Design Brief - TAC
Design BriefVersion 7
PREFACEResidential Independence Pty Ltd (RIPL) delivers housing to meet the needs of clients of theTransport Accident Commission (TAC) who have been seriously injured as a result of a transportaccident and are living with neurotrauma.RIPL delivers very highly accessible housing that is above the Platinum level of the Livable HousingDesign Guidelines (discussed later in this document). This standard is required to empower ourresidents to achieve their goal of living independently within their own home.This Design Brief has been created to document our minimum design requirements, while providingscope for innovation and flexibility.In the development of the Design Brief, extensive consultation has occurred with numerous groupsincluding clients, their families, support providers, occupational therapists and access consultants.This version of the Design Brief includes all learnings to date based on our six completeddevelopments. This includes the learnings from the independent post-occupational evaluations ofthese developments. It also includes changes to bring the document in line with the fourth edition ofthe Livable Housing Design Guidelines, released in mid-2017.It is acknowledged that the design of accessible housing and assistive technology is rapidly evolving.We therefore encourage your feedback on the Design Brief, so that we may continue to further refineit to the benefit of the TAC’s clients and the housing industry more broadly.Thank you on behalf of the TAC and the RIPL team and we trust that you find this Design Briefinformative and useful.Ben CarterGeneral Manager,Residential Independence Pty Ltd2RIPL Design BriefVersion 7.0
CONTENTSPREFACE. 2CONTENTS . 3Background . 5RIPL’s Design Brief . 5Development & Review . 5Standards for Accessible Residential Housing . 6Site Selection . 6Design Objectives . 7Design Principles (Universal Design) . 7Australian Standards for Accessible Design & Adaptable Housing . 8Livable Housing Design Guidelines . 9Flexible Design . 9Personalisation . 10Visual Appropriateness . 10Privacy & Community . 10Durability & Low Maintenance . 111. The Site . 121.1 Site Selection . 121.2 Privacy & Community . 122. External Areas . 132.1 Car Parking & Storage . 132.2 External Paths . 142.3 Gardens. 153. External Fixtures & Fittings . 163.13.23.33.43.5Gates & Fences . 16Mailboxes . 16House Identification Numbers . 16Rubbish Bins . 17Washing Lines . 174. Internal Areas . 184.14.24.34.44.5Kitchen . 18Bathrooms . 21Living / Meals Area . 24Bedrooms . 24Laundry . 265. Internal Finishes . 275.1 Surfaces . 275.2 Walls. 275.3 Floors . 286. Doors, Windows & Corridors . 296.1 Doors . 296.2 Windows . 306.3 Corridors. 303RIPL Design BriefVersion 7.0
7. Services . 317.1 Supply . 317.2 Controls . 317.3 Electrical Power . 317.4 Hot Water . 327.5 Lighting . 327.6 Telephone Points . 337.7 Television Outlets & Antennas . 337.8 Heating, Cooling & Ventilation . 347.9 Assistive Technology . 347.10 Acoustics . 367.11 Energy Efficiency . 367.12 Fire Risk Management . 377.13 Appliances . 384RIPL Design BriefVersion 7.0
BACKGROUNDThe lack of affordable and accessible housing was identifiedas a key barrier for some of the TAC’s most seriously injuredclients regaining their independence. This issue is not limitedto TAC clients, but also to the wider disability sector. Demandfor affordable and accessible housing far outstrips supply,and funding to date has not been sufficient to address theneeds of the wider disability community.In 2009, the TAC Board considered options to address thisshortage of accessible housing options for its clients, andembarked on a strategy to invest in disability infrastructure.In 2010, the TAC Board endorsed the formation of theResidential Independence Trust (RIT) and its trusteecompany Residential Independence Pty Ltd (RIPL) todevelop housing for its clients.RIPL’s current tenant base consists of TAC clients who havebeen seriously injured as a result of a transport accident.These individuals may have an acquired brain injury, a spinalcord injury or a combination of both. The intention of the RIPLmodel is to (1) enable tenants to achieve greaterindependence leading to significant improvements in tenantoutcomes, tenant experience and quality of life measures;and (2) assist with the financial viability of the TAC schemethrough savings and avoidance of rises in future attendantcare costs.One of the ancillary aims of the RIPL program is to buildawareness of the RIPL model throughout the housing andsocial insurance sectors and also build an evidence basethat can be used by other organisations to deliver similarinitiatives. In this way, the RIPL model may drive positivechange throughout the wider housing and social insurancesectors.RIPL’s Design BriefCurrently there is no single design standard or combinationof standards to sufficiently meet the housing needs of ourtenants. RIPL therefore developed this Design Brief todocument our minimum design requirements.The Design Brief provides flexibility for different types ofhousing, such as independent living units and apartments. Itaims to deliver housing that: maximises tenant independence and autonomy; reflects tenants wishes, needs and desires for theirhomes and the ways they wish to live; facilitates the effective and efficient provision of onsiteshared support; and recognises the importance and value of efficient andnecessary supports for our tenants while balancing thiswith the ‘dignity of risk’ that is fundamental to enablingpeople to live full and independent lives.This Design Brief has been developed to be very prescriptivein parts, while other parts are aimed at performance typerequirements to allow flexibility for different housing models,designs and configurations.Development & ReviewIn the development of this Design Brief, the TAC met withclients, their families, support providers, occupationaltherapists, hospitals and other TAC stakeholders. Duringthis process a number of important themes emerged whichwere necessary to identify, understand and address in thedesign of successful housing. It was recognised that theneeds of prospective RIPL tenants varied considerably dueto: The nature of their injuries, which can vary considerablydue to the diverse nature of acquired brain and spinalcord injury.The effect of their injuries on their lives and their ability toundertake activities of daily living. Some have greater support requirements, whilstothers live independent lives, with very little support. The length of time post-accident. adjustment that this involves; for others theiraccident was many years ago.However, there were also commonalities: All aim to achieve as much independence as possible. Most are young (18 – 45 years). Most live on their own, or aim to do so in the future.Overwhelmingly, the stated desire of RIPL tenants is tomaximise control over their own lives, including: where, how and who they live with; control over the support they receive; to be able to achieve as much independence in their livesas possible and to have available the option of doing asmuch for themselves as they are able; and to live somewhere that feels like and is their home, not aninstitution.Some have only recently been injured and are juststarting out on the path of their life after theiraccident with all the turbulence, upheaval andVersion 7.0RIPL Design Brief5
Standards for Accessible Residential HousingThe design standards that specifically relate to accessibleresidential housing are varied. There is very little in the wayof legislative compliance for access provision for BuildingCode Australia (BCA) Class 1 dwellings. Class 2 dwellingshave some compliance requirements in accordance with theAccess to Premises Standards. However, this is limited toaccessible paths of travel from street boundaries toapartment doors, and the provision of accessible apartments(quantity and distribution) within developments.The Livable Housing Design Guidelines, as published byLivable Housing Australia, have not been legislated inAustralia, and are therefore optional to adopt during a designprocess. The Design Brief is compliant with ‘Platinum Level’requirements of the Livable Housing Design Guidelines (andin many cases exceeds these requirements). However,achieving even the Platinum standard of these requirementswill not necessarily meet the needs of our tenants.The housing and disability sector regularly adopts parts ofAS 1428.1 or AS 1428.2. However it should be noted thatthese standards only relate to access provision to publicbuildings, they only accommodate approximately 80% ofpeople with a disability and the majority of references relateto wheelchair access provision.It is recognised that in many areas the minimumrequirements of AS 1428.1, AS1428.2 and AS 4299 are notsufficient, and that design features which exceed AustralianStandards are necessary to achieve a successful ‘inclusive’design. For example, this document recommends theprovision of 1020mm doors to achieve a minimum clearopening of 950mm, in lieu of the 850mm per AS 1428.1(2009) Clause 13.2.Site SelectionThere is a lack of suitable independent housing for the TAC’sclients with good community connection that is close to theirsupport networks.Tenants and their families want to be located close to eachother.The TAC therefore identifies geographical areaswhere there is an unmet demand for suitable housing. RIPLthen locates and acquires suitable land or developments inresponse to this identified need.RIPL takes into account the following criteria when selectingsites or development opportunities: eling distance to facilities and amenities,including: shops, supermarkets, cafes, take-away foodstores (ideally a large, modern and accessibleindoor air-conditioned shopping centre); accessible public transport (particularly the train); health services; social / community groups (e.g. clubs, churches,neighbourhood houses); places of employment / training; and leisure / sports facilities (e.g. movies, swimmingpools, gyms).The site itself must be level (or near level) and there must beaccessible paths of travel to the local facilities and amenities.A clinical Occupational Therapist shall conduct anassessment of external paths of travel during site selection,which includes connection to community facilities, shops andaccessible public transport (particularly train).If apartment style housing is considered, preference is for theapartment to be located on the ground floor to eliminatereliance on lifts.Note: Feedback from tenants and other stakeholders is that being close to accessible shops was more important than being closeto public transport. Being close to accessible shops gives the person the opportunity for independence and social interaction (e.g.being able to do their own grocery shopping, buying take-away food or meeting friends socially).RIPL commits to addressing local community access limitations in partnership with local authorities where possible. This caninclude addressing uneven footpaths and poor pedestrian crossovers.6RIPL Design BriefVersion 7.0
Design Objectives The objectives in the design of a development are to: help tenants to achieve their goal of living independentlyin their own home;achieve Platinum level accreditation against the LivableHousing Design Guidelines;respond to the desires and aims of what tenants wantfor their lives and their homes (i.e. a ‘home like’environment that facilitates their independence);be accessible for the broad range of tenants living withneurotrauma, as well as their families and friends;encourage and support social and communityparticipation;maximise the efficiency and effectiveness of the sharedsupport model of care;incorporate Universal Design Principles & LivableHousing Design Guidelines – to ensure the housing isversatile and appropriate for a diverse range of peopleat different stages of their lives; provide a healthy, safe and secure environment fortenants;provide a healthy, safe and efficient work environmentfor support staff;be thermally, visually and acoustically comfortable;be functional, durable, flexible, low maintenance andcost effective;be sustainable and energy efficient;be designed with the capacity for cost effectivecustomization;be able to be resold on the open market, should theTAC/RIPL wish to sell any or all of the housing in thefuture;create an environment which can be personalised to theindividual’s tastes and preferences;enable privacy; ence.Design Principles (Universal Design)Universal design is the design of products and environmentsto be usable by all people, to the greatest extent possible,without the need for adaptation or specialised design.The Universal Design Standards provide fundamentaldesign principles that underpin RIPL’s Design Brief, asdetailed below.PRINCIPLE ONE: Equitable Use - The design is usefuland marketable to people with diverse abilities.For example: The overwhelming feedback from RIPLtenants was that their house should look and feel like anyother house or home, not an institution.Guidelines:1a. Provide the same means of use for all users: identicalwherever possible; equivalent when not.1b. Avoid segregating or stigmatising any users.1c. Provisions for privacy, security and safety should beequally available to all users.1d. Make the design appealing to all users.PRINCIPLE TWO: Flexibility in Use - The designaccommodates a wide range of individual preferencesand abilities.For example: Providing plenty of space for benchtopappliances such as microwaves, toasters, etc., in addition toovens and cooktops to accommodate varying levels ofcooking/meal preparationPRINCIPLE THREE: Simple & Intuitive Use - Use ofdesign is easy to understand, regardless of the user’sexperience, knowledge, language skills or currentconcentration levels.For example: In the selection of appliances such as ovens,avoid appliances with unnecessary and complicatedfeatures.Guidelines:3a. Eliminate unnecessary complexity.3b. Be consistent with user expectations and intuition.3c. Accommodate a wide range of literacy and languageskills.3d. Arrange information consistent with its importance.3e. Provide effective prompting and feedback during andafter task completion.PRINCIPLE FOUR: Perceptible Information - The designcommunicates necessary information effectively to theuser, regardless of ambient conditions or the user’ssensory abilities.For example: Handles should be a contrasting colour to thecupboards they are affixed to.Guidelines:4a. Use different modes (pictorial, verbal, tactile) forredundant presentation of essential information.Guidelines:4b. Provide adequate contrast betweeninformation and its surroundings.2a. Provide choice in methods of use.4c. Maximise ‘legibility’ of essential information.2b. Accommodate right or left-handed access and use.4d. Differentiate elements in ways that can be described(i.e. make it easy to give instructions or directions).2c. Facilitate the user’s accuracy and precision.2d. Provide adaptability to the user’s pace.Version 7.0essential4e. Provide compatibility with a wide variety of techniquesor devices used by people with sensory limitations.RIPL Design Brief7
PRINCIPLE FIVE: Tolerance for Error - The designminimises hazards and the adverse consequences ofaccidental or unintended actions.Guidelines:6a. Allow user to maintain a neutral body position.6b. Use reasonable operating forces.For example: The provision of thermostatically controlled hotwater supply and induction cooktop.6c. Minimise repetitive actions.6d. Minimise sustained physical effort.Guidelines:5a. Arrange elements to minimise hazards and errors: mostused elements, most accessible; hazardous elementseliminated, isolated or shielded.5b. Provide warnings of hazards and errors.PRINCIPLE SEVEN: Size & Space for Approach & Use Appropriate size and space is provided for approach,reach, manipulation, and use regardless of user’s bodysize, posture, or mobility.5c. Provide fail-safe features.For example: Within kitchens provide range hood controlsat bench height.5d. Discourage unconscious action in tasks that requirevigilance.Guidelines:PRINCIPLE SIX: Low Physical Effort - The design can beused efficiently and comfortably with a minimum offatigue.For example: Keeping items at eye level is particularlyimportant for tenants with an ABI where peripheral vision ormemory impairment may be an issue.7a. Provide a clear line of sight to important elements forany seated or standing user.7b. Make reach to all components comfortable for anyseated or standing user.7c. Accommodate variations in hand and grip size [anddexterity].7d. Provide adequate space for the use of assistive devicesor personal assistance.Australian Standards for Accessible Design & Adaptable HousingUniversal Design outlines the underlying design principles which aim to achieve environments that are functional for people of allabilities. However, it is the accessible and adaptable Australian Standards that attempt to capture and codify these principles inthe AS 1428 suite and AS 4299. AS 1428.1 (2009) General requirements for access –New Building Work is Part 1 of the AS 1428 suite ofAustralian Standards – Design for Access and Mobility.The objective of AS 1428.1 (2009) is to “provide buildingdesigners and users . with the minimum designrequirements for new building work to enable access forpeople with disabilities” (AS 1428.1: 2009 p.2). Someissues to note with AS 1428.1 (2009), include: This standard is largely focused on design forwheelchair users, with some requirements for designfor people with ambulant disabilities and people withvision impairments. This standard may not fullyaddress the specific needs of other people withdisabilities, such as people with acquired braininjuries, hearing impairments, learning difficulties ormental health issues. This standard provides enhanced requirements foraccess beyond AS 1428.1 (2001). In this respect, itis largely superseded by AS 1428.1 (2009). Howeverthis standard also covers items (such as fit out andfurnishings) which are outside of the scope of AS1428.1. The standard is applicable to public buildings,workplaces, commercial and multi-unit residentialdevelopments, rather than individual units andhomes.8RIPL Design BriefAS 4299 (1995) Adaptable Housing StandardThe intention of the adaptable housing standard is toprovide information and guidelines specifically for thedesign of accessible residential buildings. The standardprovides information and guidance on the detailed designof housing including joinery, fixtures and fittings. AS4299 recognises that in designing only in accordancewith AS 1428.1, a home may be built for a ‘generic’person, while not being well-suited for any particularindividual. The intention of the standard is to accommodate 80%of people with a disability. Not all people with adisability will therefore be accommodated. The standard outlines minimum design requirementsonly. Because this standard refers to minimumrequirements only, many people using a mobility aidstill find environments designed in accordance withAS 1428.1 difficult to navigate.AS 1428.2 (1992) Australian Standard Design forAccess and Mobility Part 2: Enhanced and additionalrequirements – Buildings and facilities. An adaptable house is one that, while it may not beinitially accessible for all tenants, it has the ability - withrelatively minor adaptation - to be suitable for a variety oftenants with varying abilities and disabilities. Adaptable housing is designed with consideration tofeatures that are difficult to change later, such as: Locations of structural walls;Version 7.0
Load bearing structures, e.g. ceilings;pan suitably located to avoid the need for alterations to thesewer; however the height of the washbasin may be adjustedif required. Door widths; and Locations of some services.As discussed in Section 1.3, it is recognised that in manyareas the minimum requirements of AS 1428.1, AS1428.2and AS 4299 are not sufficient for our tenants, and thatdesign features which exceed Australian Standards arenecessary to achieve a successful design outcome.Thus, for example, an adaptable house may have a nonstructural partition wall between a bathroom and a toilet,which may enable the provision of a larger accessiblebathroom in the future. Or a bathroom may have the toiletLivable Housing Design GuidelinesRIPL’s Design Brief delivers accessible housing, which is equal to or greater than Platinum Level requirements of theLivable Housing Design Guidelines.The Platinum level design elements of the Livable Housing Design Guidelines, which underpin RIPL’s Design Brief, are detailedbelow.Element 1: Dwelling Access - A safe, continuous, stepfree pathway from the street entrance and/or parking area toa dwelling entrance that is level.Element 9: Laundry Space - Designed to support ease ofmovement between fixed benches and to support easyadaptation.Element 2: Dwelling Entrance - At least one level (stepfree) entrance into the dwelling to enable home occupants toeasily enter and exit the dwelling.Element 10: Ground (or entry level) Bedroom Space There is a space on the ground (or entry) level that can beused as a bedroom.Element 3: Internal Doors & Corridors - Facilitatecomfortable and unimpeded movement between spaces.Element 11: Switches and Powerpoints - Located atheights that are easy to reach for all home occupants.Element 4: Toi
This Design Brief has been created to document our minimum design requirements, while providing scope for innovation and flexibility. In the development of the Design Brief, extensive consultation has occurred with numerous groups including clients, their families, support p
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