Category: Housing design guidelines

Apartment Design Guides: Victoria, NSW & SA

Front cover of standard with internal view of an apartment.Here are three apartment design guides: Victoria, New South Wales and South Australia. 

Reference to accessibility is the last item in the list of design considerations in the 2021 better apartment standards from Victoria. However, it is a good reference with technical advice. 

    • A clear door opening of at least 850mm at the entrance and main bedroom
    • A clear path of 1200mm between entrance and main bedroom, bathroom and living area
    • A main bedroom with access to an accessible bathroom
    • At least one accessible or adaptable bathroom

New South Wales

front cover of the apartment design guide.The NSW Department of Planning Apartment Design Guide includes a small section on universal design (P 118). In the design guidance section, it refers to the Livable Housing Design Guidelines (Silver Level, equivalent to visitability).  However, it suggests a proportional number (20%), which means universal design is not universally applied. Consequently, this becomes specialised housing rather than mainstream housing. The old Adaptable Housing Standard (AS4299) is also referenced. The new apartment guide replaces the NSW Residential Flat Design Code. The guide was published in 2015.

South Australia

Photo used for front cover of guide. It shows an outdoor area similar to a veranda.The Housing for Life: Designed for Living guide was developed for the South Australian Government. Population ageing and ageing well polices underpin the report and guide. The features and factors that older people identified as important are documented as well as industry perspectives. It also outlines the economic arguments for considering the housing needs of older people. Examples of floor plans are included in the 2019 report which is 16 pages in PDF.

The West Australian Guide to Liveable Homes is no longer available. However, it was basically promoting the same design features as the Livable Housing Design Guidelines that were agreed by COAG and the housing and construction industry in 2010.

Note: In October 2022, the National Construction Code will make Silver level mandatory in all new dwellings. However, as at August 2022 NSW has not agreed to adopt the nationally agreed standard. The government claims it is doing sufficient housing for ‘those who need it’.  Queensland adopted the new standard in October 2023, ACT in January 2024 and Victoria in May 2024.

Specifications for universal design

new home construction site with timber on the ground.Universal design is a thinking process that aims for the most inclusive design solutions possible – designing universally. It is a process that improves through iteration. This means that you can’t specify a standard, which is for one point in time, because it stops the process of continuous improvement. But we don’t live in a perfect world and some people just want to know they got it right. That means they want a standard. 

NATSPEC is an non-profit organisation with the aim of improved construction and productivity in the built environment. The information is free but you might need to login to get access. 

The NATSPEC website has a long list of technical notes, which cover many construction elements. New to the list are:

These technical notes are just two pages long. They are good for quick reference and for anyone new to universal design concepts. The Accessible Housing guidance refers to the Adaptable Housing Standard (AS4299), Livable Housing Design Guidelines, and the Access to Premises Standard. It was written prior to the adoption of the Livable Housing Design Standard and updated in 2022. Related standards are also referenced.

More than one solution is sometimes required when designing for inclusion. So a “one-size-fits-all” approach can be counterproductive. It also means doing the best you can with what you have at the time with a view to improving with the next iteration. 

 

Whole Building Design Guide

wheel diagram showing all the elements of whole building design.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. 

 

Enabling environments for dementia

A older man and woman are smiling at each other. The man is handing the woman a yellow tulip. Creating 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. 

 

Ageing in the right place

Front cover showing the four steps for ageing in the right place
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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

Bathroom in an old house has been stripped and bare walls and old tiles remainThe 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

Front cover of the Ageing in Place 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

Front cover of the reportThe 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 view from the kitchen to the alfresco showing an adjustable bench top acting as a table.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.

Accessible home design

Front cover of the UD for houses guideline.Lifemark and BRANZ, the building research organisation in New Zealand, have produced a guideline titled Universal Design for Houses. The drawings and design ideas are based on accessible home design for wheelchair users. This is useful for understanding circulation space that’s good for wheelchair users and also good for everyone. However, not everything good for wheelchair users is good for everyone – so not exactly universal design.

The guide is concise and has lots of graphs to illustrate design ideas. Topics include what’s legally required, getting in and out of the home, wet areas, kitchens, hardware and lifts in dwellings. 

For more universal application in all homes, see the Livable Housing Design Guidelines. 

Editor’s comment: Translating the term universal design into designs for wheelchair users is a common error. But if you need to design for a generic wheelchair user, this is a good guide. 

Be safe at home

carpeted stairway in a homeSafety, slips, trips and falls are the topic of a Lifemark article, Better Design, Safer Homes,. It points out how many people fall and injure themselves at home. They also cut and burn themselves badly enough to need hospital treatment. How could such injuries be avoided so that people are sate at home? The article on has tips for stairs, bathrooms, kitchens, and entrances.

The article concludes, “A safer home benefits all occupants (and visitors), not just older people. Children, in particular will benefit from a design that recognises and addresses risk areas and by doing so creates a more liveable space for everyone”. Lifemark is based in New Zealand.

Step this way with no step

A grey tiled porch leads seamlessly into the home without any change in level.There’s lots of myths and worries about universal design features in homes. The no-step entrance is one of them. A covered entrance, which is great in itself, will keep away the rain and it’s also shade in the summer. A slight grade away from the entrance should deal with the rest. In fact, that is also good for all homes. And it’s easy to do when the home is first built. But people ask why have a no-step entrance when you don’t need it?

It’s based on the assumption that only wheelchair users need it. Think again. A new home means furniture deliveries. Perhaps a new baby on the way – yes, that’s the stroller or pram. Coming home with bags of shopping or a shopping trolley. And let’s not forget the teenager with a broken leg, or grandma who uses a wheelie walker. A no-step entry means everyone can visit and take part in family life. So it’s not just about now – it’s also about the future.

When it comes to cost, if it did cost a bit extra, how much would it be worth to you? The value of not going to institutional care sooner than you need to? The value of having a close family member come to your Christmas dinner? And what about the costly modifications you might need down the track. 

The Universal Design Project based in UK has a podcast and transcript that discusses this subject in more detail with a case study. 

Level entry to the alfresco area of a home showing tables and chairs on the tiled alfresco floor.

It’s also good to consider access to the patio or alfresco so that everyone can enjoy the family gathering. 

The 2022 edition of the National Construction Code now has the Livable Housing Design Standard which will be mandatory in October 2023.

 

Co-design with older adults

A creative workshop scene. A woman is holding a pair of scissors, another is holding a pen over paper. Co-design with older adults.Finding out what older adults might want and need in their daily living experiences takes more than just asking them, especially if they have a cognitive impairment. Using creative methods, such as drawing and creating models, older people can express their needs in a tactile format. This also creates rapport with designers who can then devise better mobility, dining and leisure activities. This method is enjoyable for all participants.

The title of the article is, Participatory Design with Older Adults: Exploring the Latent Needs of Young-Old and Middle-Old in Daily Living Using a Universal Design Approach. You will need institutional access for a free read from SpringerLink.

Or ask for a free read through ResearchGate.

From the abstract:

This paper discusses co-design experiences with various stakeholders to explore latent needs of older persons in their daily living using a universal design approach. Through iterative use of creative methods, freehand sketching and physical models, older adults express their needs in a more accurate, tactile format.

Findings reveal that commonality of interest among older persons are important in building rapport among other participants. It also helps designers develop designs related to health care, mobility, dining and leisure activities.

Older adults and co-design

Close up of an older man and woman with their heads together dancing. He is wearing a hat and cravat, and she is wearing a red flower in her hair. They look loving.Older adults want the same designs as anyone else. Too often older people are gathered together under the umbrella of “the elderly”. This term assumes everyone is the same. It’s applied to people as young as 60 or 65 and every age after that. We can debate the terms but in the end, we are talking about people and design.

An article in Design Week challenges assumptions about older people and design. It reports on a study involving older people in design projects. They found older people “want what we want”. The ‘we’ in this context is young designers.

A key point is that people can live independently for longer if things are designed around their needs. In the end, age isn’t relevant. But designing inclusively is. That’s why devices designed specifically for older people are bought but often abandoned. 

The title of the article is, Why age is often the “least relevant thing” when co-designing with the elderly.  It’s an easy read magazine article with good points for designers. 

Maximise inclusion for ageing in place

A row of red brick terraced houses where people will age in place.
An image from the report

What does ‘ageing in place’ actually mean? For some it means staying put in the family home in their later years. For others it means staying in the same community. 

Researchers at the University of Manchester developed a ‘village’ model of support based on those in the US. The residents came together to identify the services that they need and how they could be better managed. Storytelling was an integral part of the data collection. Ideas were generated for supporting ageing in place at a local level. 

Front cover of the report on ageing in place.
Front cover of the report

The report recounts the difficulties recruiting volunteers and participants as well as overcoming distrust of decision-makers. Access to formal and informal meeting places was also an issue.

Recommendations include building social infrastructure and strengthening organisations led by older people. The title of the report is, Community interventions to promote ‘ageing in place‘. This is a large file. 

Co-designing with people living with dementia

A diagnosis of dementia used to mean staying home and being cared for. Those who work in the area of dementia are doing their best to change this view. But is the design community prepared to embrace people living with dementia? Paul Rogers reports in Co-designing with people living with dementia disruptive design interventions to break the cycle of well-formed mindsets. The co-design method has provided ways for people with dementia to continue contributing to society and have fulfilling lives.

The co-design project was to create a new tartan design. Each person with dementia directed the researcher to co-create their digital design one colour at a time.

A tartan from the research paper with orange and green colouring. Co-designing with people with dementia.

The Disrupting Dementia tartan project shows how co-design methods and tools can enable people living with dementia to make a significant contribution to society after diagnosis. Although dementia changes some aspects of a person, it does not affect their sense of self. Projects such as these not only inform designers, they also give a sense of inclusion and belonging to people with dementia.

From the abstract

This paper illustrates methods for co-designing with people living with dementia in developing a mass-produced product. The research was carried out in collaboration with Alzheimer Scotland using a range of disruptive design interventions. The aim was to break the cycle of we-formed opinions, mindsets, and ways-of-doing that remain unchallenged. The research has resulted in co-designed interventions to help change the perception of dementia.

People living with dementia can offer much to UK society after diagnosis. Co-designed activities and interventions help reconnect people recently diagnosed with dementia to help build their self-esteem, identity and dignity. Co-design processes help keep people with dementia connected to their community, thus delaying the need for formal support,

We worked collaboratively with over 130 people with dementia across Scotland in the co-design and development of a new tartan. The paper concludes with recommendations for researchers when co-designing with people living with dementia.

Altering design mindsets

Breaking Well-Formed Opinions and Mindsets by Designing with People Living with Dementia is a similar paper. You will need institutional access for a free read, or access via ResearchGate.

The paper reports on three design interventions using co-design activities with people diagnosed with dementia. The interventions offer innovations for co-designing with this group.

To move or not to move?

We expect to grow old, but because we don’t aspire to grow old, we rarely plan for it. “I’ll worry about it when the time comes” is a usual response. A report from AHURI looks at the housing situation for older Australians and some previous research is confirmed.

Front cover of the AHURI report on older Australians and the housing aspirations gap.

Most respondents felt their current home would suit them as they grow older, but they are not planning ahead. If they are, they lack information on how to go about it, what to look for, and what their options are other than age-segregated housing.

A significant proportion of respondents hadn’t thought about planning ahead for their living arrangements. This is one reason why we need the Livable Housing Design Standard adopted in all states and territories. It is in the 2022 edition of the National Construction Code and there is a handbook for designers. 

Title of the report is, Older Australians and the housing aspirations gap. There’s a full report and an executive summary.

But do all older people want to stay put?

Apartment block with blue windows and balconies with plants and washing drying.

It is often said that older people want to stay put, but this may not be the case for everyone. A study from Berlin, Germany looked at this issue in depth. While some of the findings might be specific to Berlin, the article raises interesting questions.

The researchers found that social class, gender, age and migrant history were not necessarily measures of movement behaviour. The top three reasons that emerged were: to have a smaller apartment, an obstacle-free apartment, and to have to a cheaper apartment. 

The title of the article is, Why Do(n’t) People Move When They Get Older? Estimating the Willingness to Relocate in Diverse Ageing Cities. This is an open access article in Urban Planning journal. The results indicate decisions to move are multifaceted. Older adults are not an homogeneous group with the same needs. As with other studies, older people want the same things as younger people. 

Remembering to be dementia-friendly

A yellow notepad with the word Remember. Dementia friendly resources. Here are some good resources for considering people with dementia in designs. The topic of dementia can also include people with acquired brain injury and other cognitive conditions at any age. They’ve been collected from this website for ready reference. Too many good publications are soon forgotten after their launch.

Dementia Friendly Assessment Tool – a community assessment tool.

Dementia Friendly Home Design – this one from Centre for Excellence in Universal Design in Ireland – very well researched.

Age and Dementia Streetscapes Toolkit – based on participatory action research.

Dementia friendly hospitals from a universal design approach – another from Centre for Excellence in Universal Design in Ireland.

On being outdoors: How people with dementia experience and deal with vulnerabilities – a participatory research method using ‘go-along-walking’.

Designing Homes with Dementia in Mind – research from Aalborg University.

Doors Opening, Doors Closing

A chrome lever door handle with the door ajar. The door is timberRichard Duncan takes a look at doors and entrances to homes to show the various ways in which universal design thinking can make doorways more convenient for everyone. The article covers every aspect of doors in detail and has several pictures that illustrate how thoughtful door design and door handles can make a world of difference for all members of the family and for visitors too. A nice presentation of practical detail for this one home element. There will be some things not everyone will have thought about. Worth a look.