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. However they have delayed adoption due to industry lobbying. 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.

 

OECD housing report: A crisis on the horizon

Brightly coloured graphic of little houses clustered togetherA new OECD working paper says there is a housing crisis on the horizon for people with disability and older people. Most jurisdictions in Australia are signing up to some basic universal design features in all new homes. But will it be enough?  In the UK, their home access regulations are being reviewed because they don’t go far enough. So partial access solutions are no solution, but for policy-makers it looks like they are doing something. 

Front cover of the OECD working paper on the housing crisis on the horizon.The OECD working paper says there is talk about housing for people with disability, but no real action. The shortage of suitable accessible housing is still lacking. And it will get worse. By 2050 more than one quarter of the population will be over 65 years – it’s 18% now. Major modifications will be needed if people are to age in place. 

Social housing is a help provided it is accessible, but it is not the best option for everyone or every family. Grants and loans for home modifications can help too. People with complex needs might need specialised accommodation. Briefly, the working paper suggests the following policy actions:

    • Finding out what people with disability need from their housing and what supports are available. An evidence base is important.
    • Developing tools to match available stock with people needing it.
    • Strengthening access standards for new residential construction.
    • Providing financial incentives such as loans and income-tested grants for upgrading existing stock. 
    • Ensuring people with disability benefit from increased accessible, affordable and social housing. 

The document concludes with ways that governments can improve housing support for people with disability. It also has examples from different countries. The title of the report is, A crisis on the horizon: Ensuring affordable, accessible housing for people with disabilitiesThe writing style makes this type of document relatively easy to read. 

Abstract

This paper discusses housing challenges facing people with disabilities in OECD and EU countries, and policy supports to make housing more affordable, accessible and adapted to their needs. It focuses on the adult population with disabilities living outside institutions, drawing on data from the European Union Survey of Income and Living Conditions (EU-SILC), household surveys, national population census and disability surveys, and country responses to the 2021 OECD Questionnaire on Affordable and Social Housing. The paper summarises housing outcomes; discusses policy supports to ensure that people with disabilities can be safely, affordably and independently housed; and outlines actions for policy makers.

A good reference document for people working in the housing policy space. 

 

Toilet design for Western and Muslim cultures

A Western style toilet with a shattaf installed.
Western toilet with shattaf

Western toilets are designed for sitting. But this is not the preference for all cultures. Squat toilets are widely used in Asia and are considered better for a healthy bowel system. However, they are not great for Westerners and people with physical disability. Water for cleansing is rarely used in Western countries, but it’s considered more hygienic than paper. So, can universal design solve the differences in toilet design for Western and Muslim cultures? 

Zul Othmann wanted to find a toilet design solution workable for both cultures. The first step was to recruit Muslim families that had adapted their home toilet. Seven families participated as case studies. The experiences ranged from happily using a Western style toilet, to making adaptations to an existing toilet. In some cases both water and paper are used. Some families have adjusted to Western toilets, but visits by family members and friends also need to be considered. 

Design recommendations

The article discusses the family experiences and concludes with some recommendations for designers. Products such as bidets and shattafs are available in Australia, but their installation needs some preparation. 

Toilet converters or squat/step stool for Western sitting toilets need stronger toilet seats for safety. Wall mounted toilets might need additional supports to take the additional weight.

Careful consideration for drainage systems is the main concern. A stand-alone toilet closet in a typical Australian home does not have a floor trap. So finding ways to keep the floor dry when using the shattaf is essential. The paper needs protection from the water if using the toilet in both modes.

Othmann closes the article with comments about vaastu shastra and feng shui. Some designs need to be reversed or mirrored because both teachings originate in the Northern Hemisphere.

The title of the article is, Towards more culturally inclusive domestic toilet facilities in Australia. It provides yet another aspect of inclusion and universal design and the family experiences make interesting reading. Photographs and diagrams highlight key points. 

See also the work of Katherine Webber and her study of toilets around the world. It has more background about the differences in toilet habits. 

Toilets and tourism

Logo for Universal Design ConferenceToilets are not the same the world over, but they all need to be accessible  as Alaa Bashti points out in her conference poster presentation: “Accessible public toilets and restrooms from an Islamic perspective”.

Alaa Bashti poster presentation PDF

From the abstract:  

The tourism industry has become the most successful service sector, one of its leading job-creators and foreign exchange-earners. Behind this success lies a fascinating understanding of people needs taking into consideration the variety of people abilities and religions. One such group of people who have special requirements when it comes to using restrooms are Muslims, who make up 1.5 billion, or one quarter, of the world’s population.

In Malaysia and most Islamic countries, it is important to understand the ‘Islamic toilet manner’ as it can have direct implications for the design and planning of toilet facilities as Islam advocates for matters of cleanliness. Among the most crucial problems to be solved is whether one is sure to find a toilet one can comfortably use outside of home. 

This paper highlights what might be ideal standards for toilet provision, toilet design according to the Islamic principles and emphasising the importance of public toilets in creating accessible cities for everyone. In designing a public toilet, some elements should be stressed particularly on the understanding of users’ needs.

There is a need for a universal design of a public toilet that is always clean, comfortable and safe as well as relaxing. The Department of Standard Malaysia (SIRIM) has initiated the publication of Malaysian Standards as guidelines for designers; architects, city planners, landscape architects, interior designers, and others who are involved in the construction of the built environment with universal design. Four standards on public toilets are to be developed.

 

What an accessible home looks like

Good examples of universal design are difficult to find. Because universal design is invisible until pointed out, home viewers might not spot it either. Thanks to Taylor’d Distinction Building Design, here are some pictures to show what an accessible home looks like.

Looking forward to the day when there is no need to have a separate section for “accessible housing”. It should be considered mainstream. After all, how many of us can invite a wheelchair basketballer into our home? See more posts on the quest for mainstream universally designed housing

Basic access features are now in the 2022 National Construction Code. However, we are still waiting for states and territories to adopt the Livable Housing Standard. Queensland will lead off in October 2023. 

Kitchen with white benches contrasting with the light brown floor.

Contrast between floor and benches

Kitchen island bench with timber finish giving colour contrast.
Timber finish contrast with kitchen bench

Bathroom design with dark tiles and floor and white bath and vanity bench.
Vanity bench has easy access

A white Labrador dog lays at the opening to the level access alfresco.
Level access alfresco – less trip hazards for all ages

A stainless steel level handle.
Lever handles good for poor dexterity and when hands are full

Shower recess with half screen and hand held shower.
Shower recess with half screen which can be removed later if necessary

View into the bathroom through a wide door.
Spacious bathroom and wide doors througout.

Level access to the outdoors.
Level access to the outdoors for seamless transitions

Light switches with large rockers.
Larger rocker switches easy to use with fingers, wrist or elbow.

Laundry with white fittings. Washer and Dryer raised up.
Raised washer and dryer good for all backs

A view of the kitchen showing the bench height over and access to another room.Circulation space and bench height oven

Timber staircase with handrails both sides.
Handrails on both sides for safety and no see-through risers to cause visual distortion

A person with a four-wheeled walker rolls over the level threshold.
Level threshold gives access for all occupants, visitors, paramedics, and furniture deliverers

 

Universal design in the kitchen

Picture shows a kitchen in timber tones. There is an island bench with an induction cooktop. Drawers replace cupboards. Universal design in the kitchen.
Universal design in the kitchen

The Center for Real Life Design at Virginia Tech renovated two kitchens to incorporate many universal design features. One was designed for a multi-generational family, including an older grandparent and a child with autism spectrum disorder. The other was planned as a multifamily kitchen. These examples show how to do universal design in the kitchen.

The Center’s webpage has an article that explains the design features, and several pictures illustrate the outcomes. The first part of the article is about the Centre, and the second part has detailed explanations.

Julia Beamish also published an academic article on this project that can be accessed from Ingenta Connect: Real Life Design: A Case Study in Universal Design. You can also access on ResearchGate and ask for a copy.

A related article by Sandra Hartje, also available through Ingenta Connect, is Universal Design Improves the Quality of Life for Individuals, Families and Communities. It’s about why it is important for families and communities to design universally rather than how to design.  

Kitchen lighting

A modern kitchen with a bowl of fruit in the foreground and a stove and microwave in the backgroundLighting is of particular importance to anyone with low vision. And people who wear glasses also need good light to see what they are doing. And more light isn’t always better if it produces glare.

Doug Walter writes in ProRemodeller magazine about research in kitchen lighting. He says, “Most kitchens are woefully underlit. Lighting is often an afterthought, yet even when it’s carefully planned, designers and lighting experts often don’t agree on which lamps work best in particular fixtures and where those fixtures should be located.”

In the absence of any standards, the kitchen designer or the homeowner to have to work it out for themselves. The article offers practical and technical advice about lighting the kitchen. 

The title of the article is Recessed Kitchen Lighting Reconsidered. Doug Walter also wrote The Right Way to Light a Kitchen

 

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