A 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. 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.
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 policyspace.
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.
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
Toilets 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”.
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.
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.
Contrast between floor and benches
Timber finish contrast with kitchen bench
Vanity bench has easy access
Level access alfresco – less trip hazards for all ages
Lever handles good for poor dexterity and when hands are full
Shower recess with half screen which can be removed later if necessary
Spacious bathroom and wide doors througout.
Level access to the outdoors for seamless transitions
Larger rocker switches easy to use with fingers, wrist or elbow.
Raised washer and dryer good for all backs
Circulation space and bench height oven
Handrails on both sides for safety and no see-through risers to cause visual distortion
Level threshold gives access for all occupants, visitors, paramedics, and furniture deliverers
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.
Lighting 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 building ministers from each state and territory are a group of politicians who decide what goes into the National Construction Code. Their decisions are by majority rule. In April 2021 it was decided to adopt features similar to “silver level” in all new housing. However, there was one major dissenter – New South Wales said ‘no’. The Silver level refers to that in the Livable Housing Design Guidelines.Victoria, Tasmania, Queensland, ACT and Northern Territory will be adopting the features in their jurisdiction. South Australia and Western Australia say they need a bit more time. That leaves NSW. The features will be in the 2022 edition of the NCC ready for implementation in 2023. However, it is up to each state to enforce it.
Why is NSW saying ‘no’?
One thing the construction industry wants and needs is consistency across jurisdictions. The NSW decision goes against this. Many of the larger developers are already incorporatingsome of the silver features, and even some gold, in their newer designs. The decision by NSW does not support this. The NSW Housing Strategy 2041 specifically supports universal design in housing. The NSW decision contradicts this. It makes no sense. So what is, or who is, the stumbling block?In the response to advocates, Kevin Anderson’s office advised, in a nutshell, that they are already doing enough. However, when questioned for evidenceof this, it was not forthcoming. Without such evidence NSW cannot claim they are “already doing it”.
Livable Housing Design: a DCP approach
How many local governments in New South Wales have Livable Housing Design Guidelines in their Development Control Plans (DCP)? And what mechanisms do developers use to find this information? With different terms being used for the same thing, how do developers navigate this environment? This is what Masters student Matthew Gee Kwun Chan wanted to find out.
Chan’s literature review is broad ranging covering the complexities of housing regulation both voluntary and mandated. That’s before acknowledging the many stakeholders in the housing supply system.
The recent change to the National Construction Code (NCC) to mandate LHDG “silver” level is discussed in the context of the refusal by New South Wales to adopt this change.
NSW Government claims increased cost as the reason for not adopting the changes. This claim is challenged by economists, activists and consumers. NSW Government responses indicate that they still view the LHDG as “disability housing” not a mainstream issue. Consequently they claim there are sufficient properties available in the market and in social housing to meet current and future demand.
Local government and DCPs
Councils create DCPs to provide detailed information for implementing Environmental Planning Instruments (EPI). Some councils can seek higher accessibility standards beyond the statutory minimum. However, Chan found that councils “fail to adopt LHDG in their DCPs despite making the argument for such in other council documents”. He provides an analysis of 24 selected councils to compare their development and planning documents.
Chan claims that conflicting terminology is not the issue here. Rather, it is the amount of information, or lack thereof, about LHDG in the DCPs and where to find out more. So, the barriers to implementation are not helped when professionals lack understanding of the requirements. This is exacerbated by minor conflicts between DCPs, LHDG and Australian Standards.
The regular reference to the Adaptable Housing Standard of 1995 is also unhelpful.Document analysis reveals that each Council has its own interpretation of the LHDG and how it relates to other instruments. In some cases the references are outdated. Reference to the public domain access standard (AS1428) further complicates matters.
Out of the 24 LGAs with DCPs enacting LHDG, 2 present the silver level without the hobless shower, and 2 without a stairway handrail.
Chan found that on one hand councils wanted more accessible inclusive environments, including housing, but they also wanted group homes, seniors housing and boarding houses. Some councils only encourage dwellings to LHDG while others require additional features as in the Gold and Platinum levels.
Case study
Four Sydney suburban development sites were studied: Berowra Heights, Darlinghurst, Miranda and Roseville. The analysis is necessarily technical and detailed and shows how many regulatory instruments planners and designer need to heed. The need to have an accredited assessor for some dwellings adds another step in the approval process.
There is an argument here for rationalising these instruments, particularly those relating to the design of dwellings.In the final part of the thesis, Chan challenges the NSW Government’s refusal to adopt the design features in the 2022 NCC. His rationale is that individual councils are trying to solve the problems themselves and refusal to adopt the NCC changes works against them. This is what has brought about differing provisions using different instruments across the system. And it won’t get better without adopting the silver level in the NCC.
The complexity of applying LHDG in DCPs could be solved by adopting the changes to the NCC. This would clear up most of the complexities, create a level playing field and give certainty to developers.
Conclusions and recommendations
The thesis concludes with many recommendations. Some are related to revision of standards and related instruments. One of the recommendations for councils is to include the LHDG in their DCPs for all housing. The recommendations for the NSW Government appear to be “workarounds” on the basis of not adopting the NCC changes.The title of the thesis is, To Promote or to Limit Livable Housing Design Guidelines within Development Control Plans is the question for governments and built environmental professionals. It is available for download in Word, or download as a PDF.There is also a spreadsheet of all the councils showing those with and without DCPs requiring dwellings to LHDG.
We ain’t getting any younger
Why are we still building homes as if we never going to grow old? This question and others are the subject of a Building Connection magazine article about the purpose of Livable Housing Australia and their design guidelines. These guidelines, devised by industry and other stakeholders, clearly state that universal design features are easily included in regular housing and don’t need to be considered “special” just because they suit people who are older or have a disability. That’s because the features are convenient and easy to use for everyone. But why hasn’t the idea caught on in mainstream housing?
More than half Australian households would benefit from these features. That’s because If you add together the number of older people, people with disability and those with a chronic health conditions, it comes to more than 60%. The title of the magazine article on page 42 is, We ain’t getting any younger.
Housing policy people think you can’t have universal design and affordability in housing. However, the opposite is likely to be true. The national Building Ministers’ Meeting in April this year agreed to include Livable Housing Silver level in all new housing. But not all states agreed to call it up in their jurisdiction.
Victoria, Queensland, ACT, Tasmania and NT are right behind the changes to the National Construction Code, but NSW is not. Indeed, they informed advocates by letter that they have no intention of including silver level in NSW legislation. Their reasoning is that they believe they are doing enough already. By this, they mention some policies asking for a proportion of accessible dwellings in apartments. However, there is no evidence they are actually built, and if they were, there is no way of knowing where they are.
Kay Saville-Smith
The other reason for not changing the NSW code is that the politicians believe it costs too much. Accessible housing continues to be perceived as a niche area. A few good points were made by Kay Saville-Smithat a roundtable after the 2014 Australian Universal Design Conference. Sadly, we are still no further forward and her words hold true today.
Universal design is affordable design
Here are Kay Saville-Smith’s five key points about universal design in housing and affordability:
“The usual argument is that universal design is consistently unaffordable (by which they mean more costly) than poor design because of the difficulties of retrofitting the existing environment and lack of economies of scale. But the reasons why universal design is seen as costly can add cost. Five points are interesting:
Most products are not designed but driven off existing tools, processes and organisational structures. To change these does require some investment (hump costs) but these are one off and should not be seen as an ongoing cost. Indeed, those changes can bring reduced costs in the long term through increased productivity etc.
The costs of poor design are externalised onto households, other sectors or hidden unmet need.
Comes out of an advocacy approach that pitches the needs of one group against another and treats universal design as special design etc.
Win-win solutions need to be built with the industry participants that are hungry for share not dominant players who have incentives to retain the status quo.
Universal design is different from design which is fashion based. The trick is to make universal design fashionable so no one would be seen dead without it.”
Her keynote presentationprovides more information about affordability and why it is so hard to get traction with universal design in housing.
For more history on the Building Ministers’ Meeting and decisions to include Livable Housing Silver level in the NCC, go to the housing design policysection.
Everyone’s a winner in the upcoming amendments to the National Construction Code (NCC). These changes represent meaningful social change for Australia. They herald a new era in home design which is good for business as well as occupants. At last there is recognition that building design has a significant impact on the way we live our lives. So why has it taken so long for these amendments to happen?
Housing sits in a complex web of regulations, financing, planning and market forces. The housing production system involves many stakeholders, all independent actors, but dependent on each other to maintain a level playing field. To complicate matters further, politicians decide amendments to the NCC. Consequently, the political dimension cannot be ignored. This is discussed further in the Sourceable article, A New Era in Home Design.
But these changes will be good for business. With basic access features in place, modifications and renovations will become easier. Homeowners will be more willing to have modifications because it will minimise major works. Previous concerns over the value of their home will be reduced too. Smaller builders should get ready for this market.
However, the amendments to the NCC are not yet mandated. That should happen in September 2022, and there is some concern that industry will argue that this is too soon.
There’s more work to do
Image courtesy Taylor’d Distinction
In April 2021 state and territory Building Ministers agreed to include basic access features in new homes. But the Devil is in the detail. Before the changes to the NCC are mandated, a draft standard based on technical detail must be agreed. Consultation on the draft standard is currently open for comment. Anyone can comment on the draft standard. The consultation period is open until 8 July 2021.
To make it easier, ANUHD has shared a rough draft to help others with their comments and submissions.
New home with 12 unfinished steps abutting the boundary.
The ATSA Independent Living Expo was held alongside the UD2021 Conference in Melbourne. I used this opportunity to discuss the upcoming construction code changes and home modifications.My presentation explained the history behind the changes and what it means for the future.
State and territory Building Ministers agreed in April 2021 to amend the National Construction Codeto include basic access features in new homes. This is meaningful social change for Australia, and time to re-think regular practice.
The supply of home care packages will increase and established homes will need modifications. Currently the government subsidises home modifications for this group, but modifications are not the same as renovations.
Modifications vs Renovations
Occupational therapists assess clients and decide on functional modifications as part of a home care package. They are often done in haste and have little aesthetic value due to funding constraints. Clients often refuse these modifications because of poor aesthetics and concern about devaluing their home. On the other hand, renovations usually have a designer involved. Recent research by Monash University commissioned by the Human Rights Commission, indicates that design-led modifications will gradually increase.
With basic access features already in place, modifications and renovations will become easier. Homeowners will be more willing to have modifications because it will minimise major works, and concern over the value of the home will be reduced. The NCC changes provide an opportunity for smaller builders to capitalise on this market. The Building Designers Association Australia is already on board, and has training courses to bring designers up to speed.
The picture above shows a very poorly sited home where the distance from the front porch to the property boundary was not quite sufficient to put 12 or more steps.
Universal design and existing homes
Modifications are different to renovations and they are not usually chosen willingly. Modifications are often work-arounds – a ramp here, a grabrail there and a rubber wedge for good luck. These tacked-on fittings fail to add value to a home and that’s why they are removed after they are needed. So we need universal design in existing homes when thinking about modifications.
DIY (Do It Yourself) is a popular activity for home-owners especially with places like Bunnings that have everything you could possibly need. But what renovations should people think about for their later years? UNSW has devised a free Appto answer that question.
Builders and building supply businesses should also find this app very useful. The App shows how to select products and how to install them in an easy step-by-step way that allows homeowners to choose the cheapest options that suit them best.
The authors claim that even if the costs are large, they are one time costs. Whereas costs for home services will continue. This article by Slaug, Chiatti, Oswald, Kaspar and Schmidt was originally downloaded from ResearchGate.
The personal value of home modifications is measured in quality of life and health outcomes. Research by Phillippa Carnemolla found that home modifications reduced care hours substantially.
Costs? or Savings?
Lesley Curtis and Jennifer Beecham claim that the expertise of occupational therapists can help save money in health budgets as well as improve the lives of people needing assistance at home. Their article is about home modifications and identifying the hidden savings in providing home adaptations. They argue that significant savings can be made if you tally all aspects into the calculations. The article is available from Sage Publications. You will need institutional access for a free read. The title is, “A survey of local authorities and Home Improvement Agencies: Identifying the hidden costs of providing a home adaptations service”. Or try ResearchGate and ask for a copy.
There is much to think about when designing and fitting stairs in a home, whether a new home or a renovation. Denver architect Doug Walters has 12 tips for safer stairways in his web article, “Beautiful Hazard”. Home stairway design should be both good looking and safe. The article uses photos to illustrate points.
There is a link to some elegant solutions. I note that nothing is said about extending the handrail to the final tread in some examples.
An article on stairway design using architecture magazine pictures, researchers found the lack of handrails occurred most often. The article includes several photographs and a list of the missing safety features. Available on ReseachGate.
The Australian Human Rights Commission produced a document in 2008, “The Good, The Bad and the Ugly”, and it focuses on stairways and the placement of tactiles, handrails, and contrasting nosings – a good reference guide on what not to do.
Your Home is in its 6th edition (2022) published by the Australian Government. It has a section on the livable and adaptable house. This guide is especially helpful for home renovations and modifications as well as new builds.
The old Adaptable Housing Standard (AS4299) continues to be referenced alongside the Livable Housing Design Guidelines. The Adaptable Standard has elements similar to the Gold standard in the Livable Housing guide. However, some elements and design ideas in AS4299 are outdated or costly in this 1995 standard.
The web version is easy to navigate and covers every aspect of design including adaptation to climate change. It can also be purchased in hard copy.
There are many detailed diagrams to help explain design features and floor plans. The chapter makes distinctions between liveable and adaptable designs. Drawings and floor plans provide sufficient information for designers, renovators and homeowners alike.
From the introduction:
Many of the homes we build today will still be in use in 50 or even 100 years. Ensuring our homes are both liveable and adaptable is a key challenge for all communities.
Liveability means ensuring our homes are comfortable, healthy, efficient and connected to the community. But it also means the home is functional, safe, secure and attractive for current and future occupants.
Adaptability means that our homes can cope with changes to our households and to the climate. Making homes that are flexible, adaptable, and resilient helps us to respond to both predicted and unexpected change. It also means that we limit our environmental footprint to ensure that our communities remain sustainable.
CUDA’s Livable Housing Design Course
Get up to speed with this online course which is provided on licence from the Australian Building Codes Board and endorsed by the Building Designers Association of Australia. It covers everything from different ways to achieve a level entry, bathrooms and toilets, to doors and corridors.
A 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.
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:
Toilets are not the same the world over, but they all need to be accessible as Alaa Bashti points out in her conference poster presentation: 
Lighting 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.
Housing policy people think you can’t have universal design and affordability in housing. However, the opposite is likely to be true. The national Building Ministers’ Meeting in April this year agreed to include Livable Housing Silver level in all new housing. But not all states agreed to call it up in their jurisdiction. 
DIY (Do It Yourself) is a popular activity for home-owners especially with places like Bunnings that have everything you could possibly need. But what renovations should people think about for their later years? 
The need for all new homes to have basic universal design features will continue to increase as the population ages. Evaluating the costs and gains of modifying homes is the subject of an article from Europe, 
Lesley Curtis and Jennifer Beecham claim that the expertise of occupational therapists can help save money in health budgets as well as improve the lives of people needing assistance at home. Their article is about home modifications and identifying the hidden savings in providing home adaptations. They argue that significant savings can be made if you tally all aspects into the calculations. The 
There is much to think about when designing and fitting stairs in a home, whether a new home or a renovation. Denver architect Doug Walters has 
Get up to speed with this