Adaptable Housing Design AS 4299 -1995
Introduction
An adaptable house accommodates lifestyle changes without the need to demolish or substantially modify the existing structure and services. At different times, for example, the same room maybe used as an office, tv room, or a bedroom for an older relative.
An adaptable house is designed to be able to meet the changing needs of most home occupants throughout their lifetime through further modifications should the need arise. Australian Standard AS4299 -1995 Adaptable Housing, provides guidance for designing homes to accommodate varying degrees of physical ability over time.
There are 5 main principles of an adaptable house which are summarised below:
Benefits to the owner
By being able to meet the occupants needs over a greater period of time, the adaptable house reduces the need to relocate and therefore helps maintain community connections. As the design is suitable for any occupant, resale value or rentals returns are usually high.
Changes in accessibility may not always be due to age; by having an adaptable house design an owner is able to quickly respond to access needs at minimal expense.
An adaptable house accommodates lifestyle changes without the need to demolish or substantially modify the existing structure and services. At different times, for example, the same room maybe used as an office, tv room, or a bedroom for an older relative.
An adaptable house is designed to be able to meet the changing needs of most home occupants throughout their lifetime through further modifications should the need arise. Australian Standard AS4299 -1995 Adaptable Housing, provides guidance for designing homes to accommodate varying degrees of physical ability over time.
There are 5 main principles of an adaptable house which are summarised below:
- An adaptable house design is a good design for everyone and should act as the basis to develop the accommodation needs for users of all ages and abilities.
- An adaptable house should be possible at relatively little extra cost. Master Builders Association, Australia have reported that additional costs were only about 2-6%. Later modification to adaptable housing should be relatively easy to do at minimum inconvenience and minimum cost.
- Adaptable houses should have features, dimensions and materials designed for safety and ease of use and therefore provide safer houses.
- An adaptable house promotes the continuation of existing community and family networks and the Standard fits well with the current philosophy of independent living. People with disabilities and older people are now wanting to stay in their own homes as long as possible, close to established support networks and familiar surroundings.
- An adaptable house should be suitable for people with any level of ability. The adaptable house must, in its adaptable features, suit any future occupant with any type of disability.
Benefits to the owner
By being able to meet the occupants needs over a greater period of time, the adaptable house reduces the need to relocate and therefore helps maintain community connections. As the design is suitable for any occupant, resale value or rentals returns are usually high.
Changes in accessibility may not always be due to age; by having an adaptable house design an owner is able to quickly respond to access needs at minimal expense.
An illustration of some of the adaptable housing design standards.
External Features of Adaptable Housing
External features are items which are outside of the property and complement the internal features of an adaptable house. External features facilitate a living environment that provide users with easy access and independence. Some of the key principles and design factors are listed below;
Internal Features of Adaptable Housing
The internal features of an adaptable house help to provide an environment which is easy to move around and feels safe and secure. Some of the key principles and design factors are listed below:
Classification levels
The adaptable housing checklist (appendix A) contained in the Standards, is a list of essential features which need to be incorporated into a housing unit for it to be termed an adaptable house.
A higher level of 'Adaptable House' classification may be achieved by incorporating some or all the desirable elements
How does an 'adaptable house' classification differ from a livable housing quality mark accreditation?
Both adaptable housing classification certification and the livable housing quality mark accreditation promote the same benefits and goals of housing adaptation features.
Both have similar performance levels classification levels;
The adaptable housing standard AS 4299-1995 is used and embedded into council regulation as opposed to the Livable Housing design Guidelines which is generally a voluntary Government and industry initiative. This is unless the LHD guidelines are embedded in planning legislation such as Development Control Plans adopted by some local authorities.
Next Steps
Obvius Access can complete a comprehensive adaptable housing audit based upon the Australian Standards AS 4299 -1995 and provide any recommendations. We are also able to provide design advice in relation to plans, pre adaptable housing build.
Please contact us on [email protected] or 1800 952 311.
External features are items which are outside of the property and complement the internal features of an adaptable house. External features facilitate a living environment that provide users with easy access and independence. Some of the key principles and design factors are listed below;
- To provide for direct and level access from the driveway and car to the house.
- Provide adequate car parking with cover over at least one space to allow people to move safely and easily between the house and car.
- To design for and create a safe and accessible entrance to the house.
- Provide fittings and features that provide a high level of security for the occupants.
- Create a well designed outdoor space that provides good amenity and is easy to move around.
Internal Features of Adaptable Housing
The internal features of an adaptable house help to provide an environment which is easy to move around and feels safe and secure. Some of the key principles and design factors are listed below:
- Wheelchair/walkers users should be able to freely access all the essential areas of the house without assistance.
- Provide wide corridors and internal doors to allow for easy movement internal to the dwelling.
- Bathrooms should be designed for safe, easy and independent access.
- Design the living and bedroom areas to ensure good movement, amenity and enjoyable spaces are provided.
- The laundry room should allow for easy use to wash clothes.
- Design an efficient usable kitchen which can facilitate easy cooking.
- Ensure that all controls are easy to operate by anybody with finger or hand disabilities.
- Select windows with a low sill height that provide maximum security and safety.
- Provide sufficient lighting for the safety and operational needs of all the occupants.
- Incorporate all the principles of energy efficiency into house design.
- Incorporate good design with correct building material selection to eliminate the need for maintenance and reduce day to day upkeep that requires special skills or ability.
- Identify features and hazards.
Classification levels
The adaptable housing checklist (appendix A) contained in the Standards, is a list of essential features which need to be incorporated into a housing unit for it to be termed an adaptable house.
A higher level of 'Adaptable House' classification may be achieved by incorporating some or all the desirable elements
- Adaptable House class 'A' - all essential and desirable features incorporated
- Adaptable House class 'B' -s all essential and 50% desirable features incorporated, including all those notated 'first priority'
- Adaptable House class 'C' - all essential features incorporated
How does an 'adaptable house' classification differ from a livable housing quality mark accreditation?
Both adaptable housing classification certification and the livable housing quality mark accreditation promote the same benefits and goals of housing adaptation features.
Both have similar performance levels classification levels;
- A, B and C in adaptable housing and
- Quality mark accreditation levels Silver, Gold and Platinum in the livable housing guidelines.
The adaptable housing standard AS 4299-1995 is used and embedded into council regulation as opposed to the Livable Housing design Guidelines which is generally a voluntary Government and industry initiative. This is unless the LHD guidelines are embedded in planning legislation such as Development Control Plans adopted by some local authorities.
Next Steps
Obvius Access can complete a comprehensive adaptable housing audit based upon the Australian Standards AS 4299 -1995 and provide any recommendations. We are also able to provide design advice in relation to plans, pre adaptable housing build.
Please contact us on [email protected] or 1800 952 311.
