SUSTAINABLE HOUSING PRINCIPLES

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SECTION 2

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

DESIGN GUIDELINES
FOR SUSTAINABLE HOUSING & LIVEABLE NEIGHBOURHOODS
Valid until 1 May 2012

DESIGN GUIDELINES
FOR SUSTAINABLE HOUSING & LIVEABLE NEIGHBOURHOODS

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING CONTENTS

Copyright 3

Introduction
Denitions of Design Approaches References and Acknowledgements

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Detailed Requirements
Around the House Steps Paths Thresholds Verandahs and Porches Car Parking Inside the House Steps Power points Doors Door handles Living Room, Dining Room and Family Room Corridors Bathroom and Toilet Shower Water Closet (WC) Hand Basin Kitchens Laundry Bedrooms Window Design

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6 6 6 7 7 7 8 8 8 8 8 9 9 10 11 12 13 14 14 14 15

Items Not Required Housing Modications for Persons with Disability Policy Examples of application of adaptable design principles

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Crown Copyright Government of South Australia

Housing Design Guidelines Valid until 1 May 2012

DESIGN GUIDELINES
FOR SUSTAINABLE HOUSING & LIVEABLE NEIGHBOURHOODS

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Figures & Tables
Figure 1: Example Site Plan Figure 2: Porch door swing clearances Figure 3: Porch door swing clearances Figure 4: Porch door swing clearances Figure 5: Adaptable House Carport Figure 6: Universal Heights Table 1: Trust Swing Door Swing Clearances Figure 7: Door swing clearances and offset requirements Figure 8: Entry Corridor Door Swing Clearances Figure 9: Corridor Door Swing Clearances Figure 10: Corridor Door Swing Clearances Figure 11: Basin set out Figure 12: Shower set out Figure 12a: Stepless shower alcove to larger bathrooms Figure 12b: Stepless shower alcove to smaller bathrooms Figure 13: Toilet set out Figure 14: Vanity Unit Section Figure 15: Vanity unit supported off structure Figure 16: Vanity unit cantilever supported Figure 17: Bedroom Door Swing Clearances Figure 18: Wheelchair Clearances Figure 19: Examples of adaptable requirements Figure 20: Examples of adaptable requirements 6 7 7 7 7 8 9 9 9 9 9 10 11 12 12 12 13 13 13 15 15 17 17

Copyright
Although the Department for Families and Communities - Housing SA, Asset Services (DFC) owns copyright on this document on behalf of the Crown, it licenses its contractors to use the latest available version for DFC design or construction purposes, and grants non-exclusive licences to others, as long as: They do not falsely claim copyright in the DFCs work; They indemnify the DFC against claims arising from the use of the DFCs work.

Crown Copyright Government of South Australia

Housing Design Guidelines Valid until 1 May 2012

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Introduction
The Department for Families and Communities - Housing SA, Asset Services (DFC) supplies housing, asset and policy services to the South Australian Housing Trust. The Housing Trust remains the legal owner of the property. There is a requirement for the DFC to provide housing suitable for persons with varying degrees of disability including wheelchair users. This has been met by modifying existing housing stock on an as required basis. Signicant modications are, however, often very costly. For this reason, the DFC has adopted certain adaptable and visitable features for new housing developments that should Minimise the current high cost of converting existing houses to accommodation for persons with a disability. Enable tenants in houses designed to adaptable criteria to stay in their own homes if they become disabled, and Enable access by visitors with a disability. These guidelines summarise and give examples of the key aspects of adaptable criteria inclusive of DFC specic requirements. They are intended as a design tool that provides an overview of what is required so that builders and designers can assess their existing designs and either modify or generate new designs that comply with these requirements. The principal features include Stepless entry and enhanced design of doorways. Wider circulation at doorways. Power points, xtures, doors and circulation universal heights door hardware generally 900mm to 1100mm above oor level. wall power outlets 450mm to 600mm above oor level. Bathroom designed to accessibility criteria including stepless shower. toilet. reinforced wall construction so that grab rails can be tted later as an adaptation. Wider circulation between kitchen benches. (1500mm) Carport with widening at side and extended paving. 1000mm wide external paving. The DFC building program proposes 75% of all houses be built in accordance with adaptable principles. There is also a DFC program for modication of housing for persons with a disability.

Crown Copyright Government of South Australia

Housing Design Guidelines Valid until 1 May 2012

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

The DFC is inuencing the wider community and industry by Promotion, whenever practicable, of DFC sustainable housing demonstrating that adaptability is affordable and unobtrusive. The designs can be shown to be normal and marketable. Sponsorship of the housing industry, eg, Housing Industry Association (HIA) and Master Builders Association (MBA), including housing awards. DFCs Technical services staff engaging in proactive participation with Australian Standards and industry committees and forums. (DFC architect and engineer) Coordination with Planning SA on building rules and control issues. Planning SA has responsibility for mainstreaming of adaptable, visitable and accessible housing in South Australia. It controls building legislative requirements under codes developed by the Australian Building Codes Board and referenced by Australian Standards and can inuence house building through mandatory and advisory criteria in the SA Housing Code.

Denitions of Design Approaches

Universal Design Is a design phiposophy and inclusive design for all process. Accessible Design Legislative guidelines driven by codes and standards generally applicable to buildings other than houses Visitable Housing Is housing that can be accessed by persons with a disability usually ensuring front entry and bathroom access. Adaptable Housing Incorporates provision for inexpensive modications to houses that can be adapted to meet particular accessible criteria.

References and Acknowledgements

Australian Standard AS1428.1 Design for Access and Mobility Australian Standard AS4299 Adaptable Housing Welcome - Design Ideas for Accessible Homes, Building Commission of Victoria 2002 Ministers Specication SA F1.7 (July 2004) - Waterproong of wet areas in buildings - Additional requirements Australian Standard AS/NZS 2890.1 Parking facilities Part 1: Off street car parking

Crown Copyright Government of South Australia

Housing Design Guidelines Valid until 1 May 2012

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Detailed Requirements
Around the House
The basic requirement is that a person in a wheelchair should be able to easily and safely get from the street, car park or carport into the house and into the rear yard. In meeting requirements for wheelchair access, the needs of persons with walking aids and other disabilities can be met. To achieve this, the following should be provided Steps There should be no steps in the path from the street, carport or car park into the house. Paths Should be 1000mm wide and have a maximum grade of 1:20 (50mm in 1000mm) with 1:40 maximum cross falls (25mm in 1000mm). If provided, a driveway widened to 3500mm can be integrated with the access path to the front door. Insitu concrete paving is preferable to unit pavers.

alternative letterbox locations. driveway. 1000mm

6000mm

no central post. CARPORT HOUSE

1000mm allow a minimum of 1000mm clearrance to perimeter paving around any services. ood gully located away from door to achieve a 150mm set down, or use a pop up top ood gully on a surface inspection point.

2400mm

800mm

3000mm 3800mm Building structure to boundary

clothes line.

Figure 1: Example Site Plan

1600mm
6

1000mm
Housing Design Guidelines Valid until 1 May 2012

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2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

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1600mm 1600mm 1600mm
Housing Design Guidelines Valid until 1 May 2012

Thresholds At the front and back door, thresholds must be the no step type, eg, Raven RP77 threshold with RP4T seal or similar. Note: This means special attention to termite treatment at this point. For aluminium sliding doors the track needs to be set down into a special rebate and attention paid to the drainage of the track. Verandahs and Porches A covered porch area of 1600mm x 1600mm is the minimum required. If a verandah is provided it should be 1200mm minimum width and have a 1600mm x 1600mm circulation space at the front door. Attention must be given to door clearances for screen or safety doors. Car Parking Space should be 6000mm x 3800mm minimum. For Trust houses a 3000mm wide carport is acceptable if the paved area beyond the structural footprint is 3800mm wide and there are no obstructions, eg, central posts.
carport width set back from boundary

1350mm clear

offset

Figure 2: Porch door swing clearances

1600mm 1600mm

offset

offset

Figure 3: Porch door swing clearances

HOUSE

roof over. CARPORT posts. structure over. no central post to allow for car door opening. boundary line 1200mm

offset 1600mm

Figure 4: Porch door swing clearances

roller door fencing.

driveway 3800mm minimum from fence to structure

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Figure 5: Adaptable House Carport

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Inside the House

Within the house the rooms, corridors and doors should be sized and arranged to enable a person in a wheelchair to readily move through the house and use all facilities. To ensure this can be achieved, the following are required Steps No steps inside the house. All oor surfaces are to nish at the same height. The bathroom oor should be set 8mm above general oor level to allow for future carpet. Power points General Purpose Outlets (GPO) should be in the range 450mm to 600mm above oor level. Kitchen power points should be a maximum of 1100mm above oor level.

lever handle. range: 900mm to 1100mm INTERNAL

light swith. (not architrave swithces) power point. range: 450mm to 600mm

lock. lever handle.

1100mm 900mm

Figure 6: Universal Heights

EXTERNAL

Doors Adaptable housing must provide a minimum of 800mm clear opening door width on all doorways. An 870mm door leaf can meet this requirement. (Refer to Table 1 for further details). External and internal swing doors should comply with the following Sliding doors, if used, should have an 800mm clear opening clearance. For external doors, allowance must be made for both an internal swing door and an external screen or safety door. Door handles Should be the lever type, not knobs, eg Lockwood 930 or 950 series or similar. The centre lines to all door handles, locks and latches and light switches need to be in the 900mm to 1100mm range above oor levels. For external doors with separate locks, handles should be mounted at 900mm and locks at 1100mm.

Crown Copyright Government of South Australia

Housing Design Guidelines Valid until 1 May 2012

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

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clear opening offset 1350mm clear 1000mm CORRIDOR offset offset location of wall or furnishings. CORRIDOR 1000mm minimum

Table 1: Trust Swing Door Swing Clearances

Door Leaf 870mm 820mm# Sliding Clear Opening Door Width 800mm min. preferred 760mm min. normally not accepted 800mm minimum Offset at Latch side* 480mm Not required for Trust projects 300mm

Notes: * The latch side offset is only required on the swing side of doors in Trust housing. # A typical example of an acceptable 820mm door leaf would be an upper story townhouse not accessible to a wheelchair, or a walk up City Living apartment.

1000mm minimum

Figure 8: Entry Corridor Door Swing Clearances

offset. To enable reach.

offset

Clear opening door width. (door stop to projecting hardware)

Clear opening door width. (door stop to door leaf)

Figure 7: Door swing clearances and offset requirements Living Room, Dining Room and Family Room Because of circulation requirements for wheelchairs in these spaces and the need to minimise corridors, it is likely that in smaller dwellings some or all of these spaces will need to be combined. In the living area, space for a wheelchair turning circle of 1500mm must be accommodated within the furnishing layout. Generally the living room, dining room or family room should have a door to the external living space. If a full height aluminium sliding window is used it will need to be set down into a rebate so that door track can be crossed by a wheelchair. Corridors Should be 1000mm minimum width and wide enough to allow the side approach widths as shown. These are best limited or avoided altogether.
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Figure 9: Corridor Door Swing Clearances

clear opening offset

Figure 10: Corridor Door Swing Clearances

Housing Design Guidelines Valid until 1 May 2012

linen

CORRIDOR

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Bathroom and Toilet The bathroom should be built in its adaptable form from the start so that the only changes required to convert it for disabled use would be the installation of grab rails and removal of the shower screen if this had been tted. The adaptable bathroom should include as a minimum a shower, a WC and a hand basin with a cabinet over. A bath is not required for adaptability purposes. Floor tiling should be non slip. Hot water temperature limited to 50C at sanitary outlets in accordance with domestic plumbing code requirements. Tap sets should have capstan or lever handles. The waterproong system should extend under the whole bathroom oor, ie, not just the shower. The walls of the bathroom (if framed) should have a 140 x 35mm trimmer all round for xing future handrails with a centre line 800mm above the nished oor. The Adaptable Housing Code shows plywood panels which are preferable and could be combined with wall frame bracing.

mirror / cabinet. Power and light switch. lever mixer tap. 100mm to 130mm 900mm to 1100mm 770mm Hand basin with shroud concealing water and waste. Waste in wall

Figure 11: Basin set out

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2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Shower Minimum size to be 1100mm x 1100mm. The shower oor must not have a hob or a set down. Refer to the diagram for required falls. The shower should allow for the installation of an adjustable handset and exible hose type, mounted on a vertical grab rail, eg, Midstar No.1 shower set or similar. The shower screen, if provided, should be removable. Tiling is continuous under and behind the screen. The DFC does not allow for the future installation of a fold down seat. It is anticipated that, if required, a separate shower chair can be used. General bathroom falls of 1:100 in accordance with the Ministers Specication SA F1.7 (July 2004) Waterproong of wet areas in buildings - Additional requirements.

Shower rail.

550 mm

550 mm
900mm

0mm 110
Shower curtain. Hand shower. Optional 300mm 450mm glazed screen.

Soap holder. Noggings for future grab rails or plywood paneling behind. 1000mm

1:60

1:60

1:60

1:60

800mm

No step. Falls beyond 1:100.

Figure 12: Shower set out

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2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

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Figure 12a: Stepless shower alcove to larger bathrooms

1100mm - shower alcove 1:60 1:60 1:100 - to oor trap

outlet

Section - Shower Alcove

1100mm - shower alcove 1:60 1:100

1:60

outlet

Section - Shower Alcove

Figure 12b: Stepless shower alcove to smaller bathrooms

Note:

refer to Ministers Specication SA F1.7 (July 2004) Waterproong of wet areas in buildings Additional requirements - for waterproong details.

Water Closet (WC) A disabled persons WC, with rim 460mm above oor level, is not required, but may be provided as a modication. The front of the pan should be a minimum of 600mm from the back wall and 450mm from the side wall. Additional trimmers are required for future grab rails as shown.

1600mm clear fo r circulation 450mm 1150mm

Figure 13: Toilet set out

800mm

650mm

mm 300 mum i max

45 0m m

maximise set out of toilet in accordance with suppliers specication. stepless shower area can share WC circulation space. 1100mm clear for circulation.

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Housing Design Guidelines Valid until 1 May 2012

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Hand Basin The basin waste should be built into the wall. If a vanity basin is provided, then it should be the semi recessed type. If clear knee space is not provided, any cupboard under should be removable, ie, wall and oor tiling is to be continuous. The hand basin should be a type suitable for disabled use.

300mm to 330mm semi-recesseed hand basin. 40mm short inlet P trap. Caroma part 1021/5 or equivalent waste in cavity. knee space prole refer to AS 1428.1.

200mm

Figure 14: Vanity Unit Section

mirror. 1100mm preferred 950mm minimum. 300mm 400mm min. min.

drawer. cupboard. knee space. kick space. 470mm clear

770mm

100mm to 130mm.

may reduce to 250mm. 400mm preferred.

900mm

470mm clear

770mm

may abut wall either side

250mm clear.

Figure 15: Vanity unit supported off structure

Figure 16: Vanity unit cantilever supported

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2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Kitchens The kitchen should allow for Minimum circulation with 1500mm cupboard face to cupboard face. Mixer tap to the sink. 1 x 36W uoro light with prismatic diffuser.

The DFC will adjust bench height only if requested as a modication, therefore there is no need to have an adjustable height bench top. To allow this to occur in the future, service connections such as waste pipe work, hot and cold water, electrical and gas connections shall be in the wall at the rear, set at a height so that bench height can be lowered to 750mm if required. Water and gas connections should be made with approved exible hoses. Laundry If a separate room is required for a laundry, the following should be included in acordance with Trust requirements. (Refer design guideline 1.1 House Design Guide) Stainless steel 70 litre wash trough with cabinet under. Space for dryer is assumed at high level over the washing machine space. For persons with particular disabilities it is assumed the dryer can be stacked directly over a front loading type washing machine. 750mm space for an automatic washing machine and taps. Circulation space of 1200mm wide in front of these items reduced from 1550mm AS1428.1 requirement) Linen and broom cupboards are also required and could be incorporated into the laundry depending on the layout adopted. In certain circumstances some concessions may be considered for clear opening door width and circulation space.

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2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

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800mm clear offset

Bedrooms Bedroom requirements are Larger bedroom Minimum size approximately 14.8m area and minimum 3600mm width dimension. Needs to t queen sized bed, side tables, dressing table and a 600mm x 1500mm wardrobe. will allow for wheelchair turn of 1500mm width.

Figure 17: Bedroom Door Swing Clearances

Second bedroom where sized for two persons in single beds Minimum size approximately 10.8m area and minimum 3000mm width dimension. Needs to t two single beds, a desk and chair, and a wardrobe 600mm x 1500mm wide. will allow for wheelchair access with only one bed in the room.

Supplementary and single person bedrooms Need not be designed for adaptability.
dressing table
ne zo or do

robe

e on rz o do wheel chair turning zones

wheel chair turning zones alternate bed location

queen size bed robe dressing table

queen size bed

Window Design
Window design should be kept simple. A rectangular shape is best for ease of furnishing. Full height windows are discouraged except for an access slider usually located off a living room. There are reduced construction costs for windows that do not extend to oor level, as internal linings and skirting are continuous. Further advantages include greater privacy and reduced length of curtain material. Recommended sill heights are Bedroom 750mm above oor level - Can see out from in bed; bed height is below sill. (daytime restricted view inwards) Living 450 to 600mm above oor level - Can see out easily from seated position.
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Figure 18: Wheelchair Clearances

Housing Design Guidelines Valid until 1 May 2012

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Items Not Required

The DFC does not promote the use of demountable walls in housing as proposed in parts of AS4299 Adaptable Housing. All space should be designed to allow for accessible circulation space. Grab rails and the like are generally not provided at construction, but can be included on request, using protocols established by the DFCs modication policies for persons with disability. No allowance is made for the future installation of a xed fold down seat in the shower area. It is anticipated that a removable chair or stool can be provided.

Housing Modications for Persons with Disability Policy

Within nancial and budgetary constraints, the DFC will carry out appropriate modications to existing housing on request using protocols established by this policy. Usually a request for a modication requires a report prepared by an occupational therapist or a medical practitioner. The modications can include Provision of grab rails. Alteration of door swings. Alteration of height of kitchen bench tops. Provision of a high set WC in the toilet. Flexible shower rose. For older houses not built to adaptable principles, other modications may be required to meet particular requirements. Refer to Design Guideline 4.1 Housing Modications for further information for adaptation and modication of existing buildings.

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Housing Design Guidelines Valid until 1 May 2012

2.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

Examples of application of adaptable design principles

No step threshold to door. Ensure termite protection. 1500mm diameter circulation zones allowed for between dining / living spaces. Ensure 1000mm wide perimeter paving around rainwater tank or services equipment. 1000mm wide perimeter paving. 1500mm between benchtops. Acceptable offset. Refer to Table 1. Corridor

Figure 19: Examples of adaptable requirements Living areas.

Corridor Main Bedroom

1500mm diameter circulation zones allowed for around living spaces.

Acceptable offset and clearance. Refer to Table 1. Provide handrail if required for step protection Ensure circulation space to porch. Porch nish may be incorporated into concrete paving areas. 1000mm wide perimeter paving.

Smaller Bedroom

Figure 20: Examples of adaptable requirements House frontages, narrow fronted sites.
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