Livable Housing Design Guidelines - Waverley Council · •Australian Network for Universal Housing...
Transcript of Livable Housing Design Guidelines - Waverley Council · •Australian Network for Universal Housing...
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• More older people living in the community than in care but outdated thinking prevails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)
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Progress to date
Source: Australian Network for Universal Housing Design.
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• 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
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• 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
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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
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
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Appendix B: The house that Jane built
The front soon after handover.
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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.
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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
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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.