This report was commissioned by the Summer Foundation and the Transport Accident Commission (TAC) WRITTEN BY: Justin Nix Equitable Access Solutions CITATION GUIDE Nix, J. (2016), Innovative Housing for People with Significant Disabilities: The need for a more contemporary design framework – A Discussion Paper, Melbourne: Summer Foundation Ltd / Transport Accident Commission. © 2016 by the Summer Foundation Ltd and the Transport Accident Commission. A copy of this report is made available under a Creative Commons Attribution 4.0 License (international) ISBN 978-0-9805980-8-7 DISCLAIMERS The Summer Foundation and the TAC has contributed information towards this report and believes it to be accurate and reliable. Neither the Summer Foundation nor any of its collaborators make any warranty, expressed or implied, regarding any information, including warranties to the accuracy, validity or completeness of the information. This report is for educational purposes. The Summer Foundation and it’s collaborators cannot be held responsible for any actions on the basis of information outlined in this report. Summer Foundation Ltd ABN 90 117 719 516 PO Box 208 Blackburn 3180 VIC Australia Telephone: +613 9894 7006 Transport Accident Commission GPO Box 2751 Melbourne 3001 VIC Australia Telephone: +61 3 5225 2676 ACKNOWLEDGEMENTS We wish to thank the following individuals for providing supporting images, as follows: Michele Cobelens, Ashleigh Darville, Astrid Reynolds, Sophie Ryan, Steve Vandenberg. MMSM & AssSociates PtMy Ltd Email: Email: Email:
ASPECT ASSESSMENT CRITERIA AS 1428.1 LIVABLE HOUSING DESIGN GUIDELINES ‘PLATINUM’ EXTERNAL Does this design requirement suit the needs of people with significant Yes Yes OF TRAVEL disability? Provides good design framework AND DWELLING Is there a spatial impact compared with standard residential construction? No No ACCESS Is there an increased financial impact compared with standard residential construction? Yes Additional cost to provide handrails and kerbrails to external ramped surfaces No Does this design requirement result in an environment which is less home-like? Yes Delivers a commercial type public ramped surface requiring compliant handrails and kerbrails No Does this design requirement result in a lack of design flexibility? Yes Allows no flexibility for requirement of grabrails and kerbrails for ramped paths No OVERALL CONCLUSION: NEGATIVE Compliance requirements are not appropriate for residential home like property POSITIVE Compliance requirements are appropriate for residential home like property DWELLING ENTRANCE Does this design requirement suit the needs of people with significant disability? Yes – To a limited extent Door minimum clear opening width of 850mm is slightly restrictive for some large wheelchairs Yes– To a limited extent Door minimum clear opening width of 900mm is reasonable however 950mm is better suited for large wheelchairs Is there a spatial impact compared with standard residential construction? Yes Additional floor circulation on both sides of the door Yes – Slight Additional floor circulation space on the external landing only Is there an increased financial impact compared with standard residential construction? No Yes - Slight Does this design requirement result in an environment is less home-like? No No Does this design requirement result in a lack of design flexibility? Yes The required circulation on the internal side of the door is significant No OVERALL CONCLUSION: POSITIVE Compliance requirements are reasonable however door clear opening width should be minimum 950mm POSITIVE Compliance requirements are reasonable however door clear opening width should be minimum 950mm
ASPECT ASSESSMENT CRITERIA AS 1428.1 LIVABLE HOUSING DESIGN GUIDELINES ‘PLATINUM’ FLOORING (TYPE Does this design requirement suit the needs of people with significant Yes Yes AND TRANSITION disability? BETWEEN SURFACES) Is there a spatial impact compared with standard residential construction? No No Is there an increased financial impact compared with standard residential construction? No No Does this design requirement result in an environment which is less No No Does this design requirement result in a lack of design flexibility? No No OVERALL CONCLUSION: POSITIVE Compliance requirements are appropriate POSITIVE Compliance requirements are appropriate HANDLES, SWITCHES, TAPS AND GPOS Does this design requirement suit the needs of people with significant disability? Yes Yes – To a limited extent Doesn’t deliver complete requirements for an accessible bathroom Is there a spatial impact compared with standard residential construction? No Yes – Slight Additional floor circulation space for toilet and shower. Not as onerous as AS 1428.1 Is there an increased financial impact compared with standard residential construction? Yes – Slight Additional cost for ‘specialised’ fixtures & fittings such as extended lever taps and large rocker switches Yes – Slight Additional cost for ‘specialised’ fixtures and fittings such as extended taps and large rocker switches Does this design requirement result in an environment which is less home-like? Yes Specialised fixtures and fittings such as extended lever taps are not always required No Greater flexibility to use more home like fixtures and fittings Does this design requirement result in a lack of design flexibility? Yes Allows little design flexibility when selecting fixtures and fittings No OVERALL CONCLUSION: NEGATIVE Compliance requirements are not appropriate for residential home like property POSITIVE Compliance requirements are appropriate .
AS1428.1-2009 CLAUSE NUMBER STANDARD MET HUNTER UNITS STANDARD MET TAC HUNTER UNITS – DIFFERENCES / ENHANCEMENTS TO THE CLAUSE TAC UNITS - DIFFERENCES / ENHANCEMENTS TO THE CLAUSE OVERALL IMPACT OF DIFFERENCES / ENHANCEMENTS TO THE CLAUSE COMMENTS 06.3 OF A CAPT EXCEEDED EXCEEDED Minimum passage As per Hunter Project Increased design flexibility (e.g. Enhancements for large min. 1m wide unobstructed path (increased (increased increased from 1m to 1.2m improved access) motorised wheelchair users width) width) unit Less institutional (more for furnishing / personalisation) 06.4 PASSING SPACE FOR YES YES Some corridors narrower As per Hunter Project Reduced spatial impact (e.g. demand Open plan design and furniture WHEELCHAIRS zone 1.8m W x 2m L (within Living) (within Living) than 1.8m wide, however turning circle with 2.25m DIA for wider corridors) layout impact on this element (for two wheelchair users to pass) provided within Living 06.5 CIRCULATION SPACE FOR WHEELCHAIR TURN space to turn 90-180°: provide min. 2070 x 1540mm YES YES Space allocated in accessible bedroom. Turning circle of 2250 DIA. in As per Hunter Project Furniture layout important to maintain this element to be within 900-1000mm AFFL, with min 30% luminance contrast under BCA only; no visual indicators as per Clause Reduced cost (item can be retrofitted if needed) impairment
7.0 FLOOR OR GROUND SURFACES CONSTRUCTION TOLERANCES FOR ABUTMENT OF SURFACES Shall have a smooth transition Low maintenance, robust products selected (timber- look & carpet-look vinyl; ‘Bolon’) Marmoleum specified for one unit (material which is easy to repair) Residential-look products selected, patterns/colours not visually confusing YES YES Specification required upgrade of developer’s standard external surface material to include threshold between indoors and out, gaps between 1-12mm Level threshold between indoors and out, gaps between arm strength) robust, easy-care, repairable materials) CHANGES IN No more than 5mm vertical between abutment of 2 surfaces 07.4.1 CARPETS & OTHER SOFT FLEXIBLE MATERIALS Max. pile height 6mm, continuous fastening of exposed edges, leading edge max height 3mm YES YES YES YES Floor covering thickness matched; transition strips at edges not needed Carpet tile & vinyl direct stuck to slab, with combined tolerance (leading edge) of 3mm As per Hunter Project, except marmoleum in lieu of vinyl, and combined tolerance (leading edge) of 2.5mm Less institutional (no transition strips) Product thicknesses: Bolon : 4mm Vinyl : 2mm Carpet Tile: 5mm Marmoleum: 2.5mm
AS1428.1-2009 CLAUSE STANDARD STANDARD HUNTER UNITS – TAC UNITS - OVERALL IMPACT OF DIFFERENCES / COMMENTS NUMBER MET HUNTER MET TAC DIFFERENCES / DIFFERENCES / ENHANCEMENTS TO THE CLAUSE UNITS UNITS ENHANCEMENTS TO ENHANCEMENTS TO THE CLAUSE THE CLAUSE 13.3 CIRCULATION SPACES AT NO NO Clearance zones forward of Clearance zones forward of side clearance would increase DOORWAYS ON CAPT (HOWEVER (HOWEVER doors are met; latch side doors are met; latch side (greater floor area) No cross fall steeper than 1:40, if door is power- operated the dimension adjacent to the door does not apply for a front of approach automation can achieve element) automation can achieve element) clearances met except for E006 bath, bed 1 external door, bed 1 and 2 and M400 second Bath Pre-wiring to all doors provided to allow automation if needed clearances met except for bathrooms and doors Pre-wiring to all provided to allow automation if needed Some increase in build cost (pre-wiring) Design flexibility preferred to increased cost = retrofit of door motorisation hardware possible DISTANCE BETWEEN PASSAGES ON CAPT Max. length 1450mm DOOR CONTROLS Lock controllable with one hand Distance between handle and back plate/door (in the centre) between 35 - 45mm YES YES YES YES Door hardware requested to comply with standard, mounted at 1000mm AFFL YES YES As per Hunter Project Pre-wiring provisions increase building cost Suit the needs of those with significant disability (esp. those who have significantly reduced arm / hand strength) D pull handle, requiring less than 20N of force to operate door YES (no door closers to manual YES (no door closers to manual Door closers omitted on manual doors (typical) to keep force to operate less than 20N Min. 25mm DIA push button (powered proud of the surface; shall activate door before button fully pressed EXCEEDED (sensitive alternative provided) EXCEEDED (sensitive touch alternative provided) All internal and external door pre-wired for future door opening devices Pre-wiring to external doors provides capacity for control via tablet or wall button
The following table is an extract from the Hunter Project Technology Specification, which outlines options for automation of doors/gates, depending on the occupier’s needs. ELECTRICAL / TECHNOLOGY WORK IN BASE CONTRACT – SUMMARY Page 3 6/06/16 Note: Shading indicates Essential Service Hardware/Software/ Work in Contract (INSERT PRODUCTS HERE) Level of Integration / type of control in Contract E.001 E.005 E.006 Unit) E.107 E.111 E.112 M.112 E.207 Unit) M.212 E.307 M.400 2. & ACCESS Unit Entry Door, External Doors & Gate (if provided) Electric strike X Main unit only) X X X X X X X X X X Unit Entry door & main Living Room door RF fob for unlocking Manual opening power & data pre- wiring X (quantity TBC) X X X X X X X X X X RF fob for unlocking + Automation hardware (with battery backup & free-release) (Dorma ED100 Swing Door Operator / Dorma HD200 Single Slide Operator or similar product.) Automatic opener Wall switch control (internally) + tablet control (via Home Automation) X X Private entry gates RF fob for unlocking Manual opening power & data pre- wiring X X X X RF fob for unlocking + Automation hardware (with battery backup & free-release) Automatic opener RF control + tablet control (via Home Automation) X All Internal Doors power & data pre- wiring X X X X X X X X X X
15.0 SANITARY FACILITIES AS1428.1-2009 CLAUSE STANDARD STANDARD HUNTER UNITS – TAC UNITS - OVERALL IMPACT OF DIFFERENCES / COMMENTS NUMBER MET HUNTER UNITS MET TAC UNITS DIFFERENCES / ENHANCEMENTS TO THE CLAUSE DIFFERENCES / ENHANCEMENTS TO THE CLAUSE ENHANCEMENTS TO THE CLAUSE 15.1 GENERAL EXCEEDED YES Low height mid-wall “nib Hunter Project: Combination of facilities required; that support LH transfer to WC, and those that support RH transfer to WC; may be achieved by mirroring facility layout 15.2 ACCESSIBLE UNISEX SANITARY FACILITIES (outcome achieved within the one facility) layouts) wall” allows for toilet relocation, to suit either preferred transfer side Increased design flexibility Suits needs of those with significant disability (allows for modifications in dwelling over time, to suit individual’s changing needs) Increased capital cost but reduced long-term support costs (potential increase in independence, when toilet suitably located) Frankston TAC Project: due to builder’s selected HWS 15.21 TAPS Tempered mixer required with lever YES YES Standard applies As per Hunter Project (gas boosted with push-pad control, max. hot water temperatures can more easily be lowered for individuals if needed
AS1428.1-2009 STANDARD STANDARD HUNTER UNITS – TAC UNITS - OVERALL IMPACT OF DIFFERENCES / COMMENTS CLAUSE NUMBER MET HUNTER MET TAC UNITS DIFFERENCES / ENHANCEMENTS TO THE CLAUSE DIFFERENCES / ENHANCEMENTS TO THE CLAUSE ENHANCEMENTS TO THE CLAUSE 15.2.2 WC PAN CLEARANCES NO YES Typical WC install is non-compliant Compliant WC Hunter Project: High proportion of Top of pan 440-460mm, top of seat 460-480mm AFFL Front of pan offset 800mm from wall of pan 600mm from front of cistern (can be achieved if needed) NO can be achieved if needed) NO can be achieved if YES YES model; flexible toilet nib wall allows for easy replacement with compliant WC model if needed Location also alterable, to suit transfer side Design flexibility (for most usable toilet type & location) Nib wall = increase in capital cost Standard WC in lieu of disability compliant WC = capital cost saving Reduced future costs (for support) due to anticipated increase in independence population in project units do not require a compliant toilet- model Centre of pan offset from side wall by 450 to 460mm YES YES 15.2.3 WC SEAT Full type, securely fixed, with lateral stability, load-rated to 150kg, min. luminance contrast of 30% between background, pan, wall or floor NO (can be achieved if needed) NO (can be achieved if needed) Developer’s standard used typically – no contrasting seat colour Flexibility to replace toilet seat if needed As per Hunter Project Less institutional (one colour for all components looks more mainstream)
AS1428.1-2009 STANDARD STANDARD HUNTER UNITS – DIFFERENCES / TAC UNITS - OVERALL IMPACT COMMENTS CLAUSE NUMBER MET HUNTER UNITS MET TAC UNITS ENHANCEMENTS TO THE CLAUSE DIFFERENCES / ENHANCEMENTS TO THE CLAUSE OF DIFFERENCES / ENHANCEMENTS TO THE CLAUSE 15.2.4 WC BACKREST NO NO Typical install – none provided As per Hunter Less institutional Backrests likely to impede Located & with loading as outlined (can be achieved if needed) (can be achieved if needed) Optional install depending on individual’s requirements Project capital cost if element not needed use of WC for individuals in larger, reclining, shower commode chairs 15.2.5 FLUSHING CONTROLS Installed in zone as outlined in standard EXCEEDED (enhanced access option) YES Flush controls centrally located as per code GPO provided for addition of sensor-activated flush if individual cannot reach controls (no pushing / twisting As per Hunter Project, except no GPO for sensor was installed. Improved design flexibility Suits needs of those with significant disability (e.g. with limited strength, DISPENSER Installed in zone as outlined in standard (can be achieved if needed) Non-tiled wall surfaces provided to enable easy relocation in future if needed Improved design flexibility (tailored location maximises capacity for independent use) may not be reachable if WC located in alternative position 15.2.7 GRABRAILS Installed as per Standard NO (can be achieved NO (can be Grabrails only installed if required by individual occupier Provision of AFS concrete walls, ply sheeting and steel- As per Hunter Project, except WC Improved design flexibility (to install most usable type of rail for individual) Grabrails may not always be useful except for fittings as outlined in clause & baby change – can be achieved if needed) be achieved if needed) Flexible toilet pan location enables space clearances outlined in Standard if needed however vanity will still
AS1428.1-2009 CLAUSE NUMBER STANDARD MET HUNTER UNITS STANDARD MET TAC UNITS HUNTER UNITS – DIFFERENCES / ENHANCEMENTS TO THE CLAUSE TAC UNITS - DIFFERENCES / ENHANCEMENTS TO THE CLAUSE OVERALL IMPACT OF DIFFERENCES / ENHANCEMENTS TO THE CLAUSE COMMENTS 15.2.9 WC DOORS NO NO Door without indicators As per Hunter Project Less institutional aesthetic (indicators not to have in-use indicators, force and handles as per clause 13.5 (HOWEVER the outcome is met) (HOWEVER the outcome is met) (not a public facility), door handles are compliant suitable for home) 15.2.10 EXCEEDED EXCEEDED Selected washbasin compliant As per Hunter Project Improved design flexibility Height adjustment WASHBASINS FOR UNISEX ACCESSIBLE SANITARY FACILITY WASHBASINS GENERAL of washbasin SOLE OCCUPANCY For vanity installation and height (height- adjustability) (height-adjustability) with diagram Washbasin incorporated into height-adjustable vanity to cater for larger motorised wheelchair users / person of smaller stature Increased capital cost (once-off) but lower modification costs (potentially multiple times) achieved through inclusion of height- adjustable brackets and sink plumbing
AS1428.1-2009 CLAUSE STANDARD MET STANDARD HUNTER UNITS – DIFFERENCES TAC UNITS - DIFFERENCES OVERALL IMPACT OF COMMENTS NUMBER HUNTER MET TAC UNITS / ENHANCEMENTS TO THE CLAUSE / ENHANCEMENTS TO THE CLAUSE DIFFERENCES / ENHANCEMENTS TO THE CLAUSE 15.5 SHOWERS NO NO 1:80 floor fall provided The shower is centrally located Improved design flexibility Omission of GENERAL, SHOWER RECESSES, GRABRAILS, FITTINGS & TAPS floor waste outlet centrally located with even falls 1:60 - 1:80 (However the outcome is met) (HOWEVER the outcome is met) Strip drain provided in lieu of centrally- located shower floor waste (simplifies manoeuvring, enables seamless removal of fixed end panel if needed & looks less institutional) No grabrails or seat installed unless needed; fittings installed once occupier is identified within the shower zone, at a of 1:60 and 1:80 outside the shower Required circulation space of 1400x1600 has been allowed for on the shower chair side, as per clause Clothes hooks aren’t located as per the clause (would suit access from seated position, seat unlikely to be needed by project population) Less institutional Reduced unnecessary capital costs grabrails and seat makes design although these items may be easy retrofitted if needed SHOWER SCREENS Shower screening shall be either a curtain or door system that maintains the required circulation space EXCEEDED (screening enables greater circulation space than required in standard) EXCEEDED (shower curtain enables greater circulation space than required in standard) (removable) folding panel specified; maintains the shower zone and doesn’t impede the use of the circulation space, with optional (removable) glass fixed end panel to enclose the space curtain provided Glass provides less institutional aesthetic than curtains, is easy to control independently (won’t stick to body) Optional end panel increases capital costs but considerably improves circulation options (provides design flexibility)
AS1428.1-2009 CLAUSE NUMBER STANDARD MET HUNTER UNITS STANDARD MET TAC UNITS HUNTER UNITS – DIFFERENCES / ENHANCEMENTS TO THE CLAUSE TAC UNITS - DIFFERENCES / ENHANCEMENTS TO THE CLAUSE OVERALL IMPACT OF DIFFERENCES / ENHANCEMENTS TO THE CLAUSE COMMENTS 15.5.7 SOAP HOLDER NO NO Suction cap-backed product Soap holder and shower recess installed Increased design flexibility (suction Code location suits seated Provided in zone as (HOWEVER (HOWEVER location selected, for installation in most on opposite side to what is outlined in cap product offers small-scale access from folding seat outlined location can be can be achieved) accessible position standard customisation to suit individual) position. Project population 15.6 CIRCULATION SPACE IN ACCESSIBLE SANITARY FACILITIES Circulation spaces in accordance to Clause 15.2.8 and Figures 43 to 47 and 50. spaces, including can overlap; fixtures must not encroach space, except those items noted in clause. achieved) NO (DUE to the minor basin encroachment) EXCEEDED (increased spatial provisions) As in 15.1 this is not met due to the vanity unit encroaching into the WC circulation zone So as to aid with flexibility for assistance and larger on opposite side allowing for more storage/shelf space Space provided for bathroom is more than required due to layout No encroachment on the WC circulation zone Less institutional (inclusion of shower recess) Increased spatial dimensions improve access options; particularly suit those with significant disability, and those using tilting long-backed shower commodes unlikely to use seat, hence soap holder location required review in project.
17.0 GRAB RAILS 17.0 GRABRAILS Must be between 30-40mm DIA Exposed edges to be a radius no less than 5mm Fastenings to withstand of force applied in any direction Clearance between wall surface to be between 50-60mm Grabrails to external corner must be fixed so there is no obstruction to passage of the hand YES (HOWEVER only where grabrails installed) YES (HOWEVER only where grabrails installed) Size, clearances and force for grabrail applied as per code. Future modifications will need to ensure compliant models are selected x1 no. grabrail provided as towel rail As per Hunter Project Grabrails installed do not cater for individuals with bariatric requirements - such an occupant would require an upgrade of grabrails above 1100N force Wall construction will impact which units can cater for bariatric requirements e.g. those with more concrete walls will be more suitable
HUNTER PROJECT (NSW) AND FRANKSTON PROJECT UNITS (VIC) LIVABLE HOUSING DESIGN GUIDELINE REVIEW (GOLD AND PLATINUM RATINGS) DOCUMENT PURPOSE The purpose of this document is to review a varied selection (4 from a total of 10) of accessible units within the Hunter Project for the Summer Foundation, and to review one 2-bedroom dwelling for the TAC. This analysis is based on minimum compliance (or exceeding compliance) with the Livable Housing Design Guidelines - Platinum. Note: Some strictly non-complying elements within this report have obtained approval for use within the specific project, where these elements meet the design objectives of the guidelines via alternative means (e.g. via a Livable Housing Australia ‘Ruling’ application). There are 16 Livable Housing Design Elements that are assessed under the Design Guidelines, with Silver, Gold and Platinum certified levels. Each element outlines specific provisions and dimensions, and are as follows: Dwelling access Dwelling entrance Car parking Internal doors and corridors Toilet Shower Reinforcement of bathroom and toilet walls Internal stairways Kitchen Laundry space Ground (or entry level) bedroom space Switches and power points Doors and tap hardware Family/living room space Window sills Flooring
LIVABLE HOUSING AUSTRALIA - DESIGN GUIDELINES, THIRD EDITION TABLE ONE - WHERE THE REVIEWED DESIGN MET OR EXCEEDED PLATINUM LEVEL REQUIREMENTS EXTERNAL ELEMENTS LHA REQUIREMENT REQUIREMENT MET OR REQUIREMENT MET OR HUNTER UNITS – DIFFERENCES / ENHANCEMENTS TO TAC UNITS - DIFFERENCES / ENHANCEMENTS TO OVERALL IMPACT OF DIFFERENCES / COMMENTS (PLATINUM) EXCEEDED EXCEEDED TAC REQUIREMENT REQUIREMENT ENHANCEMENTS TO HUNTER UNITS UNITS REQUIREMENT Element 1 N/A YES Developer’s core design provided 1200mm wide pedestrian paths from the Hunter Project: Hunter Project: The External access paths of travel to the main entry door from the front allotment (Class 1 or 2) - to apartment door (Class 2) min 1200mm wide, and from any car parking space Step free entry min 1280mm - 1915mm wide path to dwelling entries, in lieu of 1200mm wide, from the parking space or building entry and a building lift (Two items enabled compliance without additional necessary specification) Step free access accessible path of travel specified Battery backup specified for lift front boundary of the allotment to all dwelling entrances Increased design flexibility (e.g. battery back-up to lift allows occupants to live on higher floor levels, as fire escape options are improved) Increased capital cost due to battery backup Increased design flexibility (e.g. improved access in corridors for larger wheelchairs) developer’s specification has provided better outcomes for additional access to the subject apartment doors (?)
INTERNAL ELEMENTS (WITHIN THE RESIDENTIAL DWELLING) Element 4 Internal of travel (corridors within the dwelling) Doors min 900mm clear opening width Corridors min 1200mm wide EXCEEDED (due to door size) EXCEEDED (due to door size) Internal doors are 1020 leaf (953mm clear opening) to all rooms (where accessible) Corridors min 1450mm. 1020 leaf (min clear opening) to all internal doors Corridors min 1510 wide design flexibility (e.g. wider doors and corridors allow greater access and manoeuvrability for larger sized wheelchairs) Minimal spatial impact resulting from doors, given wider corridors Element 5 Toilets: To be positioned between 450-460mm from the nearest wall, 600mm clear forward of the cistern to the front of the WC pan, a pan height of 460-480mm AFFL EXCEEDED Inbuilt flexibility exceeds the intended level of access provisions YES A ruling was issued and approved for attached toilet design (flexible nib wall), which doesn’t meet the location or the 600mm clearance to the front of the pan, and a height of 460- 480 however; it meets the intent of the guidelines As per element; disabled compliant WC installed Increased design flexibility (e.g. capacity to toilet location and type to suit individual need) Reduced cost through providing standard WC if disabled WC is not needed
Element 6 Showers: To be hobless and min 1160 mm mm and provide a clear space 1600x1400mm forward of the shower recess for entry YES EXCEEDED (due to increased dimensions) YES EXCEEDED (due to increased Step free Min shower dimensions increased to 1675mm long x 1180mm wide A ruling was sought as the space 1600mm wide x 1400mm long isn’t directly in front of the shower on one side Step free Min shower dimensions increased to 1500mm long x 1200mm wide Clear space forward of the shower is met, with no protrusion into this space Shower enclosed by a curtain Increased design flexibility (e.g. larger shower and flexible screening allows more space for support workers to manoeuvre a commode chair if needed) As per the above report example, the reviewed position on the clearance was slightly shifted, but meets the guidelines outcomes Element 7 Reinforcement to bathroom and WC locations EXCEEDED (due to additional bracing) EXCEEDED (due to additional bracing) Reinforcement to all walls of the bathroom, floor to ceiling, with either FC sheet or concrete walls Structural ply reinforcement to all walls, floor to ceiling of the bathroom Increased design flexibility (e.g. capacity to install grabrails where needed) Increased capital cost associated with ply sheeting
LHA REQUIREMENT (PLATINUM) REQUIREMENT MET OR REQUIREMENT MET OR HUNTER UNITS – DIFFERENCES / ENHANCEMENTS TO TAC UNITS - DIFFERENCES / OVERALL IMPACT COMMENTS OF DIFFERENCES / EXCEEDED EXCEEDED TAC REQUIREMENT ENHANCEMENTS TO ENHANCEMENTS TO HUNTER UNITS REQUIREMENT REQUIREMENT Element 8 N/A N/A Internal stairways (single-level) Element 9 YES YES 1550mm clear space between As per Hunter Project Increased design flexibility Kitchen space At least 1550mm clearance in front of fixed benches and appliances Slip resistant flooring extending under removable cabinetry and benches mobile island (if needed) allows for increased circulation as needed R10 slip-resistant flooring LED task lighting the overhead units directly onto the benches, detailed to work in with heigh-adjustable overhead shelving units. (e.g. via improved access options with mobile island bench) Increased design flexibility (e.g. options to alter layout of kitchen to suit occupant’s needs) Minimal cost incurred for At least 1550mm clear in front on the unit, Slip resistant flooring extending under cabinetry Task lighting to benches Gimbal downlight installed for task lighting, tilted to appropriate angle to WM, developer’s standard ceiling light was upgraded to gimbal type to achieve outcome. Impact: reduced use of additional features (and hence cost) through altered product specification
Element 11 Ground floor bedroom is at least 10 square meters with at least one wall 4040mm Provides a 1540x2070 in the direction of travel on one side of the bed that is closest to the door approach Provide a min 1000mm travel path to the remaining sides of the bed YES YES Minimum standard dimensions met Minimum standard dimensions met The length of the room is 4040mm If a queen bed is required, the bed size increases therefore the floor area increases. LHA dimensions are based on a 1500mm wide bed Element 12 Switches and power points should be positioned in consistent locations between 900-1100 AFFL - horizontally aligned with door handle - power points min 300AFFL Rocker toggle or push pad type YES If no minimal distance form corner specified, would say EXCEEDED YES If no minimal distance form corner specified, would say EXCEEDED Rocker type paddle switches at 1000mm AFFL and power points 600mm AFFL and not within 500mm of an internal corner for access Wiring provisions made to lighting to enable future automation via tablet, if wall switches not usable for occupant As per Hunter Project. Increased design flexibility (e.g. minimum corner offsets increase usability by occupants in larger motorised wheelchairs)
Element 15 Window sills Sills on ground (entry level) in living and bedrooms to be no higher than 1000mm AFFL Window controls to be able to be operated with one hand, and easy to reach Element 16 Flooring Floor coverings to be firm and even Feature level transitions between abutting surfaces (a max vertical tolerance of 5mm, if rounded or bevelled) YES YES Living and bedroom window at floor level in developer’s core design, hence element required no additional specification Manual window winders installed no higher than 1100mm AFFL YES YES Easy to clean finishes: vinyl, tiles, and carpet tiles Minimal tolerances specified direct stuck install and dense weave (carpets) for firmer surface (trafficability and reduced tracking of carpet) Carpet tiles specified to enable replacement if needed Any transition strips required Window sills are at floor level or 300mm above FFL which allow views out to the private garden areas Manual window winders are installed at no higher than 1100mm AFFL, if above 1100mm AFFL they are motorised Easy to clean finishes: vinyl, marmoleum and bolon (carpet- look-vinyl) tiles. Minimal tolerances specified Direct stuck install for firmer surface (trafficability) Bolon flooring in bedrooms Increased design flexibility (e.g. firmness for improve trafficablity for those with limited strength) Less institutional (e.g. Bolon selected to provide properties of vinyl but homely aesthetic of carpet Increased capital cost (of in comparison to commercial carpet or vinyl) Hunter Project: element satisfied by default due to developer’s standard full height glazing (local town planning requirement)