Part Three of our building surveyors’ review into the 2019 edition of the NCC focuses on the changes to the room height provisions. We have previously highlighted the inclusion of condensation management provisions as part of overall changes to the Health & Amenity section of the NCC, please see Part Two of our blog series on our website for further information (www.specialisedbuildingsolutions.com.au).
Room heights and the deemed-to-satisfy (DTS) solution has always been a contentious issue when applying minimum heights to rooms or spaces that fall outside the description within the acceptable construction practice. Although the room heights cover most scenarios it does not provide any leniency for storage lofts or other similar spaces where the minimum room height is excessive for the intended function.
Previously a building surveyor was required to assess a reduced room height performance solution against the below ambiguous performance requirement with no further guidance;
“A room or space must be of a height that does not unduly interfere with its intended function”.
The ABCB have now adopted a verification method within the 2019 edition of the NCC to address the performance requirement rather than using a comparison to the DTS as the performance solution assessment method. The verification method states;
“(a) Compliance with P2.4.2 is verified where the height of a room or space provides an appropriate
activity support level that does not unduly interfere with its intended function.
(b) For a room or space in (a), the activity support level must consider the dimensions of –
(i) doors, ramps, barriers, stairs and windows; and
(ii) fixed fittings and domestic services; and
(iii) fixed and moveable equipment and furniture; and
(iv) occupant circulation spaces.”
The inclusion of the verification method now provides for additonal definitions for activity support level, activity traits and occupant traits to assist with assessing compliance with the verification method.
In our introductory blog to the NCC 2019 we discussed the increased number of verification methods and the trend in building surveyors using these methods to address the performance requirements. The verification method for assessing room heights is a welcomed change and should assist building surveyors in correctly assessing compliance based on a rooms intended function rather than the prescribed heights within DTS acceptable construction practive.
If you would like more information on how the adopted provision will effect your next project please contact one of our building surveyors on 08 6209 4130 or via e-mail admin@specialisedbuildingsolutions.com
