Livable Housing Design Guidelines

Waverley Council: Living Local

Staying Connected, 4 March 2016

A new way of thinking, or more of the same?

Dr Jane Bringolf

COTA New South Wales

Outline

• Issues

• History and progress to date

• Quick look at some research

• Livable Housing key design elements

• Confusion and/or resistance to change?

• Options for the future

COTA New South Wales

• More older people living in the community than in care but outdated thinking prevails

• Consumer Directed Care – care at home

• National Disability Strategy – not age limited

• The perspective of Rights

• Resistance to change by house-building industry

• Local government caught in the middle

Issues

COTA New South Wales

• Recognition of the rights of persons with disability and ageing population

• 2010 National Dialogue for Universal Housing Design formed

• Government, community and industry reps

• Agreed to voluntary approach to changing housing design

• Aspirational target of all new housing having basic access features by 2020 (10 yr period)

History of universal design in housing

COTA New South Wales

• Livable Housing Australia was set up to implement the agreement

• Livable Housing Design Guidelines developed and agreed by all parties

• Business model and strategy agreed

• Interim targets set: 25% by 2013; 50% by 2015

• State and federal governments assumed this is happening – included in policy documents

History (cont)

COTA New South Wales

Progress to date

Source: Australian Network for Universal Housing Design.

COTA New South Wales

• Industry – shuns additional regulation – but needed for change

– claims it costs too much – no buyers

– envisages ugly design - grab bars and public toilets

– continues to advertise a perfect ‘lifestyle’ dream home

– says will do if consumers ask specifically

– charge consumers a premium if they ask

– ageing and disability not their problem (it’s gov’ts)

Can’t rely on industry as a change agent

What the research says

COTA New South Wales

• Consumers

– don’t include ageing or disability in their ideas of a Dream Home

– put off by excessive costs charged for access features

– believe they are paying for someone else’s ageing or disability

– don’t think about their own family members

Can’t rely on consumers as change agents

What the research says

COTA New South Wales

What Livable Housing Australia says

“A house will have many occupants with a

variety of needs over its lifetime … It provides

an accessible and safe home environment for

young families, the elderly and people with

disability.”

COTA New South Wales

• Livable Housing Australia took a marketing approach to implementation

• Created three levels to ‘sell’ to the market –from basic to best practice

– Silver level (basic spatial features good for visiting)

– Gold level (basic plus features for living areas )

– Platinum level (increased spatial dimensions)

• Applies to all housing – social and private

• Aimed at large-scale developments

Livable Housing Australia

COTA New South Wales

1. Step free path of travel

2. Step free entrance

3. Doorways and corridors

4. Toilet on entry level

5. Step free shower

6. Reinforced walls in toilet and shower (later rails)

7. Handrail on stairway

8. Stairway designed for future adaptation

Design elements – Silver Level

COTA New South Wales

Eight core elements plus:

• Kitchen spaces support ease of movement

• Laundry space supports ease of movement

• Space on entry level can be used as bedroom

• Light switches and power points easy to reach

• Handles, taps and door hardware easy to use

Design Elements – Gold Level

COTA New South Wales

• Major industry bodies say they agree with the strategy of all new homes by 2020

• It’s not rocket science and it’s not new

• It’s being done in specialised and segregated living (group homes and retirement villages)

• Governments are expecting it to happen

• So where’s the hold up?

So what’s the problem?

COTA New South Wales

• “Australian Standard” is the “gold standard” in the construction industry

• LHA Guidelines do not have this status

• Builders rely on the authority of Australian Standards to protect them from litigation

• So turn to nearest standards they can find

• Default to Adaptable Housing Standard (AS4299) and related public standard (AS1428)

Confusion with Standards

COTA New South Wales

• Change is always difficult

• Regulations are actually preferred because it maintains a level playing field

• There is a one-off “hump” cost for industry, otherwise no extra cost, or very little

• Tradies need to be retrained to new ways

• Universal design is good design and doesn’t detract from aesthetics

Or is it just sheer resistance?

COTA New South Wales

• Make the LHA Guidelines an Australian Standard to be called up by the National Construction Code (like the access standard)

• Make the Guidelines a voluntary Australian Standard that can be called up by local government (like the Adaptable Housing Standard)

• Local government to take charge and set their own ‘standards’ based on LHA Guidelines

Options

COTA New South Wales

• Wait for consumers to ask for it

• Wait for industry to do it

• Wait for advocacy groups to lobby successfully for change

• Continue with the percentage/proportion regime that currently exists using AS4299

• Assume all older people want to live in segregated developments and make more

Options

COTA New South Wales

• Council’s overall commitment to inclusion in housing

• Council’s willingness to tackle the negative responses from developers

• Council’s willingness to use their available powers to mandate universal design in all new housing

Decisions will be based on

COTA New South Wales

Will Waverley Council lead the way?

It’s up to you

COTA New South Wales

Thank you!

Jane Bringolf

jane.bringolf@cotansw.com.au

references follow

COTA New South Wales

• Australian Network for Universal Housing Design (ANUHD) www.anuhd.org.au

• Livable Housing Australia www.livablehousingaustralia.org.au

• Bringolf, J., Barriers to Universal Design in Housing (2011), Western Sydney University

• Ward, M., Inclusive Housing in Australia: A question of responsibility and distributive justice, (2013), Queensland University of Technology

• Centre for Universal Design Australia http://universaldesignaustralia.net.au/housing-and-residential-design/

References

COTA New South Wales

• Australian Human Rights Commission

• Australian Institute of Architects

• Australian Local Government Association

• Australian Network for Universal Housing Design

• COTA Australia*

• Grocon

• Housing Industry Association

• Lend Lease

• Master Builders Australia

• National People with Disabilities and Carers Council

• Office of the Disability Council of NSW

• Property Council of Australia

• Real Estate Institute of Australia

• Stockland

*not to be confused with state COTAs

AppendixA: Members of the National Dialogue

COTA New South Wales

Appendix B: The house that Jane built

The front soon after handover.

COTA New South Wales

The Entrance

Level entry was achieved, but the grade to the porch ended up being steep

because the builder still framed the front as if we were going to have steps.

COTA New South Wales

The front today

As the garden grows, the terracing looks less clumsy

COTA New South Wales

With furniture 2015

The entrance at

handover and now with

furniture

COTA New South Wales

Alfresco and decking

Decking is an easy way to achieve level access to the outdoors.

COTA New South Wales

Alfresco level access

Level transition between house

and alfresco was finally achieved

after much argument about the

BCA requirements. Bi-fold doors

add to accessibility.

COTA New South Wales

Ensuite

Level

transition

from the

bedroom

Shower recess has

hand held shower and

is able to take a shower

chair. The grab rail is

for everyday safety

Clutter and

towel stand

can be

removed if

needed

COTA New South Wales

Main bathroomLevel transitions into

bathroom and laundry

Toilet designed to take an over-the-

toilet frame. Large shower recess

allows for carer assistance and a

chair

COTA New South Wales

Kitchen

Overhead cupboards were avoided, except for over the fridge and oven.

Drawers provide ample storage. Easy reach oven.

COTA New South Wales

Kitchen

Sink cupboard has 180 degree hinges so that a person can sit on a stool to

prepare food with knees under sink. A pull-out workboard is great for shorter people

to mix ingredients, mash vegies and for children to make sandwiches. Dishdrawer

dishwasher is an added delight. Rubbish bins also pull out for easy access.

COTA New South Wales

Kitchen Pantry

Pantry is shallow but wide to

provide easy reach access

to the back. Also doubles for

easy reach storage of larger

kitchen utensils, and items

used infrequently. Sufficient

space to just have food on

two shelves that can be

reached from a sitting

position.

Note the large handles on all

drawers and doors. This was

a fashion feature at the time,

which has now passed.