Category: Housing design

Livable Housing Handbook released

The Livable Housing Design Standard applies to all new Class 1a and Class 2 buildings. Class 1a buildings are detached houses, row houses, terraces, townhouses and villa units. Class 2 buildings are apartment buildings and the design requirements apply inside the apartment. Public access requirements cover the public areas. To aid practitioners, the Australian Building Codes Board has produced a Livable Housing Handbook.

The Livable Housing Design Standard sets out minimum requirements for mainstream dwellings.

Front cover of the Livable Housing Design Standard showing a single storey home with garage.

The title, ‘Livable Housing Design’ comes from Livable Housing Australia’s voluntary guidelines. The features in these guidelines form the basis of the mandatory requirements, which are similar to Livable Housing Australia’s ‘silver level’.

The Livable Housing Design Handbook aims to help practitioners understand the relevant sections of the building code. These are Part G7 of NCC Volume One, Part H8 of NCC Volume Two, and the ABCB Standard for Livable Housing Design.

The Handbook covers design issues in generic terms and does not provide specific compliance advice. It aims to assist practitioners develop solutions to comply with the NCC requirements.

The intent of livable housing design is “to ensure that housing is designed to meet the needs of the community, including older people and those with a mobility-related disability.”

Front cover of Livable Housing Design Handbook.

The appendices have examples of bathroom layouts and a guide for meeting compliance with the NCC.

Going beyond the Livable Housing standard

The Australian Building Codes Board has also produced a guide for going beyond the minimum standard. The voluntary standard is generally based on Livable Housing Australia’s “Gold level”. These features provide a greater level of livability across the lifespan for more people, and go beyond the “silver level”. Consequently, exceeding the minimum mandatory requirements will still achieve compliance.

This additional set of non-mandatory technical provisions will better meet the needs of the community.

Front cover of Livable Housing Design Beyond Minimum Standards guide

Australian homes are some of the largest in the world and the features in the voluntary standard should not be difficult to achieve.

Extensions and major renovations to existing homes will be based on state or territory requirements to comply with the standard. For example, if the works require a council development application.

New advisory committee

A new advisory committee to support implementation of the new standard has been set up by the Australian Building Codes Board. The committee will bring together representatives of user groups, advocates, design professionals, regulators and the construction industry. They will work through any emerging technical issues and help shape the information to help industry apply the standard. Their first meeting was in September.

Bringing a small group together, representing all the most interested groups, will help us develop workable consensus positions on any questions that arise.

Gary Rake, CEO Australian Building Codes Board.
A woman with long blonde hair is reaching across the meeting table to point to a piece of paper. Three other people look on.

For more, see the media release, Livable Housing Provisions in the National Construction Code.

The long road to Livable Housing

And the journey isn’t over yet. While the Livable Housing Standard is now in the national code, it is up to each state and territory to implement it. Victoria, Queensland, Tasmania, ACT and Northern Territory have agreed to implementation. South Australia has come late to the party but is now working on an implementation strategy.

Australian Network for Universal Housing Design (ANUHD) has been leading the charge for the reforms for twenty years. They believe that Western Australia could also sign up to implement the standard eventually. However, NSW has flatly refused to entertain the idea.

The livable housing story of citizen advocacy is documented in a conference paper.

Given that the industry likes to have consistency across the board, this could pose additional difficulties. For more on the history of Australia’s quest for accessible housing see these posts:

There are more posts in the Housing Design Policy section of this website.

Home modifications: a clash of values

Publicly funded home modifications are a regular feature of My Aged Care and the NDIS schemes. NDIS participants seeking independence and desires to age in place are increasing, but our housing stock is not fit for this purpose. Consequently, homes need adaptation as people age or acquire a disability. However, there is a clash of values between what the client wants, what the funder wants, and what the occupational therapist (OT) deems functional. That’s a finding from researchers at the Hopkins Centre.

Our homes are not designed for disability and ageing. Consequently, modifications are essential for remaining safely and independently at home. They are an essential part of the NDIS and My Aged Care schemes.

The chart shows the key overarching themes from the research

Graphic showing the three values; aligning values and expectations, and quantifying value for money.

Researchers interviewed OTs experienced in prescribing home modifications. They wanted to gauge their experiences in the assessment process. They found that clients (homeowners) value aesthetics and property values. On the other hand, funding bodies value the cheapest option, and OTs are looking for the most functional outcome. OTs are also confronted with different decision making criteria across the various schemes.

Consequently, it is up to the OT to balance the desires of the client with those of the funder using their professional knowledge. Not an easy task, and unlikely to lead to optimum outcomes. And OTs become de facto bureaucrats in this process, which can also be a challenge to their professional values.

But what is “value”?

The research paper discusses the various aspects of value from different perspectives. The best outcomes are achieved when there is open discussion between the client, the funder and the OT. This encourages a better alignment of values.

While this paper is focused on the OT professional, it links closely with the notion of disability and ageing stigma. The idea of having a grab bar or a ramp appears to be an affront to one’s dignity. Older people see this as the beginning of the “downhill run” of life. The new Livable Housing Design Standard will help minimise this stigma by providing a step free entry and better bathroom design. Until we have sufficient stock, OTs will continue to provide home modification assessments.

The title of the paper is, Valuing home modifications: The street-level policy work of occupational therapists in Australian home modification practice.

There is also a webinar on the Hopkins Centre website that discusses client perspectives of home modifications. In a nutshell, they see modifications as value for money if they meet their specific needs to a high standard. Also, the process of getting a modification has to be straightforward without wasting time and money.

Phillippa Carnemolla’s research showed the number of care hours saved and improved quality of life with appropriate modifications.

Future-proofing is best

For those who can afford to renovate their home now, it is worth considering future-proofing, rather than leaving it “until the time comes”. The Livable Housing Design Guidelines are a good reference for anyone updating their home at any point in their life. This Guideline is the basis of the mandated Livable Housing Design Standard, but has more useful information for homeowners.

Accessible and adaptable home renovation

Sanctuary magazine has a Design Workshop section where people can apply to have their home design project workshopped by professionals. Architect Mary Ann Jackson comments on the planned renovation of a home for a family of four.

The brief is to renovate without overcapitalising, incorporate accessibility for the long term, improve layout, focus on energy efficiency and to consider acoustics.

Image of the original 1970s home

The existing home discussed in the Sanctuary magazine article. It shows a 1970s two-storey home.

The house is spacious enough but it doesn’t function well. One family member is hard of hearing so large open plan with hard surfaces is challenging. After investigating the option of a knock-down-rebuild, the homeowners, Eric and Caroline, decided to make the most of what they have.

Eric and Caroline engaged a designer who came up with a solution for most of their requirements. The article shows the existing floor plan and the proposed floor plan. Mary Ann critiques the plan from an accessibility perspective. As she says, if it is not accessible, it is not sustainable. So considering accessibility from the outset is worthwhile.

Congested space is the enemy of accessibility and having several small separate wet area rooms eats up valuable space. The walls and fittings take up space in each of these areas. Mary Ann advises at least one larger family bathroom for this family house. She goes on to discuss paths of travel and circulation space and offers improvements by moving some of the rooms around.

The kitchen is next with suggestions for work surfaces at different levels and drawers for under-bench storage. Mary Ann then moves on to the balcony and outdoor areas, explaining her reasoning along the way. The article has much more detail and is worth a read for anyone designing a home renovation.

A universal design approach

“Designing for adaptation in the future is important, and properly executed universal design facilitates multi-generational living”.

A man in a bright yellow T shirt is painting and archway in a wall inside a home. The wall is grey and there are tools on the floor. Articles on home modifications.

The article is in the Sanctuary magazine Design Workshop series, and is titled An accessible, adaptable upgrade. The article concludes with Mary Ann’s alternative design based on her assessment of the property and the family requirements. A really good example of universal design thinking coupled with cost effective energy efficiency.

See also the Livable Housing Design Guidelines for additional ideas. Many of these ideas are in the upcoming changes to the National Construction Code. It will be known as the Livable Housing Standard.

Universal design meets green building

Many home designers have argued for improved environmental sustainability while citizens have advocated for universal design. The 2022 edition of the National Construction Code (NCC) has them both covered. At last, universal design meets green building.

Sanctuary Magazine is a publication for people looking to build and renovate sustainably. Universal design is the focus of their latest edition. So I was delighted when the editor invited me to contribute on the topic of universal design in housing.

Small things can made a big difference to the ease of use. Things like pedestals to raise washing machines off the laundry floor to minimise bending.

Image by Taylor’d Distinction

Laundry with white fittings. Washer and Dryer raised up.

My article covers the usual benefits of universal design and how it is good for everyone and the elements of updated NCC for housing. And of course, I referenced the Livable Housing Design Guidelines as a good place to start. I was also given the opportunity to offer additional suggestions based on my experience.

Additional suggestions

My suggestions are based on building my own universally designed home, and from working alongside occupational therapists. Here are some of them.

Ensure easy access to storage by installing drawers instead of cupboards under benches in the kitchen, laundry and bathroom. A pull-out workboard in the kitchen is useful too: placed at a sitting height for an adult, it also provides a workspace for children.

Install lever handles on taps and on every door so that you can operate them with your elbows when your hands are full, or if you don’t have good grip. Consider grip strength and dexterity when choosing drawer and cupboard handles and other opening and closing mechanisms. Also consider raising power points from the skirting board and placing light switches and door handles at hip height for ease of use.

In two-storey homes, think about designing a location for the installation of a lift in the future. This space can begin life as cupboards and then be utilised for the lift later.

The Livable Housing Design Guidelines don’t cover level entry to balconies and alfresco areas, but it’s just as important as level entry into the home. For more space in bedrooms, change the space-consuming walk-in robes to cupboards. You might win space in the ensuite too.

“Universal design is about designing inclusively for as many people as possible, without the need for special types of designs. When applied to housing, it’s a design process that considers the real lives of families and households – throughout their lives. In the end, it’s just good sense to have homes that can
accommodate the expected and unexpected situations life brings for all family members.”

The editor, Anna Cumming, has allowed me to share my article, A Plus for Everyone. Architect Mary Ann Jackson is also a contributor to this edition with an article on a home renovation. You can access more information about Sanctuary, other articles, and subscribe.

Posted by Jane Bringolf, Editor

Universal design in housing: making it happen

Basic access features are now mandated in the latest edition of the Australian National Construction Code. This achievement took 20 years of dedicated advocacy for universal design in housing. This was achieved against the backdrop of strong housing industry lobbying for the status quo.

A paper presented at the International Universal Design Conference, UD2022, documents the achievements brought about by people power. It follows three previous papers and could, and should, be the last chapter. But that depends on ongoing political decisions.

While the features are mandatory, not all states are ready to adopt these changes. Also, the features are very basic and will not meet the needs of an ageing population. Hence, advocates continue their work.

At the end of my presentation at UD2022 in Italy, I had two questions that indicated disbelief that this could be for ALL housing – many thought it was just for social or special housing.

Jane Bringolf
An illustration showing facades of different styles of free standing homes in lots of colours. They look like toy houses.

The conference paper has lessons for other jurisdictions and was written by Margaret Ward with input from Jane Bringolf. The title is, Universal design in housing in Australia: An example of people power. The paper is open access from the IOS Press website.

Or you can have a look at the slides in the short PPT presentation to get a quick overview.

Abstract: This paper follows three previous ones which have reflected on the grassroots campaign in Australia to mandate a basic access standard in all new housing. The original negotiations with government and the housing industry for this reform were at first disingenuous then reluctant despite human rights obligations.

A tenacious campaign over two decades by user stakeholders, researchers, and principled housing providers finally convinced political leaders to mandate national access provisions for all new housing in the National Construction Code. The paper discusses what assisted and hampered this campaign. It then discusses why politicians eventually favoured the interests of ordinary people over the self-interests of the housing industry.

Creative bathroom designs

A long black sink shaped like a shelf hangs longways from the wall. The backwall is full length window and it is difficult to see the tap. It looks very modern.Todd Brickhouse’s Newsletter has some interesting pictures of creative bathroom designs. All are wheelchair accessible and look really good. 

While these designs are great for wheelchair users, there are others who might find these designs tricky to use. A case in point is a cantilevered sink against a glass wall. Maybe in real life it doesn’t trick the eye as much. However, I wouldn’t classify these designs as universal design. The sink might confuse anyone with perception problems. Have a look and see what you think. 

What the pictures clearly show is that accessible and universally designed bathrooms can look good. There is no limit to creative design.  Pale marble tiles line the walls of this bathroom. There is one long shelf with a mirror behind. A bath with a hand held shower is fitted just above the bath rim.Of course, a custom design for your own home should work for you if not others. 

This newsletter also has a picture of a man who got a tattoo of a cochlear implant on his head to make his daughter feel more comfortable with hers. 

Todd also has a magazine. He is based in New York. 

 

Co-designing bathrooms with older people

Public toilet in Kawakawa New Zealand. It has large mosaic tiles all at different angles. The toilet seat is timberHow do you know what older people want in their bathroom design? Simple. Ask them. And have lots of Post It Notes handy. Having a more flexible and safer bathroom at home is one of the keys to ageing in place. Knowing “what’s best” is not necessarily in the hands of design experts or health professionals. Co-designing bathrooms with older people is a better option.

The Livable Bathrooms for Older People Project investigated and evaluated all aspects of bathroom design, fixtures and fittings. The report details how the project was conducted, the role of participants in the process, and the outcomes of the research. There are many explanatory pictures demonstrating the process. The report is available on ResearchGate, the UNSW Library list, or can be purchased from Google Books.

The Co-Design research was carried out by Associate Professor Oya Demirbilek. The Co-Design Sessions Lead Investigator with assistance from PhD Students Alicia Mintzes, Steve Davey and Peter Sweatman. University of New South Wales. 2015.

Note: The picture is of the renowned public toilet in Kawakawa New Zealand. It would be very confusing for someone with perception issues.  Editor’s photo.

Planning moves in later life

A study on planning to move in later life is based on the notion that people will need to move regardless. If this is the case, the question becomes, who does the planning? The researchers are taking medical approach in two ways. First, by suggesting older people should be encouraged to plan their move. Second healthcare professionals can “help them better adjust to a new living environment”. 

Poor health was the main reason for not planning a move, and wanting to live closer to children was the main reason for a planned move. Planning for moves in late life: who plans and how does planning influence outcomes?, shifts the focus from staying put to moving so that people can age-in-the-right place.  

architecture blueprint with rule and pencil

Does educating homeowners about universal design influence any repairs following a home insurance claim?  Researchers found that almost all homeowners included universal design features in repairs. This lead to a voluntary 6- week online training program to educate contractors who work with customers to discuss and promote universal design with policy holders at the time of a claim. 

The title of the article is Educating home contractors on universal design modifications: an academia and corporate collaboration,  

London’s inclusive design standards

The London Legacy Development Corporation (LLDC) is similar to the Sydney Olympic Park Authority. They are both focused on maintaining the benefits of hosting the Olympic and Paralympic Games. Sydney claimed the title of “most accessible games ever” and then the title went to London. Inclusive design is now a priority in all developments related to the Olympic precinct, and London’s Inclusive Design Standards are designed to show the way.

“Venues excelled in their inclusive design and the story could have ended there. However, LLDC embraced this approach and made ‘Championing equalities and inclusion’ one of their four corporate priority themes.”

Broness Grey-Thompson LLDC Board Member
Two people walk either side of a woman using a wheelchair. They are on a wide path in a parkland area. Inclusive Design Standards front cover.
Front cover of the Standards

Inclusive design is the favoured term in the UK while other countries and the United Nations use universal design. They mean the same thing – creating inclusive societies.

The Inclusive Design Standards begin with all the relevant legislation and standards followed by a page on how to use the document. The standards have four key parts: inclusive neighbourhoods, movement, residential, and public buildings. Each part has two sections – the design intent and the inclusive guidelines. The guidance is just that and design teams can create solutions that achieve the same outcomes.

The document is comprehensive in covering every aspect of development and design in great detail. Each section lists the intent of the design – the why – and then lists actions. Each section includes case studies and photographs illustrate ideas. The bibliography has additional resources.

This is clearly a standards document and not a guide. It has numbered clauses for designers to reference. As such, it is not an accessible document itself. The language and size of text makes for detailed reading. A summary document with the key points would be useful as a starter.

Universal design in housing: is cost the real issue?

A spacious kitchen with white cabinetry. Is cost the real issue?
Image by Taylor’d Distinction

After twenty years of citizen advocacy for access features in new housing, the Australian Building Codes Board  commissioned a cost benefit analysis which informed the Building Ministers’ decision to say yes, let’s do it. But is cost the real issue? And are those costs real?

An article in The Fifth Estate discusses the way various facts and figures go unquestioned. Figures plucked from the air appear to carry more weight in NSW, SA and WA than actual evidence presented to the Building Ministers Meeting. Victoria, Queensland, Tasmania, ACT, and NT are ready to roll with the new features. That will leave mass market developers with different rules in different states. 

The title of the article is, States disagree on access features for new housing. 

The Guardian also has a good article with a similar message. 

But Gold is more cost effective

Front cover of the Accessible Housing report.
The Melbourne Disability Institute and Summer Foundation submitted a response to the Consultation RIS for accessible housing with the recommendation that, based on the independent assessments and research they commissioned, Governments adopt Option 2, that is to regulate to Livable Housing Gold Level in the National Construction Code, as the benefits clearly outweigh the costs.
The Melbourne Disability Institute critiques the final cost benefit analysis by the Australian Building Codes Board as being incomplete. It goes as far as saying the report “contains and inherent and under-acknowledged bias against building code reform”. It was prepared by Professors Andrew Dalton and Rob Carter.

The independent assessments and research are:

    • REVIEW OF THE ECONOMIC REPORT
      The review identified four key issues that individually have a large impact on the benefit-cost ratios reported. Taken together, they totally reverse the economic credentials of the regulation. 
    • Please note: The issues raised in the analysis are highly technical. The researchers provided more concise executive summary to improve accessibility. If you have particular questions, please contact md-i@unimelb.edu.au.
    • SURVEY OF PEOPLE WITH DISABILITY
      This extra data aligns with the advice from the Office of Best Practice Regulation to include qualitative analysis in all Regulatory Impact Statements, particularly when important elements cannot be quantified or monetised.
    • AUDIT OF ACCESSIBLE FEATURES
      This study found that many accessibility features are already incorporated into the most popular house designs being built in Australia, but not in a systematic way. It also demonstrates that accessible features are basic elements of good house design for the general population, and indicates that the likely cost of including further accessible features to be fully consistent with the accessibility standards in new builds is very low.
    • SUPPLEMENTARY REPORT
      MDI and the Summer Foundation prepared further information for the ABCB on 6 October 2020 to substantiate their position that that governments should adopt Option 2, which would set minimum mandatory standards for accessible housing at the Gold (LHDG) standard.

Home Truths: Dispelling Myths

Front cover showing an older woman wearing glasses and a headscarf. She is sitting in an armchair.Across the globe, advocates for universal design in housing find themselves faced with the same myths. And these myths prevail in spite of hard evidence. AgeUK and Habinteg have put together a fact sheet, Home Truths – rebutting the 10 myths about building accessible housing. They challenge the ideas that it is too costly, difficult or undesirable. And also why the solution is not in building more age-segregated developments. 

Note: In the UK, Part M4 (1) of the building code mandates some basic access features. There are two other sections; one is to include adaptability, and the other is to be wheelchair accessible. However, these are optional unless it is set down in the local government plan because there is a community need. Developers challenge these plans asserting that the local authority has failed to prove the need. This indicates that industry will continue to fight for what suits them rather than occupants of the home.  

 

Queensland Government likes accessible housing

Facade of a large two storey home commonly called a McMansion. Queensland Government likes accessible housing.The Queensland Government is wasting no time in adopting access features for all new homes. The Government is preparing industry for the changes to the National Construction Code agreed by state building ministers. The Victorian Government is doing the same. 

The Queensland Government is keen to support industry and local government to transition to the new requirements. “This will make a real difference to the large number of people who struggle to find accessible housing”. 

The Victorian Government’s media release encourages all jurisdictions to adopt the changes. If all states and territories adopt the standard we should have 50% of housing stock with access features. The Minister for Planning said that it is time a regulatory standard for all housing in Australia. That’s because the voluntary solution hasn’t worked. 

There are more posts on the 20 years of campaigning by advocates in the Housing Design Policy section of this website. 

Why wouldn’t you?

Graphic of a purple house shape with green outline for a window and a door.The catch cry “Why wouldn’t you? is the three word tag used in promotional material to promote universal design in housing. A builder, and a building designer are calling their collaboration Project Silver. 

The six minute video (below) puts the case very well. It includes contributions from different people, including the mayor of the Sunshine Coast. It’s worth a watch. Another builder in Townsville is telling the same story. 

Editor’s comment: The builder claims Silver Level costs an additional $3000 to potentially save $60,000. Possibly it is another way to sell an “extra” and therefore the customer pays over and above the actual cost of the features.

 

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