2.3 Design Criteria for Adaptable Housing

7/29/2019 2.3 Design Criteria for Adaptable Housing

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2SECTION 22.3

DESIGN CRITERIAFOR ADAPTABLE

HOUSING

SUSTAINABLE HOUSINGPRINCIPLES

Valid until 1 May 2012

DESIGN GUIDELINESFOR SUSTAINABLE HOUSING & LIVEABLE NEIGHBOURHOODS


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Crown Copyright

Government of South Australia2 ous ng es gn u e nes


22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSING

CONTENTS

Copyright 3

Introduction 4

Definitions of Design Approaches 5

References and Acknowledgements 5

Detailed Requirements 6Around the House 6

Steps 6

Paths 6

Thresholds 7

Verandahs and Porches 7

Car Parking 7

Inside the House 8

Steps 8

Power points 8Doors 8

Door handles 8

Living Room, Dining Room and Family Room 9

Corridors 9

Bathroom and Toilet 10

Shower 11

Water Closet (WC) 12

Hand Basin 13

Kitchens 14

Laundry 14

Bedrooms 14

Window Design 15

Items Not Required 16

Housing Modifications for Persons with Disability Policy 16

Examples of application of adaptable design principles 17


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Figures & Tables

Figure 1: Example Site Plan 6

Figure 2: Porch door swing clearances 7



Figure 5: Adaptable House Carport 7

Figure 6: Universal Heights 8

Table 1: Trust Swing Door Swing Clearances 9

Figure 7: Door swing clearances and offset requirements 9

Figure 8: Entry Corridor Door Swing Clearances 9

Figure 9: Corridor Door Swing Clearances 9

Figure 10: Corridor Door Swing Clearances 9

Figure 11: Basin set out 10

Figure 12: Shower set out 11

Figure 12a: Stepless shower alcove to larger bathrooms 12

Figure 12b: Stepless shower alcove to smaller bathrooms 12

Figure 13: Toilet set out 12

Figure 14: Vanity Unit Section 13

Figure 15: Vanity unit supported off structure 13

Figure 16: Vanity unit cantilever supported 13Figure 17: Bedroom Door Swing Clearances 15

Figure 18: Wheelchair Clearances 15

Figure 19: Examples of adaptable requirements 17

Figure 20: Examples of adaptable requirements 17

CopyrightAlthough 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.


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGIntroduction

The Department for Families and Communities - Housing SA, AssetServices (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. Significant modifications 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 specific 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 withthese requirements.

The principal features include

Stepless entry and enhanced design of doorways.

Wider circulation at doorways.

Power points, fixtures, doors and circulation universal heights

door hardware generally 900mm to 1100mm above floor

level.

wall power outlets 450mm to 600mm above floor level.

Bathroom designed to accessibility criteria including

stepless shower.

toilet.

reinforced wall construction so that grab rails can be fitted

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 programfor modification of housing for persons with a disability.


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGThe DFC is influencing 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 controlsbuilding legislative requirements under codes developed by the

Australian Building Codes Board and referenced by Australian

Standards and can influence house building through mandatory and

advisory criteria in the SA Housing Code.

Definitions of Design Approaches

Universal Design

Is a design phiposophy and inclusive design for all process.

Accessible DesignLegislative 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 modifications 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 Specification SA F1.7 (July 2004) - Waterproofing of wet

areas in buildings - Additional requirements

Australian Standard AS/NZS 2890.1 Parking facilities Part 1: Off

street car parking


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGDetailed 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.

Figure 1:Example Site Plan

allow a minimum of 1000mm clearrance to

perimeter paving around any services.

HOUSECARPORT

alternative letterbox locations.

driveway.

1000mm

1000mm

flood gully located away from door toachieve a 150mm set down, or use a pop up

topflood gully on a surface inspection point.

clothes line.

1000mm1600mm

2400

mm

3000mm800mm

no central post.

6000mm

3800mm

Building structureto boundary


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set back from

boundarycarport width

roof over.

posts.

structure over.

no central post to

allow for car door

opening.

boundaryline

fencing.

roller door

driveway

CARPORTHOUSE

Figure 2:Porch door swingclearances

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.

Figure 5:Adaptable HouseCarport

1600mm

1350mm

1600mm

offset

Figure 3:Porch door swing

clearances

1600mm

1600mm

offset

offset

offset

Figure 4:Porch door swingclearances

1600mm

1200mm

1600mm

clear

3800mm minimum from

fence to structure


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGInside 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 throughthe house and use all facilities. To ensure this can be achieved, the

following are required

Steps

No steps inside the house. All floor surfaces are to finish at the

same height. The bathroom floor should be set 8mm above

general floor level to allow for future carpet.

Power points

General Purpose Outlets (GPO) should be in the range 450mm to

600mm above floor level.

Kitchen power points should be a maximum of 1100mm above

floor level.

Figure 6:Universal Heights

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 floor

levels.

For external doors with separate locks, handles should bemounted at 900mm and locks at 1100mm.

range: 900mm

to 1100mmrange:

450mm to600mm

lever

handle.

light swith.

(not architrave

swithces)

power point. lever

handle.

lock.1100mm

900mm

INTERNAL EXTERNAL


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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 becombined.

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.

CorridorsShould be 1000mm minimum width and wide enough to allow the

side approach widths as shown. These are best limited or avoided

altogether.

Figure 7:Door swing clearances and offset requirements

Door Leaf Clear Opening Door Width Offset at Latch side*

870mm 800mm min. preferred 480mm

820mm# 760mm min. normally not accepted 300mm

Sliding 800mm minimum Not required for Trustprojects

Table 1: Trust Swing Door Swing Clearances

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.

Figure 8:Entry Corridor DoorSwing Clearances

offset

clear

opening

1000mm

minimum

CORRIDOR

1350mm

clear

Figure 10:

Corridor Door SwingClearances

offset

CORRIDOR

1000mm

minimum

clear

opening

location of wall

or furnishings.

offset.To enable

reach.

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

Clear opening door width.

(door stop to door leaf) Figure 9:Corridor Door SwingClearances

offset

offsetCORRIDOR

1000mm

offset

linen


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGBathroom 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 usewould be the installation of grab rails and removal of the shower

screen if this had been fitted.

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 waterproofing system should extend under the whole

bathroom floor, ie, not just the shower.

The walls of the bathroom (if framed) should have a 140 x 35mm

trimmer all round for fixing future handrails with a centre line

800mm above the finished floor.

The Adaptable Housing Code shows plywood panels which are

preferable and could be combined with wall frame bracing.

Figure 11:

Basin set out

mirror / cabinet.

lever mixer tap.

Hand basin with

shroud concealing

water and waste.

Waste in wall

Power and light

switch.

900mmto1100mm

770mm

10

0mmto

13

0mm


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGShower

Minimum size to be 1100mm x 1100mm.

The shower floor 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 flexible 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

Specification SA F1.7 (July 2004) Waterproofing of wet areas in

buildings - Additional requirements.

Figure 12:Shower set out

1100mm

550mm

550mm

900mm

1000mm

800mm

1:60 1:60

1:60 1:60

Hand shower.

Soap holder.

Noggings for future

grab rails or plywood

paneling behind.

No step.

Falls beyond 1:100.

Optional 300mm -

450mm glazed screen.

Shower rail.

Shower curtain.


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Figure 13:Toilet set out

1600mmclearforcirculation450mm

1150mm

800mm

650mm

300mm

maxim

um

450mm

maximise set out oftoilet in accordance with

suppliers specification.

Figure 12a:Stepless shower alcoveto larger bathrooms

Figure 12b:Stepless shower alcoveto smaller bathrooms

1:60 1:60 1:100 - tofloor trap

outlet

1100mm - shower alcove

1:60 1:60 1:100

outlet

1100mm - shower alcove

Note: refer to Ministers Specification SA F1.7 (July 2004) -

Waterproofing of wet areas in buildings -

Additional requirements - for waterproofing details.

Water Closet (WC)

A disabled persons WC, with rim 460mm above floor level, is not

required, but may be provided as a modification.

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.

Section - Shower Alcove

Section - Shower Alcove

1100mm clear for circulation.

stepless shower area can shareWC circulation space.


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGHand 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 floor tiling is to be continuous.

The hand basin should be a type suitable for disabled use.

Figure 16:Vanity unit cantileversupported

Figure 15:Vanity unit supportedoff structure

Figure 14:Vanity Unit Section

40mm short inletP trap. Caroma

part 1021/5 or

equivalent waste

in cavity.

300mm to

330mm 200mm

470mmclear

770mm

semi-recesseedhand basin.

knee space profilerefer to AS 1428.1.

may reduce to

250mm. 400mm

preferred.

1100mm preferred950mm minimum.

300mm

min.

400mmmin.

470mmclear

drawer.

cupboard.

kick space.

knee space.

770mm

100m

mto

130m

m.

900mm

mirror.

may abut walleither side

250mm clear.


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGKitchens

The kitchen should allow for

Minimum circulation with 1500mm cupboard face to cupboard

face.

Mixer tap to the sink.

1 x 36W fluoro light with prismatic diffuser.

The DFC will adjust bench height only if requested as a

modification, 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 heightcan be lowered to 750mm if required.

Water and gas connections should be made with approved flexible

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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Figure 18:Wheelchair Clearances

Figure 17:Bedroom DoorSwing Clearances

Bedrooms

Bedroom requirements are

Larger bedroom

Minimum size approximately 14.8m area and minimum

3600mm width dimension.

Needs to fit queen sized bed, side tables, dressing table and a

600mm x 1500mm wardrobe.

will allow for wheelchair turn of 1500mm width.

Second bedroom where sized for two persons in single beds

Minimum size approximately 10.8m area and minimum

3000mm width dimension.

Needs to fit 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.

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 floor 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 floor level - Can see out from in bed; bedheight is below sill. (daytime restricted view inwards)

Living 450 to 600mm above floor level - Can see out easily from

seated position.

800mm

clear

offset

dressing

table

dressing

table

robe

robe

queen

size bed

queen

size bed

alternate

bedlocation

doorz

one

door

zon

e

wheel chair

turning zones

wheel chair

turning zones


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Housing Modifications for Persons withDisability Policy

Within financial and budgetary constraints, the DFC will carry

out appropriate modifications to existing housing on request

using protocols established by this policy. Usually a request for a

modification requires a report prepared by an occupational therapist

or a medical practitioner. The modifications 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

modifications may be required to meet particular requirements.

Refer to Design Guideline 4.1 Housing Modifications for further

information for adaptation and modification of existing buildings.

Items Not Required

The DFC does not promote the use of demountable walls in housingas 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 modification policies for persons with disability.

No allowance is made for the future installation of a fixed fold down

seat in the shower area. It is anticipated that a removable chair or

stool can be provided.


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22.3 DESIGN CRITERIA FOR ADAPTABLE HOUSINGExamples of application of adaptable

design principles

Acceptable offset.Refer to Table 1.

Acceptable offset and

clearance. Refer toTable 1.

1000mm wideperimeter paving.

No step threshold to

door. Ensure termite

protection.

Ensure 1000mm wide

perimeter paving

around rainwater tank

or services equipment.

Ensure circulationspace to porch.

Porchfinish may be

incorporated into

concrete paving areas.

1000mm wide

perimeter paving.

Figure 19:Examples of adaptable requirements

Living areas.

Figure 20:Examples of adaptable requirements

House frontages, narrow fronted sites.

Main Bedroom

Smaller Bedroom

Corridor

C

orridor

1500mm between

benchtops.

1500mm diameter

circulation zones allowedfor around living spaces.

1500mm diameter circulation

zones allowed for between

dining / living spaces.

Provide handrail if required

for step protection

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2.3 Design Criteria for Adaptable Housing

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