By Zoe Brown, Associate
The draft changes proposed to be implemented in the next edition of the National Construction Code (NCC 2022) were released earlier this year for public comment. In addition to the restructure of the NCC, the NCC proposes to include Livable Housing design provisions for Class 2 residential developments.
Currently in New South Wales, 20% of Class 2 sole-occupancy units (SOUs) must achieve Silver Level design as per the Livable Housing Design Guidelines (LHDG) published by Livable Housing Australia. The LHDG is enforced under Apartment Design Guide (ADG) and is assessed by the consent Authority as part of the Development Application process.
The Silver Level Design requirements in the LHDG, impact the configuration and construction of Class 2 SOUs and intends to provide occupants the opportunity to retrofit their home to improve access to cater for older people and people with mobility limitations.
The proposed Deemed-to-Satisfy provisions of Part G7 of NCC 2022 Draft state that:
Each Class 2 sole-occupancy unit in a Class 2 building must comply with the ABCB standard for Livable Housing Design except for part 1.
The ABCB standard for Livable Housing Design has been adapted from the Silver Level requirements of the Livable Housing Design Guidelines.
The term “each Class 2 Sole-occupancy-unit” suggests the livable housing design guidelines must be applied to 100% of Class 2 SOUs. The NCC requirement (100%) will be assessed as part of a Construction Certificate application and will therefore override the ADG requirement (20%) which is assessed as part of the Development Application.
A summary of the ABCB standard for Livable Housing Design applicable to Class 2 SOUs is provided below:
General:
- Step free access pathways to be provided to SOU unit entry doors from the property boundary and carpark associated with the SOU.
- Step free access pathways to be provided within SOUs to the entry level.
- Door thresholds to have a maximum 5mm step which is to be rounded or bevelled, or threshold ramp not exceeding 56mm in height.
- 1,200mm x 1200mm clear area to be provided in front of an SOU door on the public corridor side (not required within the SOU).
- 1,000mm clear width to be maintained throughout all access pathways (including SOU internal corridors).
- 820mm clear width to all doorways (including SOU internal doors).
Bathrooms:
- At least 1 sanitary compartment is to meet the requirements of the Livable Housing Design Guidelines. This bathroom is to be provided on the entry level of the SOU. If the SOU contains 2 bathrooms, only 1 is required to meet these requirements.
- Toilet must be located with a 450mm centre to a wall to allow for the installation of grabrails. This wall must be a solid wall, with the provision for reinforcement as per the below.
- 900mm wide x 1200mm long clear zone to be provided in front of the toilet. Door swings cannot encroach this area.
- Showers to have a hob-less step free entry. Except for a maximum 5mm rounded lip for waterproofing (ie. the waterstops) (Shower over baths will not meet these requirements).
- Shower floors to have a grade of 1:80 (as per unenclosed shower requirements in AS 3740).
- Shower screens must be capable of being removed without causing damage to the adjoining parts of the shower enclosure.
- Reinforcement (12mm plywood, 25mm thick timber noggings, or masonry wall construction) to be provided to toilets and showers such that grab rails can be installed in future.
The finalised version of NCC 2022 will be released mid-2022 and is anticipated to be adopted on 1st September 2022. In accordance with the Environmental Planning and Assessment Regulation 2000, the NCC edition applicable to a development is determined based on the date of application for a Construction Certificate.
Class 2 residential flat buildings have already been subject to legislation changes, such as the Design and Building Practitioners Act, that significantly increase the amount of design documentation required prior to the issuance of a Construction Certificate. The preparation of Construction Certificate applications for Class 2 buildings have therefore increased dramatically and delayed works commencing.
The new Livable Housing Provisions contained within draft NCC 2022 have a major implication on Class 2 residential flat buildings currently under design development. For Class 2 developments where the Construction Certificate will not be submitted prior to September 2022 (when NCC 2022 is adopted), 80% of the SOUs may need to be redesigned in order to comply with the Livable Housing Provisions.
During the transition into NCC 2022, timing of Construction Certificates applications is to be considered with the livable hosing provisions in mind, along with the effects of DA/CC consistency.
There is currently no transitional period suggested for the Livable Housing Provisions, and Credwell will continue to issue updates where they arise.
For more information on this or any other BCA topic please contact Credwell on 02 9281 8555 or email info@credwell.com.au
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