The Building Schedule of Areas explains the sizes of all the spaces described in the Building Performance Specification below.
The Building Schedule of Areas is simply a table of the named spaces in the Performance Specification with an estimation of their size. This needs to be drawn to scale in a ‘box’ form, with the size of the area noted. To confirm a rooms size use a tape measure to gauge the dimensions of spaces within your existing house. What size are these spaces? Are they too big or too small? How many square metres are they? A construction cost estimator is required to determine suggested/affordable space sizes.
You will also need to calculate the estimated circulation space required. This item is often forgotten when estimating the size of a home, and keeping circulation spaces like hallways to a minimum will reduce the cost of your new home. Circulation spaces cover all the areas not individually identified in the Performance Specification such as halls, stairs, store rooms/cupboards, plant rooms and lift wells etc. In single dwellings for example these areas may range between 10% to 50% of the total floor area. Using 10% circulation space for the average home is standard, but this will need to be increased if you want your home to feel spacious.
See our article How to read plans as a guide. Usually a client will not only have a building size in mind but will also have a budget for realising it. The Schedule of Areas is a necessary first step for reconciling these two. Approximate per m² rates can be applied at this time to provide a broad cost estimate for your new home.
Example schedule of areas
The building performance specification
The building performance specification is an expanded brief that describes what the various spaces of the building will be expected to provide. The performance specification of the building may start off very general in its requirements and may become more detailed as the project develops. An example is given below.
Example building performance specification
Entry
- This area should be large enough to greet and organise a group of 5 visitors at a single time
- The entry needs to have a space for the side table that is 400mm x 1200mm – needs to be centred on a blank wall
- A cupboard is required to accommodate visitors items as well as kids school bags and shoes
- From this space you should not be able to see any other area of the house
- A powder room should be located directly off this space
Kitchen
- Lots of bench space, good lighting directly over work areas (sink, cook top, coffee making area)
- Space for a window seat for homework time with the children
- Space on bench for kids laptop
- Large pantry that can house the existing fridge as well
- Pot drawers everywhere with soft closers and lots of space to store appliances such as the bread machine etc.
- An appliance cabinet to house jug, mugs, coffee and tea as well as toaster – the cabinet needs to have 2 double general purpose electrical outlets (GPOs).
Bathroom
- Two sinks
- Large mirrored wall so there is no fighting for mirror space a teeth cleaning time
- Lots of storage
- Large shower so kids can shower at the same time
- One freestanding bath
- One toilet suite
- Tiles to the ceiling
- Needs to be roomy and all in one open space
Powder room
This space needs to contain:
- 1 toilet suite
- 1 porcelain urinal
- 1 hand basin
In addition this room needs to be visually and acoustically private.
Office
- Should be located directly off entry space and requires acoustic and visual privacy from the rest of the home
- The office will require 3 lines for fax, phone, and internet
- Must have excellent lighting
- Space is required to house a computer desk with 1000mm layoff space either side of computer space and a separate layoff area that is 3000mm wide – an area for a small lounge is also needed
Main bedroom
- The entrance to the main bedroom should be private from noisy areas such as the family room
- The en-suite and walk-in robe should not face directly onto main area of the bedroom
- The main space needs to accommodate a king size bed with 1200mm of circulation space on either side of the bed
- There needs to be two areas of wall that can accommodate a dressing table and a large painting
- Put a double gpo. in each corner of the room
En-suite
- Needs to be acoustically private from the bed space – insulate all surrounding walls and well ventilated
- Area requires one pedestal basin, one toilet suite, one porcelain urinal, one heated towel rail, four mirror cabinets, frameless shower space, free standing bath
- Dimmer on one light
Laundry
- Needs to be roomy enough to sort family washing into colour piles
- A small drying space is required
- This space needs to house a dryer and a washer and requires direct access to kitchen & external cloths hanging space – room needs to be naturally ventilated
Bedroom 2
- Minimum area of 12 metres square
- Space for a double bed with 1200mm circulation space on either side of the bed
- Space for a small double lounge and tv.
- Walk in robe
- Bedroom 3/guest bedroom
- Enough space for double bed
- Small cupboard only required
Lounge
- To be acoustically cut off from family space and preferably located near main bedroom
- Needs space for a tv., stereo unit, 2 x 2 seater lounges and needs to be cosy in winter – maybe an open fire
- Requires easy access to kitchen
Family space
- Needs to be open to kitchen with direct access to the main verandah and backyard and enough space for one three seater lounge and two one seater armchairs
- There should be a large open area for Lego playing and wrestling with enough space for a large rug 2500mm x 4200mm
- This space needs to have an easy clean floor
- Lots of built-in storage required
Dining
- Needs to house a dining table 1800 x 1800mm – allow 1000mm around table for chairs
- A feature pendant lights need to be centred over the table space
- This area needs to be close to the kitchen but can also be physically cut-off from family and kitchen areas
Entry porch
- Needs to be protected from the weather and be 6000mm square in area – this space needs to be well lit
Verandah
- The space will house a 6 seater table and two sun lounges
Garage
- A double carport is required that has security light on sensor
