adaptable housing (as4299-1995) design assessment report
TRANSCRIPT
Adaptable Housing (AS4299-1995)
Design Assessment Report
Two Visions
13-17 Oxford Street
Blacktown
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CONTENTS
1.0 INTRODUCTION ............................................................................................................................... 4 1.1 General ................................................................................................................................ 4 1.2 Purpose of report................................................................................................................ 4 1.3 Basis of Assessment ............................................................................................................ 4 1.4 Documentation Provided for Assessment ..................................................................... 4 1.5 Report Exclusions ................................................................................................................ 4
2.0 OBJECTIVES AND PERFORMANCE REQUIREMENTS .................................................................. 5 2.1 General ................................................................................................................................ 5 2.2 Building Characteristics ..................................................................................................... 5 2.3 Performance Requirements ............................................................................................. 6
3.0 AS 4299-1995 ASSESSMENT SUMMARY ........................................................................................ 7 3.1 General ................................................................................................................................ 7 3.2 Schedule of Essential Features ........................................................................................ 7
4.0 AS4299-1995 DETAILED ASSESSMENT ........................................................................................... 8 4.1 General ................................................................................................................................ 8 4.2 Drawings .............................................................................................................................. 8 4.3 Siting...................................................................................................................................... 8 4.4 Letterboxes .......................................................................................................................... 8 4.5 Private Car Accommodation .......................................................................................... 8 4.6 Accessible Entry .................................................................................................................. 8 4.7 Circulation ........................................................................................................................... 9 4.8 Living Areas ......................................................................................................................... 9 4.10 Main Bedroom .................................................................................................................. 10 4.11 Sanitary Facilities .............................................................................................................. 10 4.13 Laundry .............................................................................................................................. 11 4.14 Door Locks ......................................................................................................................... 11
APPENDIX 1 ............................................................................................................................................ 12
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Project: 13-17 Oxford Street, Blacktown
Document Type: Adaptable Housing Design Assessment Report
Report Number: P217_118-2 (AS4299) NH
The following report register documents the development and issue of this and each
subsequent report(s) undertaken by Design Confidence (Sydney) Pty Ltd.
The technical and intellectual content contained herein remain the property of
Design Confidence (Sydney) Pty Ltd) and have been prepared and may only be
used, for the development / buildings being the subject of this report.
Revision History:
OUR REFERENCE REMARKS ISSUE DATE
P217_118-1 (AS4299) NH
DRAFT Report issued to client for review
and comment
28 April 2017
P217_118-2 (AS4299) NH
Report issued as final
23 June 2017
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1.0 INTRODUCTION
1.1 General
This Adaptable Housing (AS4299-1995) Design Assessment report has been
prepared at the request of Two Visions and relates to the proposed multi
residential development located at 13-17 Oxford Street, Blacktown.
1.2 Purpose of report
The purpose of this report is to identify the extent to which the architectural
design documentation complies with the provisions of Class C essential
provisions of AS4299-1995.
This report is based upon, and limited to, the information depicted in the
documentation provided for assessment, and does not make any assumptions
regarding ‘design intention’ or the like.
1.3 Basis of Assessment
This assessment / report is based upon –
(i) Class C essential provisions of AS4299-1995 Adaptable Housing;
(ii) Section 6.9.11 of Part C of the Blacktown Development Control Plan
2015.
1.4 Documentation Provided for Assessment
This assessment is based upon the architectural documentation prepared by
Architex and listed within Appendix 1.
1.5 Report Exclusions
It is conveyed that this report should not construed to infer that an assessment
for compliance with the following has been undertaken –
(i) Occupational Health & Safety Act and Regulations;
(ii) Structural and Services Design Documentation;
(iii) The individual requirements of service authorities (i.e.
Telecommunication Carriers, Sydney Water, Energy Australia);
(iv) The Disability Discrimination Act (DDA) 1992;
(v) The Building Code of Australia Volume 1, Edition 2016.
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2.0 OBJECTIVES AND PERFORMANCE REQUIREMENTS
2.1 General
The concept of The Adaptable Housing Code is to provide guidelines on
adaptable housing that can be modified easily in the future to become
accessible to both occupants and visitors at little personal and economic
cost.
The assessment undertaken relates to ensuring compliance with the ‘all
essential features’ to achieve compliance with Class C of the adaptable
housing code.
2.2 Building Characteristics
There are a total of 40x sole occupancy units proposed within the multi
residential building.
A minimum of 10% of the total number of units is required to be adaptable,
with 4x adaptable sole occupancy units proposed, being unit 13, 21, 29 & 35.
Refer Figure 1-3 below for illlustration of pre and post adaptation layouts.
Figure 1 – Pre & Post Adaptation layout (Unit 13 & 21)
Figure 2 – Pre & Post Adaptation layouts (Unit 29)
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Figure 3 – Pre & Post Adaptation layouts (Unit 35)
2.3 Performance Requirements
The Adaptable Housing Code states that compliance can only be achieved
by satisfying the performance requirements (AS4299, clause 2.2), as follows –
(i) Visitability;
(ii) Avoidance of level changes;
(iii) Manoeuvrability;
(iv) Ease of adaptation;
(v) Ease of reach; and
(vi) Future laundry facilities.
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3.0 AS 4299-1995 ASSESSMENT SUMMARY
3.1 General
The following table summarises the compliance status of the architectural
design in terms of the prescriptive provisions of ‘all essential features’ within
AS4299 – 1995 (Adaptable Housing).
The intent of AS4299 is to comply with all ‘Essential features’ in order to be
certified as adaptable.
Although, it should be recognised that instances exist where ‘Prescriptive non-
compliance’ occurs, or ‘design detail’ is required.
Such instances should not necessarily be considered deficiencies; but matters
which need to be considered by the design team and any assessment
authority at relevant stages of construction.
For those instances of either ‘prescriptive non-compliance’ or ‘design detail’,
a detailed analysis and commentary is provided within Part 4.0 of this report.
3.2 Schedule of Essential Features
AS4299 CLAUSE COMPLIES DOES NOT
COMPLY
DESIGN
DETAIL
2.3 Drawings
3.3.2 Siting
3.8 Letterboxes in estate
developments
3.7 Private car accommodation
4.3 Accessible entry
4.3 Circulation
4.7 Living areas
4.5 Kitchen
4.6.1 Main bedroom
4.4 Sanitary facilities
4.8 Laundry
4.3.4 Door locks
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4.0 AS4299-1995 DETAILED ASSESSMENT
4.1 General
With reference to the ‘AS4299-1995 Assessment Summary’ contained within
Part 3.0 of this report, the following detailed analysis and commentary is
provided.
This commentary is formulated to enable the design documentation to be
further progressed, for the purpose of evidencing the attainment of
compliance with the relevant provisions of AS4299-1995.
4.2 Drawings
2.3 Drawings have been provided for the adaptable units,
demonstrating both pre and post-adaptation layouts.
4.3 Siting
3.2 Detailed design is contained within the Access Design Assessment
report [P217_118 (ACCESS) NH] prepared by this office for detailed
commentary.
4.4 Letterboxes
3.8 The letterboxes are centrally located, adjacent to the principal
pedestrian entrance to the building, located on a hard-standing,
level surface, connected via an accessible pathway, in
accordance with AS4299-1995.
Letterboxes shall comply with AS/NZS Post Regulations.
4.5 Private Car Accommodation
3.7 The car spaces associated with the adaptable units are to have a
2.2m minimum height clearance from the carpark entry leading to
each carparking space with a minimum 2.5m height clearance at
the carparking space and at the shared zone, compliant with
AS/NZS2890.6-2009.
Refer Access Design Assessment report [P217_118 (ACCESS) NH]
prepared by this office for detailed commentary.
4.6 Accessible Entry
4.3
The accessible entry shall be detailed as follows –
(i) The entry door to have a level landing (maximum 1:40
gradient) with a low threshold, compliant with AS4299-1995;
(ii) The operational force of entry doors to be lightweight in
design to satisfy the operational requirements of AS1428.1-
2009 (where provided, door closers to be adjusted to satisfy
this requirement); and
(iii) Provide compliant door hardware be located at a suitable
location in accordance with AS1428.1-2009 –
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4.3
Cont’d
D-pull or D-lever type handles with a return;
Have a minimum 35-45mm clearance between the handle
and the backplate of the door face;
Be located between 900-1100mm AFFL.
4.7 Circulation
4.3 The internal circulation areas shall be detailed as follows –
(i) Floor within units is to be level throughout;
(ii) Doors to bedroom 1 and bathroom to have clear opening
width of 850mm and door approaches in accordance with
AS1428.1;
(iii) Doors to second bedrooms / bathrooms to have a clear
opening width of 820mm;
(iv) Internal corridors to have a minimum width of 1000mm after
adaptation.
4.8 Living Areas
4.7 The Living Room plan and specification shall detail the following –
(i) Indicate provision for a telephone adjacent a power point;
and
(ii) Full height glazed panels or door units where provided shall
have a transom at 600-730mm above floor level. Glazing shall
be of a safety glazing material;
(iii) Accommodate a 2250mm diameter circulation space after
furniture has been place.
4.9 Kitchen
4.5
The kitchen plan and specification shall detail the following –
(i) A minimum clearance of 1550mm between all opposing base
cabinets and walls to be provided at the outset, to allow for a
180 degree turn, in accordance with AS1428.1;
(ii) Benches to include 800mm work surface adjacent to the sink
and cooktop;
(iii) Provide a workspace (minimum 300mm) adjacent to the
refrigerator;
(iv) Kitchen sink to be adjustable from 750mm-850mm in height, or
replaceable;
(v) Kitchen sink bowl shall be max 150mm deep or be
replaceable;
(vi) The tap set shall have levers or sensor plate controls located
no greater than 300mm from the front of the bench;
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4.3
Cont’d
(vii) The cooktop shall be provided with an isolation switch and
controls which do not require reaching over hotplates and
controls shall have raised cross-bars for ease of grip;
(viii) Elevation drawings to indicate location of oven to be located
adjacent to a work surface (oven to be located underneath
cooktop);
(ix) At least one double power point outlet within 300mm of the
front of a work surface, and one provided for a refrigerator in
such a position as to be easily accessible after the refrigerator
is installed;
(x) Hot water systems to be installed to deliver hot water at a
maximum of 50°C at the hot water outlet; and
(xi) The floor surface shall be slip-resistant.
4.10 Main Bedroom
4.6
The accessible bedroom plan and specification shall detail the
following –
(i) The main bedroom shall be capable of accommodating a
queen size bed (1530 x 2030mm), a wardrobe and the
circulation space requirements of AS1428.2, clear of
wardrobe fixtures; and
(ii) A minimum of two double socket general purpose outlets
shall be provided on the wall of the bedroom where the
bedhead is likely to be located.
4.11 Sanitary Facilities
4.4 The bathroom plan and specification shall detail the following –
(i) Have circulation spaces and location of fixtures and fittings to
accord with AS1428.1-2009;
(ii) Where grabrails are not provided from the outset and framed
walls are used, reinforced areas for secure fixing shall be
provided to support future grabrails;
(iii) Provide a double GPO beside the mirror (in the post-adapted
location);
(iv) Tap sets throughout shall have capstan or lever handles;
(xii) Hot water systems to be installed to deliver hot water at a
maximum of 50°C at the hot water outlet; and
(v) The floor surface shall be slip-resistant.
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4.13 Laundry
4.8
The Laundry plan and specification shall detail the following –
(i) Provision to be made for an automatic washing machine;
(ii) Provide a continuous accessible path of travel to a
clothesline, where provided;
(iii) A double general power outlet needs be provided;
(iv) Hot water systems to be installed to deliver hot water at a
maximum of 50°C at the hot water outlet; and
(v) The floor surface shall be slip-resistant.
4.14 Door Locks
4.3 The door locks shall be detailed as follows –
(i) Hardware to be operable with one hand and located 900-
1100mm AFFL.
Report By
Nicolas Hurtado
Associate
For Design Confidence (Sydney) Pty Ltd
Verified By
Luke Sheehy
Principal
For Design Confidence (Sydney) Pty Ltd
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APPENDIX 1
This accessibility assessment was based upon the architectural documentation prepared by
Architex, namely –
DRAWING NUMBER DESCRIPTION REVISION DATE
03 Basement 2 A 20.03.2017
04 Basement 1 A 20.03.2017
05 Level 1 A 20.03.2017
06 Level 2 and 3 A 20.03.2017
07 Level 4 A 20.03.2017
08 Level 5 A 20.03.2017
13 Section and Details A 20.03.2017
16 Typical and Post Adaptable
Levels 2 and 3
A 20.03.2017
17 Typical and Post Adaptable Layout
Level 4
A 20.03.2017
18 Typical and Post Adaptable Layout
Level 5
A 20.03.2017
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