9 Ceiling height + apartment numbers per lift core CEILING HEIGHT The NSW ADG calls for a 2.7 metre ceiling height for all habitable rooms. As kitchens are habitable rooms this forces a 2.7 metre height which often means lifting the apartment ceiling height by 300mm to incorporate the services most kitchens have for plumbing and air extraction. The NSW standards also require for housing in a mixed use area to have a minimum ceiling height of 3.3 metres for the ground and first floors “to promote future flexibility of use.” If a café is located on the ground level it should have a 4 metre ceiling height. The effect of these extra heights is often to push a building above height controls and to increase cost particularly when in most cases the bottom two floors will be apartments. The Victorian standards require a 2.7 metre ceiling height “except where services are provided above the kitchen.” Compared to NSW standards the impact on building cost is far less with the Victorian standards. APARTMENT NUMBERS PER LIFT CORE The NSW ADG sets a maximum of 8 apartments off a lift core. This limits the number of apartments per floor unless two lifts are provided remote from each other which increases costs. The Victorian Better Apartment Design Standards has no numerical restriction on the number of apartments off a lift core. There are only general statements like: “must consider the useability and amenity of internal communal areas based on daylight access and the natural ventilation it will receive.” June 2017 20 Victorian Standards The Better Apartment Design Standards illustrate a section of an apartment with 2.7m for ‘open plan layout habitable rooms’ with the kitchen area clearly shaded and with a lower ceiling that appears to be 2.4 metres. Figure 12 - MELBOURNE: Room depth and ceiling heights Cost Implications The extra cost to a purchaser of an average 2 bedroom apartment is $4,400. 3.1.1.9 Apartment size and layout (Part D – Apartment Design Guide) NSW Standards The ADG stipulates minimum room widths and room sizes that exceed recently constructed developments. Bedrooms of 2.7 metres width and living areas of 3.5 width are excepted and common to many developments. However, the ADG requires 3 metres for bedrooms and 4 metres for living areas. Like the increased ceiling height noted above, increased minimum room widths will simply mean a reduction in development yield and hence increase in apartment costs. Furthermore, apartment layout is a matter for the building designer and need not be prescribed by the ADG. The building depth, ceiling height/room depth and apartment size guides are more than enough control over apartment design. The consumer determines apartment layout. In fact, the building designer should have freedom over interiors to respond to consumer demand. Flexibility in the manner in which storage is provided, whether totally within the basement, or within basement and apartment should not be a matter for the regulator. Permitting a reduction in apartment size in return for open flexible internal spaces should be considered as it will enable the production of more dwellings per development thereby reducing cost. Victorian Standards: room depth and ceiling heights – kitchen has lower ceiling 3B 1B 1B 2B 2B 2B 2B 2B 2B 2B 2B 2B 1B 3B 1B 1B 2B 2B 2B 1B 2B 2B 1B below 1B below 1B below 1B below 3B below 1B below 1B below 22m 1 max 18m 3B 1B 1B 2B 2B 2B 2B 2B 2B 2B 2B 2B 1B 3B 1B 1B 2B 2B 2B 1B 2B 2B 1B below 1B below 1B below 1B below 3B below 1B below 1B below 22m 14 max 18m Victorian complying plan with 12 apartments per floor with one lift. NSW Complying plan requires two lifts and only accommodates 10 apartments