is not in use to prevent backdraught and shut out
insects.
Fans shall be ducted and flued through the ceiling and discharged externally via a cowl.
Where effective ventilation is possible through other means exhaust fans are not required in separate
WCs.
Fixed ventilation in walls is not required.
6.10 Telephone
All dwellings are required to have one telephone connection point located in the kitchen adjacent to a
GPO.
Older persons units are to be provided with a second telephone point in the bedroom adjacent to a GPO.
The Director does not pay connection fees or provide telephones.
6.11 Television
One TV aerial point complete with a cable to the roof shall be provided in the living area of each dwelling.
A TV aerial is to be supplied and installed to each unit.
A TV aerial point with cable to a Master Antenna Television (MATV) system shall be provided in the living
area of each unit of a multi-unit, multi-level dwelling.
An antenna, suitable for the number of units/outlets, is to be provided to MATV systems.
7 External Works
7.1 Main entries weather protection
A roofed sheltered area immediately outside the front entrance is required to all dwellings including the
main communal entrance to multi-unit dwellings.
A level (maximum gradient of 1:40), slip-resistant, hard-surfaced landing area, a minimum of 1500 x
1500 mm, shall be provided at each entrance of the dwelling.
7.2.2 Carports
Carports are only provided in the following situations:
(i) Where required as an element of an approved planning scheme. The carport, where required,
shall comply with the requirements of the responsible local authority.
(ii) Where requested by DHHS for a specific client where a carport is requested by a joint venture
partner (at the JV cost) and agreed to by the Director, Property & Asset Services.
the responsible authority and consistent with the private low cost rental housing market. All open areas
shall be landscaped.
Existing trees should be retained where practicable. As a guide, plants that are known to be reliable,
hardy, and requiring little water, shall be provided.
Low maintenance landscape works shall be provided to protect any existing plants and incorporate
appropriate tree planting. Consideration shall be given to:
(i) planting semi-mature trees in open space along boundaries adjacent to neighbouring open
space.
(ii) planting in areas allowing sufficient open space for spreading tree canopies.
(iii) landscape designs to ensure structural protection of existing and proposed buildings from root
damage.
Single dwellings
(i) Lawn sown over the whole allotment.
(ii) 5m2 of mulched garden bed with shrubs adjacent to each front entry area where practicable.
(iii) For properties of less than 500m2, three trees (one or two in front yard, balance in rear yard).
(iv) For properties over 500m2, five trees (two or three trees in front yard, balance in rear yard).
Dual occupancy
(i) Lawn sown over the whole allotment.
(ii) 5-10m2 of mulched garden bed with shrubs adjacent to each front entry area.
(iii) For units with the entry area abutting the street, two trees in front
(iv) Where appropriate, three trees on the site.
Multi-unit dwellings
(i) Mulched garden bed with shrubs adjacent to each front entry area of a size suited to the
particular development. The remaining areas are to be lawn, with an appropriate tree-planting
scheme for the whole development.
7.5 Fencing
The Director contributes to the erection and repair of dividing fences in accordance with the Fences
Amendment Act 2014. Owners of adjoining land are required to contribute 50 per cent of the cost of
standard fencing where fencing work is carried out in accordance with the Fences Amendment Act 2014.
7.6.1 Clotheslines
One external clothesline, either rotary clothes hoist or paraline type, shall be provided for each dwelling
with private open space with a minimum effective clothesline length of:
(i) 1 bedroom dwellings 15 metres
(ii) 2 or more bedrooms 30 metres
A rotary clothes line is preferred for larger units, however where space constraints exist a folding frame
clothesline with an effective length of 23m is acceptable.
For 1 bedroom dwellings a folding frame clothesline with a minimum effective clothesline length of 8
metres may be provided.
Wherever practicable, the clothesline shall be able to be accessed from the laundry without the need to
pass over carpeted areas where carpet is installed.