Category: Housing design

Universal Design in Housing: Builders are doing it

A blank checklist with tick boxes yet to be filled in. Builders are doing it - doing some of the features.Builders are beginning to incorporate some basic universal design features in new home designs. An audit of 10 of the largest home builders in Australia revealed some interesting results. But it is still a hit and miss affair – the features are not consistently applied. So builders are doing it – just some of it and so it is not yet universal design in housing. 

The Summer Foundation and University of Melbourne carried out the research. Their preliminary findings show that many of the new homes meet several criteria of the Livable Housing Design Guidelines. That means it can’t be too hard or too costly as the housing industry claims. However, these features are probably by default rather than design.

Three key features that would make a home accessible are absent from all designs. These are wider doorways, circulation space in front of the toilet pan, and a shower on the ground level. Those three features are the ones that cost the most to modify later. 

The short report has a chart comparing the accessible features across the 10 builders. The report concludes that housing to suit people with mobility impairments does not compromise the design for others. The title of the report is, Preliminary Findings: Audit of Accessible Features in New Build House Plans.

Housing to 2040: Scotland’s strategy

Front cover Housing to 2040.Scotland has a grand vision for housing. It’s strategy encompasses all the vexed policy issues in one document. The central principle is that housing impacts all other aspects of life. Health, wellbeing, life chances and job prospects are all affected by our housing situation. With this in mind, Scotland’s ambitious strategy sets out a 20 year work program to 2040. 

The policy issues addressed are: homelessness, affordability, security of tenure, affordable warmth, independent living, the housing market, housing standards, and zero emissions. The section on independent living is where the specifics of accessible housing sit. One aim is to change the accessible housing standard to incorporate accessibility into all new homes. But not yet. However, it is a good example of how to draw all the vexed housing issues into one document.

Universal design elements still require good overall planning and design, consideration of climatic conditions, and connected communities. Scotland’s Housing to 2040 weaves them all together. The government website has additional downloads related to the document.

There is a short PDF version incorporating an infographic for those who want a quick overview. However, the page on Principles has little contrast between words and background so it is difficult to read. 

Key sections related to accessibility

“To make sure that we build in accessibility and adaptability to new homes and future proof them, we will introduce new building standards to underpin a Scottish Accessible Homes Standard which all new homes must achieve. This will mainstream a high standard of accessibility, delivering a step change in the availability of housing options for disabled people and enable the delivery of new homes in all sectors which can be readily adapted to meet varying needs. (p56)

“We will build on the review of the Housing for Varying Needs Design Guide and the implementation of all tenure wheelchair accessible housing targets, intending to introduce these new requirements into building standards from 2025/26 alongside the new Housing Standard. (p56)

“Provide help to older and disabled home owners who want to move to a home that better meets their needs. We will work with all those involved in making a house move happen, from the solicitors to removal companies, to develop a scheme that helps with every step of the process. We will also consider with banks the potential for cost effective bridging loan schemes to help people to move over several days and take the pressure off a single-day move. (p57)

Key Action

“Action 20: Ensure that everyone who wants to is enabled to live independently in a home of their own.
• Review Housing for Varying Needs.
• Introduce a new focus on increasing the supply of accessible and adapted homes and improving choice, particularly for younger
disabled people.
• Use NPF4 to help make more accessible homes available by helping to deliver tenure-neutral wheelchair housing targets, supporting sites for self-provided housing and delivering homes in accessible locations.
• Introduce new building standards from 2025/26 to underpin a Scottish Accessible Homes Standard which all new homes must achieve. (p 63)

The timeline shows that the housing standard will be introduced in 2026 and will be fully enforced in 2030. It remains to be seen whether the ideas are implemented or stay as words on a page. Twenty years is a long time. 

Local Government and SDA

Front cover of Whittlesea housing diversity strategy.Specialist Disability Accommodation (SDA) is not just something the NDIS deals with. When it comes to planning and building, local government has to get involved. SDA will not solve all the housing problems for people with disability within a council area. So, the City of Whittlesea is pro-actively tackling this issue. Their approach is outlined in a paper for the upcoming Universal Design Conference.  

As Linda Martin-Chew points out in her paper, many people with disability are not eligible for SDA housing. So Council needed to understand the risks and benefits for residents with disability and the SDA market. As Whittlesea has a strong focus on access and inclusion they decided to take action. 

Linda’s paper, From niche to mainstream: local government and the specialist disability housing sector outlines how Council tackled the issues. This should make for an interesting and informative presentation at the Conference. 

Good Design for Social Housing

Front cover of the social housing brochure. A woman sits on the edge of a raised garden bed.Good design for social housing creates neighbourhoods where people feel they belong. The NSW Government has produced a four page brochure outlining their goals for social housing. Wellbeing, Belonging, Value and Collaboration are keywords. There is no explicit mention of universal design principles in this document, but there is in the one that links with it. This is the one on dwelling requirements for good design in social housing.

The more detailed document of dwelling requirements leads with legislation and codes. It follows with Universal Design Principles. They require all new stock to apply a minimum level of Silver as outlined in the Livable Housing Design Guidelines. Each development may require a percentage of Gold level as well.

The document goes on to provide unit and room dimensions. If the NSW Government can design Silver and even Gold into these relatively small areas then everyone else can too. There’s more detail in this 5 page document that covers siting, gardens, utilities and more. 

The documents are titled, Good Design for Social Housing, and Dwelling Requirements. 

The NSW Government Architect has also introduced a universal design approach into its overarching document, Better Placed. While the term “universal design” is not used explicitly, it is inherent in the way the document is written. 

2023 Update

The 2022 edition of the National Construction Code includes the new Livable Housing Design Standard. The accessible features are based on the Silver Level of the Livable Housing Design Guidelines. There are two handbooks: one for the minimum requirements (silver) and enhanced features (gold). 

As of May 2023 NSW and WA remain uncommitted to adopting the new standard into their building code for mainstream housing.

 

Why do we need UD features in housing?

House half built showing timber framework. We need UD features in housing.To answer the question: because it will benefit all Australians. Universal design features are easy to implement, and largely cost neutral. The two Royal Commissions related to aged care and disability care found that inaccessible housing prevented people from remaining at home and living independently. That’s why we need UD features in housing. However, there are a lot of myths and misconceptions in this space. 

Universal design is about creating resilient, flexible and sustainable housing. These features will increase general amenity and allow people to age in place. For people with a disability, it will allow them to live independently. 

A line of complex manufacturing machinery used to show the complex process and number of stakeholders involved in mass market housing.It has to be regulated across the housing building system so that the process stays efficient. There are too many stakeholders to consider in one-off exceptions. Basic access features are now included in the 2022 edition of the National Construction Code. To date, not all states have adopted these features. 

Jane Bringolf addresses some of the common myths and misunderstandings in her article, Why do we need universal design features in all new housing?  Myths and comments include:

      • only a few people need it
      • I’ll worry about it when the time comes
      • it costs too much
      • it will look like a hospital

Why homebuyers don’t get universal design

A banner advertising home and land packages. It says, "for people who want more".“We will build it if they ask for it” say the builders. But do they want home buyers to ask for it? And would they build it? The new home selling process relies on capturing the client’s personal and emotional commitment to the home before they sign the contract. And how do they do that? By getting them to choose the colours and styles of fixtures and fittings first. Once that happens the client becomes emotionally committed. The sale is made. Too late to consider universal design features – even if customers knew what they were.

This insight comes from an article in Sourceable by Darren Love. The title of the article is, Responsibility before Profit. It critiques the selling methods that builders use in this highly competitive market where cost cutting is part of the process. The article clearly explains why we cannot rely on the mass market housing industry to offer anything more than a choice of colour and upgrades to fixtures and fittings. 

Better Apartment Design Standards

Front cover of standard with internal view of an apartment.The Victorian Government has updated the Better Apartment Design Standards. The aim is to make surrounding neighbourhoods better as well as the dwellings. There is also a section on accessibility at the end. The policy’s main aims are:

      1. More green space
      2. Designing for families
      3. More durable and better quality materials
      4. Attractive and safe street frontages

A buyer and renter guide gives a good overview. The information on accessibility is on the last pages and reflects the following: 

• A clear opening width of at least 850mm at the entrance to the dwelling and main bedroom.
• A clear path with a minimum width of 1.2 metres that connects the dwelling entrance to the main bedroom, an adaptable bathroom and the living area.
• A main bedroom with access to an adaptable bathroom.
• At least one adaptable bathroom.

Some of the floor plans look to be based on the old Adaptable Housing Standard (AS4299) rather than the more flexible Livable Housing Design standard. 

Case studies of universally designed homes

Max and Tricia stand at their doorway which reflects their love of Japanese design.Lifemark in New Zealand has several good case studies of universally designed homes. Some are modest homes and some are more upmarket.

Their newsletter features a spacious home with great views. The owners, Max and Tricia have an interesting story to tell. Max is a mechanical engineer who taught environmental and spatial home design to architecture students. He knew about accessibility but not heard of universal design. Turns out that one of Max’s students in 1995 became the designer of their new home. The story of Max and Tricia has some nice detail and pictures in the article. 

Not everyone has money to spend on a “grand design”, but it doesn’t have to be grand to be universally designed and suitable for everyone.  Lifemark has a gallery of homes designed with universal design principles on their website. There’s also some examples of retrofits. 

 

UD in home design: a turning point

A front door with level, no step entry.Australia is at a turning point for introducing universal design (UD) features into all new housing. For almost twenty years advocacy groups have campaigned for homes to be accessible for everyone. That means current and future occupants as well as visitors. And you can add furniture deliveries and paramedics. Human rights, good economic sense and principles of inclusion are all wrapped up in well reasoned arguments. However, we are at a turning point now.

An article in Designs 4 Living magazine gives a quick overview of why we are at a turning point. After years of campaigning the issue is finally on the political agenda. The housing industry is campaigning for the status quo to remain. So, in spite of hard economic evidence to support basic universal design features, it will be a political decision.  

The article by Jane Bringolf is titled, UD in home design: A turning point for Australia. It’s on page 11 of the online publication.

There’s more background in a conference paper that unravels the complexities of the house building system in Australia and why regulation is the only option. The title is Barriers to Universal Design and What to do About Them. Also by Jane Bringolf.

CUDA made a submission supporting the inclusion of universal design features in all new housing.

Universal Design in Housing: A 20 year campaign

A graphic in shades of green showing various types of dwellings. Universal design in housing - a 20 year campaign.Advocates for universal design features in all new homes are nervous. State and territory building ministers will be making a decision on whether to make access features mandatory. Industry is advocating for no change to the building code. Some states claim they are already addressing the problem of accessible housing through piecemeal planning policies. Others think it’s something the NDIS is doing. Regardless, we need all new homes fit for purpose. A 20 year campaign is long enough!

The evidence shows is not difficult to achieve – it’s very doable.  But evidence has largely been ignored about the need, the cost effectiveness, and the technical issues for more than ten years.  Will the evidence count, or will it be a political decision?

Every new home built today has a 60 percent chance of having an occupant with a disability.  Moreover, more than 30% of households currently have a person with disability – and this affects all members of the household. And it’s not just about people who use wheelchairs – it’s a mainstream issue.

You can find several research papers and articles on housing design policy on this website. The history of twenty years of advocacy and links to our international obligations are useful background. Our free online course on housing policy and universal design is also worth a look. 

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.