Category: Housing research

Ageing and the Australian dream

An older man stands by a post with his arms folded looking a little puzzled.. He is wearing a shirt and has his pullover tied around his waistLooking at housing through a typology lens, Matthew Hutchinson discusses the issue of suitable housing for an ageing population. He claims that segregated and congregated living is unlikely to serve the upcoming older cohorts. Instead he poses the idea of “salt and peppering” suitable housing for older people in developments. There is a mention of accessible features in the research, but ideas such as having stairs to stay fit are questionable. A useful text giving an Australian context, but lacking is the concept that all new homes can be designed for ageing in place, at any age, and also provide a safe workplace for care staff and family carers. However, there is much more useful discussion in this chapter.

Hutchinson’s book chapter is titled, The Australian dream or a roof over my head. An ecological view of housing for an ageing Australian population. 

The chapter is a result of a PhD research project and can be found in, Designing for Health & Wellbeing, Home, City, Society.  You might be able to freely access some of the text via Google Books. 

Editor’s note: Ideas such as salt and peppering in communities takes us back to the proportion argument. Without a register of accessible homes that means they will disappear into the general milieu of the marketplace. Having stairs to stay fit sounds good, but we can’t put off ageing for ever. Besides, accidents and chronic illness can happen at any age to render a person immobile either temporarily or permanently. That’s not the optimum time to think about moving. 

 

A Place to Age Right

A fireside, a hot drink in a mug and slippered feet up on the recliner.An Australian perspective on living in the right place in later life is the subject of a  report from the Global Centre for Modern Ageing. Their research is aimed at the business community, but the findings support other social research. They use a “House-Home-Haven” framework to present their findings. They found that older Australians are not planning their enablement to remain at home:

    • “Despite wanting to stay at home, only 17% of respondents thought their home would require repairs or modifications to enable them to do so.”
    • “Even amongst those who are experiencing difficulties at home, only 40% acknowledge the need for home modifications.”
These findings repeat that of the larger scale AHURI research that found  most want to stay put and think their current home will enable them to do so. Similarly, the My Home My Choices Tool is a response to this issue.
The report identified seven distinct needs that make the right place: Choice; Safety; Comfort; Access, Independence; Connection; and Happiness. But they weren’t planning get all this in a facility where help would be available. There’s much more in this easy to read report, Ageing in the Right Place. 
Related research by Caroline Holland looks at how older people’s loneliness isn’t just about where and who they live with. She also has a book chapter on a similar topic

Attachment by design

A row of villa units with palm trees around.Attachment to home is a complex concept. For older people it is often interpreted as a place holding memories and providing security and peace of mind. Consequently, attachment to home is usually cited as the reason older people are not keen to move. However, it could be because there aren’t any better places to move to, and that includes retirement villages. The design of the dwelling might be more important than the “resort-style” features in the glossy sales brochures. And that comes down to the details of the design.

Retirement village residents were asked what would encourage them to feel attached to the place they might move to or live in. That is, what design features would make them feel happy. Functionality of the space turned out to be key – not the latest fashions. This excerpt from the abstract shows that:

“…having an open/semi-open layout of internal space, large windows and plenty of sunlight, accessible large closet and storage space, shared/public green space and accessible and age-friendly design of entry, bathroom and kitchen area are features most participants found to be important in raising their sense of attachment to where they live”.

Although this is not a broadscale study, it indicates that these features aren’t just needed in retirement villages. They are attractive to any age. If we had mainstream homes with these features there would be more choice for “rightsizing”.

The title of the thesis from New Zealand is, The Role of Architectural Design in Enhancing Place Attachment for Older Adults in Retirement Communities.

 

Are we achieving inclusive design?

Front cover of inclusive designer book. The Royal Institute of British Architects (RIBA) asked Julie Fleck to write a book about achieving inclusive design, which was published recently. Fleck was asked by Tourism for All whether she thought we are doing a good job with inclusive design. She said the UK has made huge progress since the 1980s when access became a town planning matter. Improved building regulation, including housing, have had a significant impact on the accessibility of the built environment.

The book also provided an opportunity for Fleck to look at what still needs to be done. She discusses the need to challenge perceptions, attitudes and behaviours. These are the factors that exclude and discriminate – often unintentionally. The book also looks at the London “Square Mile” and the 2012 Olympic and Paralympic Games. It has case studies and lots of pictures. The title of the book is, Are you an inclusive designer?  

Overview:

Despite improvements in the last 20 years we still have a way to go before all our buildings, places and spaces are easy and comfortable for everyone to use. This book puts forward a powerful case for a totally new attitude towards inclusivity and accessibility.

This book will empower architects to have more enlightened discussions with their clients about striving for better than the bare minimum. It also challenges the notion that inclusive design is a list of “special features” to be added to a final design. Inclusive design should be business as usual rather than something added on at the end of the development process.

The book is an invaluable resource for students as well as practicing architects. It is richly illustrated with case studies showing both good and bad examples of inclusive design. A thought-provoking text arguing for a step change in attitude. It’s also a guide for practitioners on how to have constructive conversations with clients, and a learning resource for students. 

 

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. 

 

Better home design reduces care hours

A bathroom has been stripped out and a few builders tools lay about on the floor. The bath is laying on its side. So why don’t we design homes for longevity in the first place? These findings are from a study by Phillippa Carnemolla, and there is more to this story. People felt more independent and enjoyed improved quality of life. This had a positive impact on their general health as well. Discover more in Carnemolla’s paper as it supports the need for all new homes to have basic access features included.

The title of the paper is, How Home Modifications Impact Ageing Well at Home: Supporting a Lasting Housing Legacy. It was published in Proceedings of the 5th International Conference for Universal Design in Fukushima & Tokyo 2014. Hence the reference in the Abstract to the upcoming 2020 Tokyo Games.

The International Journal of Environmental Research and Public Health published an update in 2019. The Title is, Housing Design and Community Care: How Home Modifications Reduce Care Needs of Older People and People with Disability. 

Here is Phillippa’s Three Minute Thesis video giving the bottom line.

From the abstract: 

This paper discusses the potential for home modifications to support the process of ageing well. It builds on the legacy of the athletes village at the 2000 Games. It points to the benefits gained from both wider uptake of universal design in housing plus attention to special adaptations as needed.

In the context of Australia’s ageing population, ageing well can encompass different housing and care models. However, common to all of these is a drive to maintain quality of life levels.

Evidence suggests that home modifications impact recipients in overlapping ways. By increasing independence within the home, increasing social participation and enabling people to remain in their own homes for longer as they age.

This paper refers to completed stage one findings (Levels 1, 2 and 3) of an ongoing research project investigating the value of home modifications. It uses a mixed method approach and thematic analysis of survey responses from home modification recipients (n=157). This research design measures of the impact of home modifications and the  result of changes to care giving needs.

The survey results reveal a decrease in reported care hours needed following home modifications. In conclusion, the research contributes to developing evidence that home modifications can have a measurable impact on the care needs of recipients and support the changing social needs of ageing populations in ageing well.

 

Joining the dots for ageing in place

A chart shows the four main features of Lifelong homes: Safety, Walkable community, Visitability, and Affordability.A research paper from Colorado State University brings together all the elements for successful ageing in place. These are universal design in housing, walkable and wheelable communities. It discusses home and place, and what it means for residents. Simply providing “age-friendly” infrastructure is insufficient to support population ageing.

While the situation is a little different in the US, the research supports Australian studies and the advocacy for universal design in housing. However, the recommendation for market incentives in terms of certification has not worked in Australia. The situation is similar in New Zealand. It has not produced mainstream uptake of accessible housing.

The tile of the report is, Colorado Lifelong Homes: A review of barriers and solutions for aging in place. 

From the abstract:

Colorado’s aging population is growing, yet our housing options are not evolving to support this population. Housing that accommodates people as they age is crucial to balancing demands on other services. We need more than assisted living facilities to support successful and healthy ageing.

Most homes in Colorado are not built using principles of universal design that support successful ageing in place. The outcomes of engagement activities show that advocating for lifelong housing is a critical step to advance age-friendly housing.

This paper summarizes key research and industry trends related to lifelong homes. These include the barriers in the marketplace, and the key qualities of lifelong homes. Based on this research, we present a path forward for advancing affordable, healthy, and safe home options for our growing population of older adults in Colorado and beyond.

 

The 100 year life

A graphic showing facades of different styles of free standing homes in lots of colours. They look like toy houses.People expect to grow old, but they don’t plan to grow old. Public policy has to do more than just capture people when they can no longer care for themselves. Even if people plan for their older age, there are policy and built barriers preventing the continuation of a “decent life”. And housing is a key barrier.

The report, The 100-year life: the role of housing, planning and design, highlights the issues and provides recommendations. The report recommends an integrated approach to housing, planning and design to support people in later life. It stresses the importance of taking a universal design approach and co-production.

Developers, planners and local authorities also have an important role to play. And of course, focusing on older people means that people of all ages are included. While this is a UK project, there are many aspects that apply to other countries including Australia.

The research was conducted jointly by Design Council, Centre for Ageing Better and Social Care Institute for Excellence. The report in PDF was published in June 2018. The report includes references and resources.  

See also the Colorado Lifelong Homes White Paper for a similar take on the issues of successful ageing in place.

“A decent life” as described by Amartya Sen. 

Raising the bar on housing standards

Front cover of the report which calls for improved housing standards for accessibility. Advocates in several countries have been lobbying for mandatory accessible housing standards for many years. At last Habinteg in the UK has succeeded in getting the topic on the government’s agenda. 

A forecast for accessible homes, is an important report covering all the key issues, ending with three key actions. The Habinteg report reveals a “huge postcode lottery in the planned supply of new accessible homes…”.  Therefore it is crucial to “set a national policy that will create a level playing field and more certainty for developers”.

The report found that existing basic minimum standards as set out in Part M1 of the building code are insufficient. The planned development of accessible housing is set to fall short of previous official predictions. The report also has personal case studies to highlight the impact the lack of availability has on their lives. Mandatory standards within building regulations are needed because Part M1 is too basic. The shortage of housing with liveable access features, which are suitable for everyone, is now at a critical level.

Is there a market for accessible homes?

Front cover of Habinteg report showing coins and Monopoly houses. Hidden market for accessible homes.The Habinteg site has articles that discuss the market appeal of Lifetime Homes in the UK context. There are some interesting research reports by the London School of Economics, Ipsos MORI, and Habinteg Housing and Papworth Trust. UK homes are traditionally two storey with the bathroom and toilet upstairs. They are generally smaller than Australian homes too, which makes it more difficult in terms of circulation spaces.

It was thought that Part M of the building code would create greater accessibility in homes, but it hasn’t helped much at all. The best part is that it requires a downstairs toilet, which is handy for everyone. Aitken explains his own research project on this topic looking at homebuyers and estate agents. The blog site has attracted several good comments and are worth reading too. By the way, it seems stair lifts are not that popular with purchasers. 

Economic arguments for universal design in housing

A line of complex manufacturing machinery used to show the complex process and number of stakeholders involved in mass market housing.The 2022 National Construction Code has at last included the Livable Housing Design Standard. Citizen advocacy and political will made this happen. But there were strong economic arguments. Research papers have produced solid economic arguments for universal design in housing over many years. However, these arguments failed in their quest. So the issues are beyond those of economics. For those who want the research, here is a list of papers, including the cost effectiveness of home modifications (or not needing them in the first place). 

Selected articles on economic arguments

The cost of NOT including accessibility in new homes This landmark article by Smith, Rayer and Smith (2008) uses complex economic methodologies to show that a new home built today has a 60% likelihood of having an occupant with a permanent disability. People with disability live in families – not alone – which is often forgotten. They followed up this work in 2011 with similar results.

Universal design in housing: is cost the real issue?  The Dalton-Carter economic evaluation disputes the Australian Building Codes Boards economic study. 

A cost benefit analysis of adaptable homes by urban economist Martin Hill of Hill PDA. This 1999 conference paper shows how long these arguments have been running. The context is adaptable housing – the forerunner of universal design concepts in housing. 

Home adaptations: Costs? or Savings? A survey of local authorities and Home Improvement Agencies: Identifying the hidden cost of providing a home adaptations service. 

Accessible housing: costs and gains This article evaluates the costs and gains of modifying homes

Using Building Information Modeling with Universal Design Strategies. This article develops a technical framework to evaluate the costs and benefits of building projects. 

Universal design in housing from a planning perspective. A comprehensive look at the housing landscape, an ageing population, and the need for universal design in housing.

Universal design in housing – does it really have to cost more? In a down to earth fashion Kay Saville-Smith discusses the “size fraud”

Three stacks of coins sit alongside a wooden cut-out of a house shape.

Requirements and opinions of three groups of people (aged under 35, between 35 and 50, and over 50 years) to create a living space suitable for different life situations.

Barriers to Universal Design in Australian Housing is a short paper based on a thesis. It gives an indication of why economic arguments alone are insufficient to bring about change.