Housing design Archives - Page 5 of 8 -

Whole Building Design Guide

Joining the dots between all aspects of the built environment is not easy task. So the Whole Building Design Guide is a welcome resource. It is a collaboration among stakeholders and government agencies in the US. It could be titled, Building Design as a Whole.

This web-based resource has everything you need to know. The online resource has been reformatted from the 2017 version. There are many sections and navigating the pages takes some thought. The “Gateway to Information on Integrated ‘Whole Building’ Design Techniques and Technologies” is a good place to start. The top dropdown menu item Design Recommendations guides you to the sections.

The new format makes information about accessibility more difficult to find. The search function helps here. However, the links from the older post provide a direct link to the key sections on this topic.

The section on design recommendations has subsections that include accessibility under Design Objectives. There are subsections including Beyond Accessibility to Universal Design. This section has a useful explanation for building on the seven principles of universal design with the eight goals of universal design.

There are also sections on continuing education, case studies, and project management. This is one of the most comprehensive resources around for anyone involved in the built environment. The resource has content specific to the US in terms of codes and regulations, but the concepts apply elsewhere.

There is a lot of information in this online resource. A search for specific topics might be better than trying out the menu items.

Economic value of universal housing design

Consumers buy things that they want and need now rather than purchasing things with the future in mind. Well, that makes sense. For everyday items this poses no problems. But for expensive, longer lasting items, such as a home, it can be a problem. Many older Australians live in a home that was purchased in mid life. It was suitable then. But now that cherished home is challenging their independence in older age. That’s why all homes should have universal design features.

A new report based on a survey of care-givers, both paid and unpaid, provides insights into their experiences and observations on the impact of home design on their caring role. The researchers found that housing design features and proximity to amenities had a value that extended beyond those of residents. That is, it facilitates community capacity and social engagement, physical wellbeing and ease of providing care services.

The executive summary concludes with a statement that supports universal design in housing for people to age well:

“The public value implicit in universally designed housing is conceptually demonstrated by associated increases in ageing well outcomes and reduction in the need for, the level of, and the time spent on, care to support positive ageing outcomes (ie. generating efficiency gains in achieving ageing well outcomes).

The key findings of the study

- Universal design features impact on the level of care needed to support ageing well.
- The location of the home and access to amenities also has an impact on the level of care needed.
- The time needed to support people with basic living activities is reduced.

The title of the report is, Exploring the economic value embedded in housing built to universal design principles: Bridging the gap between public placemaking and private residential housing.

The study was undertaken by RMIT University and the Longevity Group Australia.

From the abstract:

We explore the public value implicit in housing incorporating universal design principles. Value is conceptually demonstrated by identifying housing design and location attributes, associated with increases in ageing well outcomes via the reduction in the time spent on caring duties.

A survey captured the experiential knowledge of in-home care service providers and their observations of the impact of the home on the ageing well outcomes.

We found that certain housing design and location features have value that extends beyond that experienced solely by its residents. It also facilitates community capacity and social engagement, physical wellbeing and ease of delivery of public services such as care support.

Universal design in housing: The time has come

Time has come for the housing industry to catch up with the rest of society. Inclusion and diversity are now recognised as Australian values. Discrimination still exists of course, but many sectors, business and government, are striving to do better. That means designing products and services to embrace population diversity. However, the housing industry continues to resist change as evidenced by their lobbying to prevent state governments from adopting the Livable Housing Design Standard. They say it will substantially increase the cost of building a home. But how much is “substantially”?

Smaller building firms have shown that for a maximum of $3000 they can deliver universally designed homes. That’s because they thought of the design from the outset. They have adapted the cookie cutter shape.

One of the reasons the housing industry says it will cost more is because level entry is difficult to achieve on a steep slope. This can be true, but that is no reason for no change at all. Exceptions are made for one-off situations. Besides, mass market housing in a greenfield site is rarely on a steep slope – these are not favoured by developers.

The evidence

Two eminent economists responded to the call to comment on the draft changes and have concluded that benefits outweigh the costs. Dense reading but the document challenges the ABCB analysis at every point. They also conclude that Gold level of the Livable Housing Design Guidelines are not only beneficial to the community but they offer the best value overall.

Australia Cannot Afford NOT to Build Accessible Homes, gives an overview of why we must mandate universal design features now. We’ve had ten years for Livable Housing Australia to show that it can do this voluntarily. It has failed. It’s time for them to come good.

For the history of nearly 20 years of advocacy see Universal Housing Design in Australia: Getting to Yes.

Enabling environments for dementia

Staying home has taken on a new meaning, and for some, a priority, amid the COVID-19 pandemic. But what if the design of the home environment isn’t helping, especially if you have dementia? Alzheimer’s WA has a great website with really practical information on houses and apartments. But we need to create all environments for dementia.

Of course, staying home also means staying in the community. So the neighbourhood and facilities need to be dementia-friendly too. The website also has this covered. There are sections on, Public buildings, Gardens, Hospitals, and Care environments.

Each section takes you to a floor plan with interactive buttons. Each button takes you to an illustration of a room or space, again with buttons for more information. For example, a click on a floor plan kitchen takes you to an illustration of a kitchen. Within this illustration are buttons checking off each of the design principles, such as lighting and cooking. There are PDF lists for download as well.

This website is a comprehensive virtual information centre for living with dementia. It’s useful for family members and designers alike. Some elements might be something as simple as rearranging things so they can be seen. Others might need more design know-how. A great resource.

There’s also a Dementia Friendly Home app and a virtual experience by Dementia Australia.

Image courtesy Alzheimer’s WA.

Dementia-friendly neighbourhoods

Dementia-friendly neighbourhoods is a growing area of transdisciplinary research. But there are challenges and gaps that limit the depth of knowledge which need further research. An article from the University of Michigan outlines the issues for the built and social environments.

Neighbourhoods are multi-sensory – sight, sound, smell, taste and touch. Technological advances support things like wayfinding and memory in navigating environments.

The authors discuss the need for participatory methods to identify areas of need and to prioritise neighbourhood issue.

The title of the article is, Dementia-friendly neighbourhoods, Methodological challenges and research opportunities. It’s an in depth look at the issues from an academic perspective.

Reasons for universal design in housing

The idea of universal design in housing is not new. Despite academic research proving the need, and practice guidelines based on real lives, we are still a long way from achieving access for everyone at home. Here are some resources with reasons for universal design in housing.

The Home is for Every Body takes a planning perspective.

Housing Design for the Ageing: Struggle Toward Supporting Age-in-Place Instead of Special Housing for Seniors. Discusses the attempts made in Japan, UK and US to introduce universal design features but with little success.

Flexible housing offsets risk discusses the need for innovation in home design.

Designs for Quality of Life explains the value of home modifications

No Place Like an Accessible Home has qualitative and quantitative research by London School of Economics.

Is there a market for accessible homes? is another UK study based around wheelchair users.

The value of home modifications is a report by AHURI

WHO Housing, Health & Accessibility is a comprehensive guide with a chapter on accessible homes.

You can access the full list in the Housing Research section of this website.

Housing, Health and Accessibility

There are five key areas for healthy housing and accessibility is one of them. The WHO guidelines on housing and health and accessibility takes into consideration ageing populations and people with functional impairments. It recommends an “adequate proportion of housing stock should be accessible.

In the remarks section it argues that living in an accessible home improves both independence and health outcomes. Although the guidelines argue for only a proportion of housing stock, it has put the issue on the agenda. It shows it is as important as all other factors. However, the notion of proportion can lead some agencies to think that means specialised and segregated housing.

The other key areas are crowding, indoor cold, indoor heat, and home safety. For more detail there is an additional document showing method and results of the systematic review that underpinned this section of the Guidelines – Web Annex F. and includes interventions such as home modifications and assistive technology.

The Healthy Home

Joining the dots between all aspects of physical and social sustainability is important for a healthy life and a healthy planet. Central to this is the design of our homes. The Healthy Housing Design Guide from New Zealand says they need to be durable, efficient in size and cost, and friendly to the occupants and the environment.

The three bar menu icon on the landing page of this online resource takes you to the content of the Guide. Universal Design leads in the table of contents. This is pleasing as most other guides leave it to a last thought at the end. The design detail features wheelchair users for circulation spaces, which, of course are good for everyone. Among the interesting images is a lower storage draw doubling as a step for child to reach the kitchen bench. The case studies focus on energy efficiency and sustainability.

This is a comprehensive document beginning with universal design, site and location, through to air quality and acoustics and ending with certifications. The Guide characterises a healthy home by the acronym HEROES:

- - Healthy:
  - Efficient:
  - Resilient:
  - On purpose:
  - Environmental:
  - Sustainable:

The style of the website is pleasing but the landing page gives little idea to navigation. It says “Welcome” and then asks visitors to stay super involved. There is a bar with an arrow to go to the Foreword. The navigation is via the three bar menu icon at the top left of the page.

The video from the launch of the guide takes you through the content. Universal Design gets a mention at the 25 minute mark. It is introduced by Henry McTavish.

Tomorrow’s Homes: A sustainability perspective

Universal design in housing faces the same policy and industry challenges as the sustainability movement. Consumers are unclear about their choice, and confused by terminology and rating systems. Home builders are locked into supply chains that limit innovation, and financial institutions can’t see the value of such designs.

The Australian Sustainable Built Environment Council (ASBEC) has devised a policy framework for transitioning to sustainable homes. It identifies five key actions:

1. National leadership
2. Benchmarking and upskilling
3. Building a foundation of leading homes
4. Engaging consumers
5. Leveraging finance

Tomorrow’s homes: A policy framework outlines how the structure of the housing industry creates restrictions on doing anything differently. It also has suggestions for appealing to consumers by using language they relate to. Comfortable, healthy, affordable, easy to use – in short, appealing to their aspirations. Consumers don’t frame their aspirations in words such as sustainable, accessible, or universal design. And they don’t aspire to ageing or disability.

Inclusion and efficiency in home renovations

The concept of comfort can be used to join the dots between inclusive design and energy efficiency. This is the suggestion from Hasselt University in Belgium. The authors conclude in Merging Inclusive Design and Energy Efficiency as a disruptive approach to housing renovation that:

“When the concept of comfort is expanded to include the a full range of spatial, usability, and cognitive aspects, the merging of ID and EE can offer inhabitants a more complete sense of comfort, and by doing so increasing adoption of both types of measures, in line with wider governmental and societal goals.”

Abstract. There is a pressing need for housing renovations that both accommodate lifelong living and significantly increase energy efficiency. Much research has been done on both Inclusive design (ID), particularly in the context of accessibility, and energy efficiency (EE). However, they are treated independently and faced with limited adoption. A simultaneous renovation for ID and EE might lead to renovation concepts that better fulfil the residents’ desire for comfort in addition to savings in money and time. Comfort is an important driver for both types of renovations. As a result when the concept of comfort is expanded to include also spatial/usability, social, cognitive and cultural aspects, the merging of ID and EE can offer residents a more complete sense of comfort, thereby increasing the adoption of both ID and EE.

Bath Tubs: Fashion vs Function

The current bathroom trend is freestanding bath tubs. But the glamour of this kind of tub is washed away when you can’t use it or have an accident doing so. The transcript of a podcast by the Universal Design Project discusses the pros and cons of these bathtubs. Here are a couple of pertinent snippets from the discussion:

“A lot of times when someone is curious about universal design or accessibility, they’ll do a quick Google search to see what they can learn about it. Usually, they’ll search for pictures too so that they can get a better idea of how someone might have implemented universal design features in the past. But we’ve found that many times these pictures aren’t really depicting universal design and it’s very possible that architects and builders will see these pictures assume the design works for everyone, and run with it, and that might not be the best thing to do, especially in bathrooms.

“Most of our design advisors agreed … that they are dangerous and not functional. … [One of]the biggest flaws of this tub is that the sides are way too tall, the edges are way too narrow and it’s way too deep. These three flaws have a huge impact on how someone is able to get in and out of the tub.

The podcast goes on to recommend some design improvements, but that “we really needed to go with a regular tub set up”.

Freestanding tubs are meant to stand away from walls. There are two problems with this. The tub is usually near a wall but not near enough to put a steadying hand on the wall or access a grab rail if needed, but not far enough away to make cleaning easy. In situations where the shower is over the bath as well, a grab bar is probably essential.

The best part about this fashion is that free standing bath tubs are usually set in larger bathrooms. This has to be a plus for accessibility, bathing children and for helping someone in the bathroom.

Freestanding tubs, are they safe? is part of The Universal Design Project Good Fit Bad Fit series, and you can access the podcast as well as the transcript.

Housing Accessibility: A global response needed

No matter where you are in the world, there is one thing all cultures share in common: a need for accessible housing. There is a gap between what we know about ageing populations and people with disability and building homes that are inclusive.

The Global Network for Sustainable Housing has a handbook that aims to bridge that gap. As a global publication it addresses slum upgrading, large-scale affordable and social housing programs. The handbook provides concepts, policy approaches, practical information and technical tools. It also shines a light on the global importance of developing accessible and sustainable urban environments. It is time to apply these solutions so that we can gradually outgrow access barriers for everyone.

The title of the handbook is, “Accessibility of Housing: A Handbook of Inclusive Affordable Housing Solutions for Persons with Disabilities and Older Persons” and is published by UN Habitat. This publication has some good explanations of how and why universal design principles and approaches should be applied universally. On Page 9 it explains,

“Universal design principles, when properly interpreted, can be a solution for low-cost projects as its main concept is to adapt the design to all users. Therefore, every project can be re-thought under this perspective, the same way low-cost solutions are created to attend to a population’s needs with small budgets. Universal design provides infinity of possibilities as it allows the use of innovative solutions provided by professionals involved in the process. It is important to notice, however, that some disabilities require more elaborated strategies and occasionally the use of accessories (lifts, grab bars, lighting or acoustical signs etc.) than others.”

the Global Network for Sustainable Housing (GNSH) managed by the UN-Habitat Housing Unit.

Ageing in the right place

The My Home My Choices tool from New Zealand has some good advice about ageing in the right place.

The tool has four steps: individual wants and issues; opportunities for improvement in the home and lifestyle: different options for maximising the use and value of the home; and other choices such as moving, sharing, home modifications and home support.

This tool is easily adapted from the New Zealand model and you can also read the research behind it.

Ageing better at home

The majority of our homes are designed as if we are never going to grow old, and most of us will need to modify our home as we age. That’s if you want to stay put, which is what most older people say is their preference.

A report from Centre for Ageing Better in the UK gives an excellent overview of how home modification improves quality of life, mental health and overall independence. Dwellings might be a “product” to property developers but for the rest of us a “home” is the pivot point for living our lives.

A great quote from a study participant to reflect upon, “You don’t get taught, at any point in your life, how to become an older person. It just sort of happens, you know…”. So waiting for consumers to ask for universal design isn’t going to work.

Ageing in Place: A timely book

Across the globe, older people want to stay put as they age. They do not aspire to residential care and are also moving away from the retirement village model. But are our planners, designers and builders listening? COVID-19 pandemic is also challenging established policy about where older people want to live. “Ageing in Place” is a timely book.

The title of the book is, Ageing in Place: Design, Planning and Policy Response in the Western Asia-Pacific. It looks at ageing in place in Japan, China, Taiwan, Australia and New Zealand.

From the book review:

Ageing in Place considers diverse cultural, political and environmental contexts and responses to show that regional governments, industries and communities can gain, as well as offer, important insights from their international counterparts. With changes in caring and family dynamics, the chapters demonstrate a clear preference for ageing in place and the need for collaborative efforts.

Australian research

The findings from a 2018 survey gives a good idea of what people think about accessible housing. Four narratives frame the report: the housing industry view; the government view; prospective buyers’ view; and the perspective of people who need mainstream accessible housing.

The Australian Network on Universal Housing Design initiated the research It is a lengthy and detailed report. Essential reading for anyone interested in this topic or the history of this 20 year campaign.

Home Builder goes for universal design

A home builder in Queensland, is building Livable Housing Silver level homes and he wants everyone else to follow his lead. He has persuaded Townsville City Council and industry stakeholders to come together to make this possible.

In a promotional video accessibility is only mentioned once at the end, but the key features are pointed out throughout the video. It’s a slow 11 minutes so recommend viewing at an increased speed setting. Although Silver level is promoted, the size and design of the dwelling makes it closer to Gold level.

In a 9 minute video (below) various people explain the importance of Silver level to them. The best parts of the video are in the second half where Martin Locke shows how Silver level homes are modern and “normal”. One key point is that it shows there are no design or technical impediments for having Silver (or Gold) level in all new housing.

Wheelchair users are only one part of the story of universal design in housing. The emphasis on wheelchair users perpetuates the idea that this is “disability housing” and this puts it in the “specialised housing” bracket. The Livable Housing Design Guidelines are about everyone, not just wheelchair users.

Locke believes Silver level can be rolled out without additional regulation. However, after ten years of voluntary guidelines, industry has not participated. The industry, particularly mass market builders, rely on regulation to hold the system together so that all the designers, engineers, and trades know what they are doing and can work in tandem.

It’s great to see at least one community trying to make a difference in this space. Martin Locke and the Townsville City Mayor are to be congratulated for their efforts in bringing people together to show the way for the house-building industry.

Category: Housing design

Whole Building Design Guide

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