CUDA’s Reponse to Accessible Housing Options Paper

A modern single storey home.Friday 30 November was the cut off date for submissions on the Accessible Housing Options Paper. You can download CUDA’s submission, for reference. For quick reference here is the Executive Summary of CUDA’s response:

“Australia needs housing that is fit for purpose. The preparation for a Regulatory Impact Assessment for a change to the National Construction Code provides a timely opportunity to meet our policy commitments also create housing that suits people across their lifespan. Housing is an important factor in determining our health outcomes and accessibility is recognised by the World Health Organisation as a major element.

Apart from increased size, Australian housing design has changed little in the last 50 or so years, save for fashionable cosmetic changes. Population demographics, community expectations, and the way we live our lives, have changed. Now is the time to be more inclusive in our mass market designs and consider all households – without the need for specialised design. Indeed, the inclusive, universal design approach, underpins the Livable Housing Design Guidelines – the guidelines that were developed by the housing industry.

Taking a disability-only approach as suggested in the Options Paper will discount the other beneficiaries when counting costs and benefits. In the early 2000s researchers called for a change in housing design to reflect an ageing population and our commitment to people with disability. They make the point that designing for these two groups includes convenience for many others, and that costs, if any, are minimal if considered at the outset.

The attempt to effect change through voluntary guidelines has failed. This is not surprising for an industry that relies on mandatory regulation to keep the fragmented house building system running smoothly and to maintain an industry-wide level playing field.

Finding the right terminology will be critical to finding the right outcomes. Misunderstandings about “accessibility” prevail. This term is quickly translated to “disabled design”. When improved access features are included in the NCC, it will become standard Australian Housing and no particular term will be needed. If a particular term is needed for the process of discussing change, we recommend the term “liveable” as in liveable cities. Alternatively we can jump straight to what it is, Australian housing.

The Building Ministers’ Forum (BMF) has asked that the Livable Housing Australia Guidelines at Silver and Gold levels be assessed. These Guidelines are well researched and tested over eight years and are referenced in many government publications and policies. For this reason, we recommend that the Gold level form the minimum requirements for inclusion in the NCC. Many of the elements over and above Silver level are cost neutral, are easy to apply and technically substantiated.

Gold level is framed around mobility issues (mobilising, reaching, bending, grasping).  Other disabilities can be incorporated within these spatial elements.  As these elements are based on the earlier Landcom Guidelines (2008), which were costed, we suggest that these costings be sourced and if necessary, updated.

Housing lies in a complex and contested landscape. While it is important for the industry to make a profit for shareholders, it is also important that they add value to the community from which they draw that profit.”