Universal Housing Online Edition 010708_1acb

8/2/2019 Universal Housing Online Edition 010708_1acb

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universal housing

design guidelines

For Landcom Projects


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Universal housing refers to homes that

are practical and flexible, and which meet

the needs of people of different ages andabilities over time.


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Just over one third of Australias older people live inNSW. In this state today almost one in eight peopleis aged 65 and older. By 2051 this is projected to

increase to one in four, almost 2.4 million people.And its the older old group that is growingproportionately faster than any other people aged85 and older now represent approximately 1.5%of the population and by 2051 this will increase to7%.1

Older people live independent and active lives andare involved in a wide range of social, leisure andcommunity activities. Approximately 20% of olderpeople provide support to relatives and a similarproportion volunteer in welfare and community

activities. Grandparents provide care for 18% of allchildren aged 0 11 years.

Most older people continue to live in privatehouseholds, with around two thirds in familyhouseholds, usually with their partner. This is theirpreference. Only 3% of people aged 65 and olderlive in retirement villages and of these, approximately80% have moved only out of necessity because theirhomes were not designed for them to age in place.The vast majority would have preferred not to havemoved from their previous homes.2

As people get older they want to stay living in their own homes and as part of the

community they know, for as long as possible. To do this they need: independence

and security; easy access around the house; a house designed to minimise the risk of

trips and falls; and to avoid having to use stairs.

Landcom has prepared these guidelines to encourage the design of homes that

meet these principal needs, to create and maintain strong and socially sustainable

communities as the profile of our population changes over time.

1 Australian Bureau of Statistics and the NSW Department of Disability,.........Ageing and Home Care

2 Research by Anglican Retirement Villages 2003

why universalhousing?

Universal Housing WHY UNIVERSAL HOUSING? | 1


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Universal Housing INTRODUCTION | 3

1. Introduction 4

1.1 Purpose of this document 4

1.2 What is universal housing? 4

1.3 Landcoms policy 5

1.4 Who these guidelines are for 51.5 How the guidelines apply 6

1.6 Relationship to the Australian Standards 6

1.7 Background to the guidelines 7

1.8 Definitions 8

2. Key design features 9

No.1 Direct access 10

No.2 Space for car parking 14

No.3 Wide front door 16

No.4 Wide internal doors 18

No.5 Wide corridors 20

No.6 Main facilities on the ground level 22

No.7 Circulation space in the living room 26

No.8 Space in the bedroom 28

No.9 Bathroom designed for easy and independent access 30

No.10 Enough space in the kitchen 34

No.11 Enough space in the laundry 36

No.12 Low window sills 38

3. Model houses 41

MH1 Double storey detached 42MH2 Single storey detached 44

MH3 Single storey detached 46

MH4 Double storey attached 48

MH5 Single storey attached 50

4. Good practice extras 52

References 53

Acknowledgements 55

CD-ROM 57

contents


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1.1 Purpose of this document

Landcom has prepared this guide to facilitate the development of housing that meets

the current and future needs of an ageing population. This document has been written

to assist our development staff, developer partners, industry colleagues and other

stakeholders involved in housing development and policy.

Universal housing refers to homes that arepractical and flexible, that meet the needs ofpeople of different ages and abilities over time,and that avoid barriers that may discriminateagainst people living in or visiting the home.

Universal housing is designed to be useable bymost people over their lifetime without the needfor major adaptation or specialised design.

Landcoms policy and guidelines on universalhousing have been driven by a need to provideappropriate housing for older people. Butuniversal design benefits others as well makingit easier for parents to manoeuvre prams, easierto carry the shopping into the house and easierfor people with a physical disability or temporaryinjury to get around, for example.

In this guide we have separated the principlesof universal design into two categories: the KeyDesign Features that we believe are critical toget right up front; and other design features thatare basic good practice, which we have providedon the CD-ROM attached.

The Key Design Features are what we believe arethe minimum structural and spatial requirementsthat cannot be changed later without major

expense, such as the arrangement and sizeof rooms in a home. The explanation of thesefeatures also includes supplementary designadvice.

The good practice features are other designelements that will make the home more flexibleand practical to live in, such as the type of doorhandles and bathroom tiles. It makes senseto include these in the original design but if

necessary they may be fitted or modified later tomeet specific future needs of the occupants.

1.2 What is universal housing?

4 | Universal Housing INTRODUCTION

1.0 introduction

Universal housing benefits people of all ages.


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An objective of universal design is to make mainstream housing suitable for older people to live in for a longerperiod of time.

Landcoms aim is to influence the design of

mainstream housing so that a greater proportionof new homes built will be suitable for olderpeople to live in for a longer period of time.

We aim to include a proportion of universalhousing in each of our projects whereverappropriate. We will undertake or requirea project by project review to assessopportunities, and implement universal housingwherever appropriate and financially viable.

In some cases it may be appropriate to include

a greater proportion of universal housing. Forexample, in locations with direct and convenientaccess to services that would particularly benefitolder people, such as medical services andtransport. In other cases it may be appropriate tohave less universal housing, such as in locationswith a particularly steep topography.

Landcom will also showcase universal design inour projects by encouraging display homes thatmeet at least the Key Design requirements as set

out in this guide.

1.3 Landcoms policy


1.4 Who these guidelines are for

These guidelines have been written primarilyfor Landcoms development managers, ourdeveloper partners and our project managers,to enable teams to assess opportunities foreach project. They have also been written forour industry colleagues to encourage a universal

design approach to new housing.

We also trust that these guidelines may assistlocal governments with their own housing policywork.

This is a working document and we will updateand amend it as required. We welcome feedback

from all stakeholders to inform our policy andhelp us to refine the guidelines over time.


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1.6 Relationship to the Australian Standards

Australian Standards for access and adaptablehousing already exist, and indeed many of thelocal government areas we work in have policiesthat reference the Standards. Why does Landcomnot just require compliance with these?

Our aim, over time, is to see a large scale shiftin new housing design so that an increasingproportion will be suitable for older people.We believe the best way to achieve this is byfocussing on the critical design features first those things that cannot be changed laterwithout major expense. These are addressed inthe Australian Standard for Adaptable Housing,but the Standard also includes other featuresthat could be fitted or modified later.

In preparing these guidelines Landcom did notwant to develop a different approach that would

complicate the existing landscape. So, the KeyDesign Features and best practice principles inthis guide are actually derived from the AustralianStandard for Adaptable Housing.

We recognise that there is much debate amongstakeholders about what minimum spatialrequirements are appropriate, particularly as theyaffect people with disabilities. Because Landcomis looking for a simple approach that will betaken up by the industry, we have adopted thespatial minimums in the Australian Standard asthey currently exist. If these are amended in timethen we will look to update these guidelines asappropriate. We accept that housing designedin line with these guidelines may not meet theneeds of people with special mobility issues, butwe trust the guidelines will help to influence thedesign of mainstream housing over time.


1.5 How the guidelines apply

This document includes guidelines for the

design of detached and semi-detached houses,terraces and townhouses. While most of theprinciples relate equally to apartments, thesehave not been specifically included at thisstage. We propose to expand the guidelines inthe future, following industry and stakeholderconsultation, to include specific guidelines foruniversal design of apartments.

Several councils have their own particular

requirements for universal, adaptable and/or accessible housing, many referencing theAustralian Standards3. Where this is the casethese Landcom guidelines should be used inconjunction with the councils policy to ensurethe particular local government requirementsare addressed.3 Refer to the definitions under 1.8.

Universal housing can be achieved with simple modifications of existing designs.


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1.7 Background to the guidelines

Landcoms policy and these guidelines are the

culmination of several years of research andconsultation. Our initial work was to understandhow Landcom should respond to the changinghousing needs of an ageing population. Thisincluded studies into the range of housingcurrently available for older people, the financialposition of older people and their housingpreferences.

What was clear was that the sheer size of thedemographic shift demands a large scale

response. Because the vast majority of peoplewant to stay living in their own homes and theneighbourhoods they know, rather than movingto an age-restricted development of some sort, itmakes sense to ensure that mainstream housingmeets the majority of their needs.

Taking the Australian Standard for Adaptable

Housing as the starting point, we identified thekey structural and spatial elements we believe arecritical to put in place up front, during the housedesign stage, to ensure the future flexibility andadaptability of the home.

We then did a design review of typical projecthomes currently developed in greenfieldlocations single and double storey, detached,semi-detached and terrace homes. The reviewincluded an assessment of the modifications

required to meet the Key Design requirementsin these guidelines, and the cost implications.The cost study showed that the modifications toexisting non-compliant designs could be made ata cost of 1 2% of the original construction cost.Building industry representatives have advisedthat if the Key Design Features are designed in upfront, then universal housing could be achievedwith almost no additional cost.


Grandparents provde care for 18% of all children aged 0 - 11 years. Universal housing will help them to stay living in their ownhomes for longer.


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Universal

Universal housing refers to homes that are

practical and flexible, that meet the needs

of people of different ages and abilities over

time. A universally designed home generallyavoids barriers that may discriminate againstpeople living in or visiting the home. Universalhousing is designed to be useable by mostpeople over their lifetime without the need formajor adaptation or specialised design. Universaldesign includes many of the features specified in

the Australian Standard for Adaptable Housing(AS 4299).

Accessible

An accessible house is generally a purpose

built dwelling for a person or persons with

a disability. AS 1428.1 Design for Accessand Mobility specifies design requirementsapplicable to new building work, but excludingwork to private residences, to provide access forpeople with disabilities. AS 1428.1 is referencedby AS 4299.

Adaptable

An adaptable house is a dwelling with design

features that are adaptable to flex with the

changing needs of the occupants, as specified

by an Australian Standard.AS 4299 Adaptable

Housing specifies performance requirements foradaptable housing. It includes three classificationlevels: a Class A adaptable house includes allessential and desirable features; a Class B houseincludes all essential and 50% desirable features;a Class C house includes all essential features.

1.8 Definitions

An accessible house is generally purpose-built.

An adaptable house is designed to be changed over time.

A universal house meets the needs of most ages and abilities.


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2.0

key design features

This section of the guidelines explains the design features thatLandcom believes are critical to get right up front. They are theminimum structural and spatial requirements that cannot be changedlater without major expense.


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No.1

direct access

Ensure there is direct and level access from the

car parking space to the house.

Getting to the door safely

Direct and level access is the beginning of barrier-free design. A fall is often the first disabling eventin a cascade toward immobility and restrictedlifestyle. Prevention of trips and falls is the criticalfirst threshold in preventative health care for theageing.

The objective of this key design feature is to provideeasy access to and from the house.

Easy access is required not only by older peopleand those in wheelchairs. It will also help usersof walking frames, parents with strollers, a mumbalancing a child on one hip with bags of groceries,and toddlers taking their first steps.

Barrier-free design begins outsidethe home. Universal homes enableeasy and comfortable access, whetherfrom the garage or carport, or the

front gate. Generally, access from thecar parking space to the house is themost critical to get right in the up-frontdesign of a house.

Barrier-free access does not necessarilymean a collection of institutional-typeramps, rails and platforms. It is abouteasy progress from outside to inside,from the car to the house. It is aboutproviding sufficient clearance and

manoeuvring space, level thresholdsand paths.

Why this is important

Design principles

10 | Universal Housing KEY DESIGN FEATURES

A level path from the footpath to the front door makes access easier.


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Security: it is important to consider the

visibility of the main entrance. Clear lines ofsight from the street will enable neighboursto see that the resident got inside safely. Thisis important for both actual and perceivedsecurity, which is an issue for older people.

Level surfaces: disabled access rules allow amaximum cross fall of 1:40.

Width of path: 1m is generally consideredadequate width for universal movement,

though wider is better.

Design considerations

Security: the door next to the carport is not the best mainentry as it is obscured by the adjacent building.

Universal Housing KEY DESIGN FEATURES | 11

Direct and level access from the car parking space to the front door is key. A level path from the street further improves acceess.


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VEHICLEZONE

TRANSITIONZONE

SECURERECREATION ZONE

Child safety and driveways: this front yard is divided into three zones.

Child safety and driveways: there is a potentialconflict in providing direct and easy access todriveways while also ensuring toddlers and olderchildren are protected from vehicles. This isparticularly relevant for older peoples homes asthey often have children visiting and many areregular carers of grandchildren. This apparentconflict may be addressed by considering vehiclesight-lines and toddler desire-lines.

One possibility is to consider the delineation of thefront yard into three distinct zones:

1 Vehicle zone

2 Transition zone

3 Secure recreation zone - securely fenced semi-private space, directly connected to a living zoneof the house, can provide a secure space forchildren to escape to without being at conflictwith vehicles in the driveway.



Children are frequent visitors to the homes of older people, so design for their safety is important.


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RAMP GRADIENT 1 IN 8 MAX.

5MM MAX. THRESHOLD(CONSTRUCTION TOLERANCE)

IF ROUNDED OR BEVELLED (AS 1428.1)

DOOR

450MM MAX

56MM

WEATHER SE ALON HINGED DOOR

MINIMUMFALL

DOOR

75MM MIN.TERMITE INSPECTION ZONE

MINIMUMFALL

Slab design: frontporch incorporatedwith garage setdown integral tohouse slab.

Slab design: frontporch separate tohouse slab, requiresalternate threshold

treatment.

Slab design: frontporch integral tohouse slab withminimal set down.

Threshold treatment: incorporates grated drain alongthreshold to achieve minimum termite inspection zone andweather protection.

Weather protection: 1 in 8 max. ramp at threshold.

Weather protection: weather seal on hinged door.

Termite prevention: the limiting of thresholds

at doorways (to say 50mm) prevents achievingadequate inspection zones (min 75mm) andtermite barriers continuous across thesethresholds. This commonly demands that porchslabs be integrated with the general floor slab ofthe house so that termite barriers and inspectionzones can be continued around the perimeterof the porch. Alternatively, the inspection zonemight be achieved by other methods such aswithin the depth of a grated drain along thethreshold.

Weather protection and thresholds: weatherprotection is traditionally aided by steppedthresholds providing freeboard at entrances.Level access requires alternative solutions toprevent flooding. Standard threshold ramps(refer to AS 1428) allow weathering thresholds/freeboard of up to approx 50mm. This can becombined with gently sloped porches to limitflood ingress. Appropriately sized grated drainsand generous cover at entries should also be

provided to limit the quantity of water in the areanear the door.

Slab design: waffle slabs can deploy shallowervoid formers and depressed reinforcementmesh for an integrated porch, maintaining levelexcavation while enabling the limited set downof the porch.

Issues that may arise



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To enable easy access to and egress from thevehicle it is necessary to provide a level parkingspace with sufficient clearances to allow people tomove comfortably around the vehicle and to open

doors fully. This space will also allow for the transferto/from wheelchairs or walking frames, if required.It also allows young children to be easily secured incar seats.

Design principles

Vehicle access is very important to the mobility ofolder people to enable them to be actively involvedin the community, and so easy access to and fromthe car is critical to universal housing.



No.2

space for car parking

Provide a car parking space that is at least 6.0m

in length and with potential for a width of 3.8m(internal dimensions).

Getting in and out of the car simply

Parking spaces should allow for doors to be opened fully.


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External parking: external parking that meets

the key dimensional requirements may be easierto provide than garage parking. This could stillmeet universal design requirements providedall other requirements were met, particularly therequirement for direct and level access from thecar to the house. External parking may be ableto be covered now or in the future.

When designing carports, consider theplacement of support posts to ensure car doorscan be fully opened.

Sacrificial landscaping: where the parkingspace is external, the space requirements maybe met with landscape strips that could be

sacrificed for paving in the future if required.

Where this approach is taken, care shouldbe used in calculating the future total paved/impermeable surfaces, with regard to stormwaterrun-off/harvesting. It will also be important toconsider the future landscape design to avoid aninstitutional paved character.

Sacrificial storage space: garage storagespace may be provided that can be sacrificedin the future to provide extra space around thecar if required. Where this occurs, alternativestorage provisions should be considered in the

up-front design.


Single garage:Garage storage spacemay be sacrificed in thefuture to provide extraspace around the car.

Double garage:

Where a parkingspace is external,landscape stripsmay be sacrificedfor paving.

3.8 x 6MPOTENTIALEXTERNALPARKINGSPACE

SACRIFICIAL

LANDSCAPE

3.0 x 5.4MSTANDARD

CAR SPACE

3.8M

3.8 x 6MPOTENTIALEXTERNALPARKINGSPACE

SACRIFICIALLANDSCAPE

SACFRIFI CIAL STORAGE SPACE

6M

Garage dominance of double doors: adouble garage would normally providesufficient space to meet this requirement.Where double garages are provided foruniversal homes, single wide-opening doorsshould generally be used in preference topaired doors to allow a vehicle to be parkedtowards the centre of the space if required.

.

This may appear to contradict Landcoms urbandesign objective of reducing garage dominancein the streetscape. However, careful design willhelp to minimise the visual impact of a singledoor, if other features of the street elevationprovide the dominant design element. Garagedominance is not simply a factor of the size ofthe garage door, but its proportion in the overallelevation. A balanced and considered designapproach is required.




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An 850mm clear entrance provides sufficientspace for wheelchair access, but a wide entranceis important not only for wheelchair users. It meanspeople can avoid difficult twisting movements when carrying a wide load of shopping for example

which can be destabilising for older people inparticular. A wide doorway may also help a personwith a walking stick or frame, a carer alongside a frailwalker, and a parent carrying children or pushing apram.

Design principles

The front door is the primary access point of thehome. When residents and visitors are going in andout of the front door they are often carrying more

things than when they are moving about inside thehome. Providing a sufficiently wide front entrancewill provide comfortable manoeuvring space.



No.3

wide front door

Ensure the front entrance has a minimum

internal clearance of 850mm.

Being able to get inside

In this example, the window panel next to the front door improvesperceived security, as the resident can see who is on the other side.

An 850mm clear opening generally requires a 920mmdoor leaf.


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Clear opening: the 850mm opening should

be clear of all protrusions including the doorhandle and the thickness of the door in the openposition. This will generally require a 920mmdoor leaf.

Door weight: the total weight of the door and

the forces required to operate it should beconsidered.


DOORTHICKNESS,HANDLE AND

REBATE

Plan of typical door opening. An ideal example: Generous internal (entry foyer) andexternal (front porch) spaces make getting through the frontdoor easier.

850MM

CLEARANC

Wide door leaves: are generally non-standard items at a slightly higher cost andmay require more hinges and more robustdoor frames. Over time, Landcom is seekingto influence the standardisation of larger frontdoors through increased demand, so that thecost impact is reduced.

Paired leaves: can provide wider openingsbut generally the latching mechanisms makethem difficult to operate, secure and access.Future hardware design may address theseissues.



As well as the width of the doorway, consider the design of the entrance porch. A generous approach makes it easier to get throughthe door.


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It is generally appropriate to have slightlynarrower doorways inside the house, comparedto the front door. Arguably, the pressure andutility of internal access is less demanding thanat the front door - the shopping has been putdown, and there is a more secure space with

support options.

A clear opening of 820mm is suitable for generalwheelchair access inside the home, providedsufficient manoeuvring space is available arounddoorways.

Design principles

As for the front door, slightly wider doors insidethe house provide extra space for manoeuvring,which becomes more important as people getolder.



No.4

wide internal doors

Ensure the internal doors on at least the entry

level have a minimum internal clearance of820mm.

Doors I can get through

An 820mm clear opening generallyrequires an 870mm door leaf.


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Clear opening: the 820mm opening should be

clear of all protrusions including the door handleand the thickness of the door in the open position.This will generally require an 870mm door leaf,able to be opened to at least 90 degrees.

Planning: the protrusion of the door into roomsand circulation space should be considered in thedesign of the home, to ensure there is sufficientspace to accommodate the door swing while stillallowing movement space within the room.

Upstairs and downstairs: the Key Design

requirements in this guide presume that primaryliving spaces will be provided on the ground orentry level. That is, a living/family room, a roomcapable of being used as a bedroom, a bathroom,and the kitchen and laundry. In some houses(e.g. a two storey townhouse) the bedroom andbathroom may be upstairs. When these housesare designed as universal homes they will requireprovision for a future stair lift. In this case, thenthe upstairs as well as the downstairs doorwaysshould have clearances of 820mm. Stair lifts are

generally less expensive to install on straightstairs, rather than return or curved flights.


An ideal example: door swings are clear of anyobstructions and allow space for movement within theroom, even when all doors are open.

820MMCLEARANCES

Availability: 870mm doors are availableas standard from major Australian doorsuppliers.



Wide internal doorways provide manoeuvring space. Consider the swing of the door into circulat ion spaces toensure there is enough space around it.


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WARDROBE WARDROBE

BEDROOM

1000

MIN.

1570

APPROACH

WITH

WA RDRO E

EDROOM

1000

1350MIN.

CIRCULATION S ACE

EDROOM

7

Long uninterrupted corridor: Clearance widths at doors donot comply with AS 1428.1.

Corridor with extra circulation space: This corridorincorporates circulation space and built in wardrobes in thebedrooms, in accordance with AS 1428.1. Note that universalhousing does not require compliance with AS 1428, but it is auseful reference for movement planning.

Universal homes should have internal corridors atleast 1000m wide on at least the ground or entrylevel. The Key Design requirements in this guidepresume that primary living spaces will be providedon the ground or entry level. Where this cannotbe achieved and provision for a future stair lift isproposed instead, the upper levels should also have1000mm corridors.

Consideration should also be given to the space

required for turning movements at doors andintersections, and clearances adjacent to doors.AS 1428 includes standards for door clearances andis a useful reference for movement planning.

Design principles

Universal homes need to provide free movementbetween all the critical facilities. Wide corridorsmake it easier to move around.



No.5

wide corridors

Ensure the internal corridors on at least the

entry level have a minimum width of 1000mm.

Moving about easily

Wide corridors make it easier to move around.


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Better design, not just more space: turning

spaces at doorways and intersections can be wellused to increase the perceived spaciousness ofa home and therefore its amenity and appeal.Clever design will see the sharing of turningspaces with other uses in the home. Living areascan overlap turning areas so as to increase theoverall perceived spaciousness. Turning areascan serve several doorways simultaneously toincrease efficiency. Perceived spaciousnessthrough good design adds value.

Avoid long corridors: this will improve theefficiency of the layout and contain constructioncosts, and also provide a more universallyaccessible home. It should not be presumedthat wheelchairs and walking aids simply travelin straight lines. The designer needs a realisticunderstanding of the difficulties of manoeuvring,especially in the circumstances of compoundeddisability or frailty of older people.


An example of how a long straight corridor may be broken up to improve accessibility.

Circulation nodes: this house is planned around three circulation nodes.

Shorter corridors: corridors are shortened between circulation nodes.

Access to rooms: directly from circulation nodes.

Circulation in living rooms: direct connection between circulation nodes and wheelchair spaces.

circulation

node

circulation

node

circulation

node

corridor corridor

wheel

chair

wheel

chair


Tight corridors leave lit tle room for living.


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ourtyard

ourtyariviiing

entry

dining

e rbe oom

bedroomasterdro mo

uite r

athoom

itc e

arageourtyar

o

Single level living is the most accessible for peoplewith any type of mobility constraint. This becomesmore important as people get older. Having living,sleeping and bathroom spaces on one accessible

level will mean that people who are or become

movement impaired whether permanently or for ashort period will be able to live more independently.The concept behind universal homes is that designshould not compound already difficult life-transition

events.



No.6 main facilities

on the ground level

Ensure that the ground (or entry) level includes a

living/family room, a room or other space capableof being used as a bedroom, and a bathroom.

Simple transitions as life happens

An example of attached single storey living. See MH5 for more details.


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Universal housing does not necessarily have to be

single story, but key rooms and facilities that areessential for day-to-day living should be located onone easily accessible level.

These spaces include a living or family room, aspace that can be used for sleeping, and a universalbathroom. The sleeping area does not necessarily

have to be a dedicated bedroom. Universal housing

is about flexibility and adaptability so, for example,it may be a separate dining room or study nook thatcan be used as a bedroom in the future if required.

Design principles


Single level living is the most accessible for people with limited mobility.

For two storey universal houses, there should be a space on the ground level that can be used as a bedroom in the future ifrequired.


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Avoid compromised adaptations: universal

homes should be planned so that when groundlevel sleeping spaces (that were not originally

designed as bedrooms) need to be used, they

do not appear to be compromised spaces.


Consider placement of windows and walls prior to adaptation,in anticipation of.the post-adapted furniture layout.

The family room is now used as a bedroom with direct accessto a bathroom.

The family/media room may be used as a ground level masterbedroom. A new door provides direct access to a bathroom.

A separate family/media room accessed from the dining andkitchen areas at the rear of house.


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When it wont all fit on the ground level:

as allotment sizes decrease, there is increasingpressure to plan beedrooms and bathroomson upper floors (e.g. in a smaller two storeytownhouse). Because of such constraints onspace, some house types will be more suitablefor universal design than others. However,houses with bedrooms and bathrooms upstairs

can still be designed for universal access, by

making provision for a future stair lift. Stair liftsare generally less expensive to install on straightstairs, rather than return or curved flights.Parking space for the chair or platform of the liftshould be considered in the layout of the home.


The inclusion of a landing on a straight flight of stairs allows fora rest stop, making it more approachable, and can break thelength of a fall. Ideally the landing ought to have a purpose, abay window/observation point, a useful nook, for example.

PARKING SPACEFOR STAIR LIFT

PARKING SPACEFOR STAIR LIFT

OR SIMILAR

Parking space: allow adequate space for stair liftparking and maneouvring at top and bottom landings.(Images from w ww.prking.com.au)



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The objective of providing this space is to allowpeople with movement constraints to easilyengage in the activity of the living area. It shouldnot be considered by the designer as traditionalcirculation space, but rather as the space that allowsparticipation. It is the place of destination, it is notthe space for a u-turn of a wheelchair at the end of

the access route. Ideally, the space is not the areacreated by removing the coffee table from withinthe conversation of the lounge chairs, but the areaadjacent the lounge chairs that enables parking andmanoeuvring to participate in the conversation.

Design principles

The living room is a central focus of the home, wherea great deal of recreation and social interactionoccurs. Natural and easy access to participate in

these activities is fundamental to leading a normallife.



No.7 circulation space

in the living room

Ensure that the living or family room has at

least 2.25m diameter circulation space, clear offurniture.

A normal family life

This design feature is about providing space for people with movement constraints to participate normally in the living roomactivites.


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Spaciousness and planning efficiencies: thiscirculation area is one of the spaces whichcan easily be combined with adjunct areas tocontribute to the spaciousness of the home

and overall planning efficiency. This area shouldbe logically and directly linked to the generalcirculation through the home.


Wheelchair turning space is located centrally allowing for fullparticipation in activities in the kitchen, living and dining areasand is also accessed directly f rom the general circulation paththrough the house.

wheel chairturning circle

2.25m dia

P

wheel chairturning circle

2.25 dia

OTurning space positioned in the far corner of the living roomis illogical.


Circulation space should be central to the activities in the room.


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No.8

space in the bedroom

Ensure that the bedroom space on the ground

(or entry) level is large enough for a queensize bed and a wardrobe, with space to movearound them.

I can just have a quick lie down

The bedroom space on the ground level needs toenable easy movement in and out of the room and

around normal bedroom furnishings.

Direct and simple movement paths improveaccessibility and increase independence. Thebedroom should allow for easy manoeuvring and

easy access to the wardrobe. Space should beprovided on both sides of the bed.

Enough space: the bedroomneeds to provide circulationspace at least 1m wide on eitherside of the bed as well as spacefor manoeuvring a wheelchair.Depending on the layout of theroom, this means it needs to beat least 3.5 x 3.54m or 3.0 x 4.04mexcluding the wardrobe.

(Refer to AS 1428.2 Clause 6.2 for

further guidance).


Design principles



A universal bedroom needs to provide circulation space on bothsides of the bed, and manoeuvring space for a wheelchair.


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If the bedroom has to be upstairs: if thedesign of the house does not enable a spacethat can be used for sleeping on the groundlevel, universal access to the upper levelsmay be considered by making provision for

a future stair lift. Stair lifts are generally lessexpensive to install on straight stairs, ratherthan return or curved flights. Parking spacefor the chair or platform of the lift should alsobe considered in the layout of the home.



Direct access from the bedroom to a bathroom is good practice when designing for people with limited mobility.


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No.9 bathroom designed for

easy and independent accessI can take care of myself

Ensure that the bathroom on the ground

(or entry) level: Is at least 2.4 x 2.4m (or provision is made for this)

Has a shower with no hob and full-floor waterproofing

Has wall strengthening around the toilet (700 1500mm above the floor)

Has wall strengthening around the shower (700 1850mm above the floor)

Wet areas are among the most expensiveparts of a house to construct and torefit. They are also the more difficult tomanoeuvre within. They are the placeswhere the requirement to accommodatedifferent levels of mobility become mostapparent. It is therefore critical that wetareas are designed with flexibility to meetdifferent needs.



Bathrooms designed for universalaccess do not look institutional.


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Universal bathrooms need to provide sufficient

space, remove trip hazards and allow for futurefixtures as required.

Typically, modern houses are designed with WCsthat are separate from bathrooms. The adaptationof these designs, combining the two into one room,may provide the circulation space required forpeople who are less mobile. Where universal homesare designed with a separate WC and bathroom, the

designs should allow easy adaptation without having

to relocate any major fixtures (i.e. by removing aloose fit dividing wall only).

The bathroom is one of the key areas for potentialinjury through slips, falls and scalding. The bathroomshould be designed to reduce the risk of injury.Hobless showers will reduce the risk of trips andstrengthened walls will allow the future fitting ofgrab-rails if required.

Design principles

A loose fit wall between the WC and bathroom can beremoved to create an accessible bathroom.

A contemporary bathroom with double vanity requiring littleor no adaptation.

REMOVE WALLS,SHOWER ENCLOSURE,

BATH TUB AN DRELOCATE VANITIES

ADD NEWWALL


Wall strengthening around the shower allows for future fit ting of grabrails if required.


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If walls are to be removed: to provide future

circulation space, then they need to be non-structural, independent of the integrity ofwaterproofing systems, and not contain plumbingor electrical fixtures.

Thresholds at bathroom doors: often includea level change between tile and carpet surfaces,resulting from the different thickness of materialsover the slab. This is a trip hazard and may limitaccess for some people. It is marginally more

expensive, but a much preferred approach, toset down the slab in the area of the bathroom.This can be achieved by using alternativesize void formers in a standard waffle slabconstruction, together with localised depressionof the reinforcing mesh (subject to engineeringdesign).

The location of shower fittings: the showerrose and taps in particular should be positionedto minimise the risk of scalding. Typically this is

achieved by locating the taps adjacent to theshower opening, rather than on the facing wall,and by directing the shower rose away from theentry to the shower.

Tile selection: while tiles can be changed later ifrequired, it is a good idea to choose slip resistanttiles at the outset, to minimise the risk of slips.

The location of floor wastes: will influence

the tracking of water across normal movementpaths within the room. Consideration can begiven to the layout of fixtures to avoid creatingunnecessary hazards. Plumbing regulationsshould also be considered.


Floor wastes: A grated drain can be used for both the

shower and general drainage.

Floor wastes: Falls associated with floor waste positionscan inhibit easy movement through the bathroom.

FALL

300

80

250

CARPET ANDUNDLERDAY

Waffle slab: Threshold at bathroom door

P

HOBLESSSHOWER

O

HOBLESSSHOWER



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This is a purpose - designed bathroom for a

wheelchair user. It is designed as a luxurious ensuiteto the master bedroom. Subtle features provide forease of movement and storage of equipment in adiscreet but accessible location. The size and shapeof the hobless shower contains water spray withoutthe need for a shower screen or door, and allows acarer to operate taps without getting wet.

commode chairparking bay

wheelchairrechargestation

bedroom 2urtyard

ntry

master bedroom

wardrobe

ensuite

showerstore

Ensure the construction program allowsfor full floor waterproofing: where the WCand bathroom are initially divided,waterproofing of the floor should becontiguous, independent of any wall betweenthe bathroom and WC. If a separatingwall is used, it needs to be fitted after thewaterproofing (i.e. loose fitted). Similarly,waterproofing should continue below thebath hob to enable easy removal of the bath

in the future if required (to gain circulationspace). Careful management of theconstruction process will be required. .

Door swings and clearances: the locationand dimension of bathroom doors and theimpact of door swings on clearances withinthe bathroom are best considered in theinitial planning of the home.


Case study



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No.10 enough space

in the kitchen

Ensure the kitchen is designed with a minimum

of 2.7m between any facing walls.

I can refit the kitchen later if I need to

Independent living requires access to all utilitiesof the home. The refit of a kitchen is generallynon-structural and often, within the lifespan ofthe home, it might be expected that the kitchenwould ordinarily be refitted. Also, if people havespecial requirements for the design of the kitchen

they will generally build to suit their specific needs.

Therefore, it is generally not necessary to makespecific provisions for disability in the original designof the kitchen.

The key requirement for universal housing is toensure the space is there to provide flexibility for a

range of future needs.

2.7m between any facing walls generally allowssufficient space for wheelchair manoeuvringbetween benches tops (i.e. 2 x 600mm deep benchtops and 1500mm between them).

Most modern kitchen designs are open plan so theyalready meet this requirement.

Design principles


Most contemporary kitchens are open plan, so they already meet the spatial requirements of universal housing.


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Arrangement of kitchen fittings: (especially

the location of the sink) can have some bearingon the cost of adaptation. Where a bench iscapable of relocation, it is preferable that it doesnot contain the sink.

Safety: selection of appropriate appliances inthe original kitchen can significantly improveits safety for older people. For example, olderpeople are generally more susceptible toburns due to deteriorating skin sensitivity, andtheir burns often take longer to heal. Burns arecommon when they are required to reach across

boiling pots to adjust hotplate and oven controls.Selection of a cooktop with hotplate controlsalong the side (or front) can lessen this risk. (Sidecontrols are preferable as controls along thefront are too easily reached by young children.)

Flexible kitchen space: an open plan kitchen that is notconstrained between walls allows the space between benchesto be increased in the future if required.

1.5 M

1.5 M

2.7 M

0.6 M 0.6 M


Thinking ahead for cost efficientadaptation: ideally an efficient galley kitchenhas a corridor width of 1000-1350mm betweenbenches, compared with the minimum1500mm to enable wheelchair manoeuvring.Thoughtful design can reduce the cost of anyfuture adaptations that may be required.

Cost efficiencies are improved by avoidingbenches that require site measurement.This is achieved where the benches are not

constrained between walls (i.e. an open plankitchen). This is in fact the most commonarrangement of modern homes, where thekitchen and family rooms are combined.Open planning also allows the spacebetween benches to be increased in thefuture if required, by relocating the returnbench. Often it will be possible to ensure thatno plumbing or electrical fittings connectto this bench, or if they do, that they do notconstrain future relocation of it.




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1.55m diameter circulation space enablesaccess to appliances from a wheelchair.

Laundry orientated to allow easy access both inside andoutside.

1.55 M

DIRECTACCESS TOCLOTHESDRYINGAREA

ACCESSTHROUGHTO OUTSIDE

Independent living requires access to all utilities ofthe home.

Laundries need to provide sufficient space for easymanoeuvring which means a clear circulation spaceof at least 1.55m diameter. Laundry facilities may beprovided in separate rooms or combined with otherwet areas. They may also be designed as cupboardlaundries provided sufficient adjacent circulationspace is provided.

Design principles



No.11 enough space

in the laundry

Ensure the laundry is designed with a minimum

clear circulation space of 1.55m diameter.

I can take care of my own washing


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Laundries combined with other wet areas:

provision of a laundry as an independent utilityroom can demand a disproportionate amountof space in a modern home when consideringthe sophistication of modern appliances. It maybe warranted to consider combining the laundrywith other utility/wet areas (e.g. bathrooms) toenable sharing of circulation space and reducedtravel distances (e.g. between undressing andplacing clothes in a washing basket or machine).

Laundries as larger utility rooms: alternatively,it may be worth expanding the laundry into alarger more broadly useful utility room. Thismay be used for storage, recycling, wheelchairparking for overnight charging etc.

Cupboard laundries: laundry facilities incupboards off a passageway or other room mayborrow circulation space from the adjoining area.When designing cupboard laundries it is worthconsidering the floor surface of the adjoiningarea to avoid damage from splashes or floodingaccidents.


Laundry as larger utility room: laundry combined withstorage space, recycling and wheelchair charging etc.

Cupboard laundry: laundry borrows circulation space fromadjoining area.

5 M

SHARED

CIRCULATION

ZONE

1.55 M

2 M

Thresholds: as for other wet areas, it isappropriate to ensure a level threshold atdoorways and consider the impact of floor

grades to waste. Refer to Key Design Feature9 for more on this.



Laundry combined with bathroom and WC: to providecirculation space.

REMOVE WALLS,SHOWERENCLOSURE,

BATH TU B AN DRELOCATEVANITY

ADD NEW WALL


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No.12

low window sills

Ensure the window sills on at least the ground

(or entry) level are no higher than 730mm abovefloor level (excluding utility areas).

Im not shut in

Low sills enable a view through the window while seated in bed.

Older people are often seated more than youngerpeople, and some may be constrained to awheelchair. Lower window sills enable people to seeoutside more easily from a seated position, and sofeel connected to what is going on in the street.

This is important not only for their own health butit also improves neighbourhood safety by enablingpassive surveillance older people are often aroundto watch when others are not.

Being shut in and left alone is one of the greatfears about ageing and it is also the antithesis ofsustainable community making. Housing designought to encourage and allow controlled interactionbetween public and private zones. Windows are theprimary interface in this.



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Window sills on at least the ground (or entry) level

should be a maximum height of 730mm above floorlevel, excluding the bathroom, kitchen and laundry.

Design principles

Interface from public to private: the objectiveof this principle is to ensure that a view througha window is available from a seated position. It isalso useful to consider the progressive interface

from public to private space and the defensibilityof the private zone. People are encouraged to

participate in the public life of a street whenthey can do so on their own terms and withindefinable and defensible limits. This security isespecially important to senior people.


Local government controls and project-specific design guidelines: various councilcontrols and project-specific guidelinesmay conflict with this universal housing

requirement. Where this is the case,the specifics of the project and councilrequirements will need to be considered.

Overlooking: high window sills areoccasionally used to control overlooking ofneighbouring properties. Alternative methodsmay be appropriate, such as screening. Ideally

though, where such site specific demandsexist, the home should be designed for theprivacy of residents and neighbours alike,and windows in locations that compromiseprivacy should be avoided.



Glazed doors and low sills help to connect the inside with the outside.


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3.0

model houses

This section of the guidelines presents designs for five homes - singleand double storey, attached and detached - that demonstrate theKey Design Features.

They include some innovative approaches to design for people withlimited mobility.


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42 | Universal Housing MODEL HOUSES

The straight stair allows for a stair lift to be installedin the future if required, at minimum cost. The designalso allows space for a wheelchair turning circle andparking at the top and bottom landings of the stair.

The entry level of this house is designed to minimise traveldistances for those less mobile. A circulation node at thecentre of the ground level provides direct access to living,kitchen, garage and utility areas.

The addition of a stair lift means that the first floor of this designis also accessible for people unable to use stairs. Generousinternal dimensions of the master bedroom and ensuite meetcurrent market expectations. The shower may be modifiedlater to achieve a fully accessible bathroom.

Conversion of the family room to a bedroom provides forsingle level living at entry level. The powder room is located tobe easily adapted to an ensuite. A clear demarcation betweenthe private and public zones of the house is maintained in theadapted mode.

stair lift loading

and parking zone

stair lift loadingand parking zone

circulation

node

wheel

chair

wheel

chair

w ee

chair

chair

lc rcu

no

3.6

m

.0m

public livingspace

private livingspace

MH1

double storeydetached


45/60

nsuite

masterbedroom

bedroom edroom edro m

wir

s udy

bathrroom

kitchen

entry

form l livin gn nin

ourt

ourtyard

ining

familyldr ybathr

garage

NORTH

Universal Housing MODEL HOUSES | 43


46/60


The laundry is designed to provide adequate circulation spacein front of fittings and provides access to a rear yard utilityarea. The setback of the external wall ensures manoeuvringspace outside the laundry door.

This house is planned around three circulation nodes. Allrooms in the house are accessed from these nodes, withminimum travel distances between them. The nodes enhancethe sense of spaciousness in the house.

Wheelchair turning space of 2.25m diameter clear of furnitureis provided in the family room. It is located centrally so thata person can be a part of the activities in the kitchen/diningarea. This space provides for natural participation in the livingroom.

The open plan u-shape kitchen with freestanding bench (noimpeding wall) allows for simple conversion. All significantkitchen fittings are located away f rom the island bench.

.5

access through to

outside

5m

cc

circulation

node

circulation

node

circulation

node

ircu

n

n circul

o

n circu

n

n

wheel chair

turning circle

2.25m dia

1.5 m

MH2

single storeydetached


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family

courrtyard

ourtyard

formalliving and

dining

dining

ntry

bedroomrbedroom asteredroom

ensuitdry

athroom

studt dy kitchenar ge

NORTH



48/60


This house is designed to encourage community engagementenabling passive surveillance of the street from the kitchenand primary casual living area. This design also providesclear demarcation of the front yard into vehicular movement,pedestrian transition, and passive engagement zones for childand pedestrian safety.

This house demonstrates a plan where all key elements ofthe house are adjacent to one another, to minimise traveldistances and improve livability for people with limitedmobility.

All living areas (primarily focused towards the north)have windows down to floor level. Windows in all otherrooms have sills no higher than 700mm above floor level.Generally window proportions respond to orientation.

The house has also been designed so that the main bathroom(which includes the laundry) can be simply converted to createa fully accessible bathroom.

passive

surveillance

communityparticipation

direct link

fromcarto

kitchen

anddining

direct link

fromcarto

masterbedroom

t linkdirefro

ills no higherthan700mm above

floor level

windows downto floor leveln living areas

700mm

remove walland door

remove bathand relocatesink

MH3

single storeydetached


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iving

courrtyard

courtyard

formalining

ining

entry

edroom edroom

asterb rdroom

wir

n tii

ldry

ta rooitck nhe

a age

edroom

NORTH


50/60


The entry, hallway, living room and internal courtyard areaccessed from a single node.

This design aims to optimise use of space on a narrow site. Byremoving a section of the wall, the parking space is convertedfrom an internal garage to a secure carport and makes useof the area between the wall and the boundary to provideadditional clearance around the car.

Future conversion of the family room to a bedroom allows forall aspects of living to take place on the entry level. This househas been designed so that, following adaption, the masterbedroom and ensuite provide appropriate privacy.

Narrow designs typically generate long corridors. Here the onelong connection between living spaces is made an interestingroute of travel alongside a courtyard.

multi-usecirculation

space

ulti-useirculationspace

6.0m

`

4.0m

public

living space

privateliving

space

1m

1m

open planliving

open planliving

MH4

double storeyattached


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masterbedroom

study nook

ensuite

athroom

b droe om

bedroom

linen

voidi

living

courtyard

ourtyard

amily

dining

ntry

d y r batroom

kitchen

arage

NORTH


52/60


The design also provides innovative circulation space in thegarage by using large stackable sliding doors which fully opento provide extra circulation space around the car. When notrequired they can be fully closed.

This design presents a creative solution, with circulation spaceshared between the garage and the laundry. This means thehouse is more efficient, allowing living and dining areas to bemore generous.

The destination at the end of the corridor is a lobby fromwhich you access the private bedrooms of the house. Thelayout of the master bedroom, robe and ensuite illustrate thatfacilities designed for accessibility do not need to look or feelinstitutional.

The house also presents a modern arrangement thatrecognises the kitchen as the heart of the home. Beingcentrally located allows for passive surveillance of the streetand interior courtyard.

.m

5.0m 1.55m

sharedcirculation

zone

passive surveillance

MH5

single storeyattached


53/60


courtyard

courtyardliviiing

entry

ining

edre oom

edroomastster

eddr m

uite ry

athoom

itche

garagecourtyard

ro

NORTH


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52 | Universal Housing GOOD PRACTICES EXTRA

4.0

good practice extras

Our aim is to influence the design of mainstreamhousing so that a greater proportion of newhomes built will be suitable for older people tolive in for a longer period of time. Because ofthis, we have focussed this document on the KeyDesign Features the minimum structural andspatial requirements that cannot be changedlater without major expense.

What we have defined as other good practiceextras are features that will make a home moreflexible and practical to live in, but that canreasonably be fitted or modified later, withoutmajor expense. We have included a schedule ofthese features on the CD-ROM attached to thisguide.

As we have said, in preparing these guidelinesLandcom did not want to complicate the existing

landscape by developing a new approach thatdiffered from existing standards. So, the KeyDesign Features and good practice extras arein fact derived from the Australian Standard forAdaptable Housing (AS 4299). The schedule ofgood practice extras that is attached follows thestructure of AS 4299 (Class C design features)so it is easy to see the relationship between theLandcom guidelines and the Standard.

When Landcom was preparing its universal housing policy we separated the principles

of universal housing into two categories: the Key Design Features that we believe are

critical to build in up front, and other design features that are basic good practice.

Doors with lever handles areoften easier for older people to open.


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references


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54 | Universal Housing REFERENCES

references

The following resources and contacts may assistthose using these guidelines to gain a betterunderstanding of the principles and rationale.

Australian Standards

AS 4299 - 1995 Adaptable Housing

AS 1428.1 - 2001 Design for Access andMobility (Part 1)

AS 1428.2 -1992 Design for Access andMobility (Part 2)

Building Code of Australia

Independent Living Centre NSWwww.ilcnsw.asn.au

Australian Network

for Universal Housing Designwww.anuhd.org

Crime Prevention

Through Environmental Design (CPTED)www.aic.gov.au


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Thank you to the people that have assistedus with these guidelines and those whohave provided advice.

Project Manager

Anna PetersenLandcom

Landcom Reference Group

Camille Abbott, Anna Chubb, Steve Driscoll,Kemal Hughes, Alan OReilly, Kevin Patmore,Donna Savage, Rod Smith, Anne Sutherland,Richard Wood

Primary Consultants

Tony McBurney, Paul Richards,Gloria Lee and Andrew Elia

Integrated Design Group

Additional Consultants

John Ferrarin and Darren FaugustWT Partnership

Jane Bringolf and Marcel Allam

Independent Living CentreHeather NesbittHeather Nesbitt Planning

Advisors

Michael Scott

The Treadstone Company

Graeme Martin and Barry Smith

Colliers International

David Kennedy

University of Sydney Faculty of Health Sciences

Paul Bradley

Anglican Retirement VillagesBrian Elton

Elton Consulting

David BrownThe Urban Partnership

Rachael GaleTNS

Thank you also to the councils that providedinformation about their housing policies:

Bankstown

Baulkham Hills

Blacktown

Camden

Campbelltown

Gosford

Great Lakes

Liverpool

Newcastle

Penrith

Randwick

Shellharbour

Sydney

Wingecarribee

Wollongong

Wyong

acknowledgements

Universal Housing ACKNOWLEDGEMENTS | 55

Disclaimer

The model houses and design details in this guidehave been prepared by Integrated Design Groupfor Landcom. They are presented as concepts only.

Integrated Design Group and Landcom provide nowarranties for their use.


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56 | Universal Housing


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Universal Housing GOOD PRACTICES EXTRAS CD-ROM | 57

CD-ROM


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www.landcom.com.au

Universal Housing Online Edition 010708_1acb

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