Introduce the Silver Livable Housing Design Standards into NSW

Author: Anna Attia | Publish date: 09/09/2024

Problem Identification: 

In NSW, new housing developments do not have to offer basic accessibility for all people.

NSW is one of two states in Australia that has not implemented the Silver Livable Housing Design Standards model into State legislation or building codes.

This means that thousands of people in NSW who live with a disability may find it challenging to find appropriate housing.

Context: 

The NSW Building Code sets out rules which all new buildings in NSW must follow. For example, it covers considerations such as the structure of buildings, fire safety, and sustainability. Compliance with the NSW Building Code is mandatory for all new building work in the state.

The Silver Livable Housing Design Standards outlines 7 design features that new houses should have to make them more accessible for those living with a disability. These include:

1. a safe, step-free path from the street or parking to a level dwelling entrance, 

2. at least one level (step-free) entrance into the home

3. internal doors and corridors that allow easy, unobstructed movement, 

4. a ground-level toilet that is easily accessible

5. a bathroom with a hobless shower recess, 

6. reinforced walls in key areas (toilet, shower, bath) for future grab-rail installation, and 

7. stairways designed to minimise injury risk. 

The Australian Building Codes Board's modelling indicates that implementing these standards could increase the cost of a new build by only about 1%. 

The Summer Foundation, Building Better Homes, and National Disability Services advocate for the integration of Silver Livable Housing Design Standards in NSW. They say this could ensure that newly built homes are designed with accessibility in mind, providing safer and more inclusive living environments for people with disabilities from the outset, thus, making it easier for individuals to live independently and comfortably.

There is a strong precedent for implementing these standards across Australia. All other Australian states, aside from WA, have implemented the Silver Livable Housing Design Standards into their code and policy. 

Solution Identification: 

Amend the NSW Building Code to incorporate the Silver Livable Housing Design Standards.

This could ensure that individuals living with a disability in NSW can more easily access suitable housing. 

Advice:

The NSW Minister for Housing should amend the NSW Building Code to incorporate the Silver Livable Housing Design Standards at the next opportunity.

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Public Support: 

1. Summer Foundation

2. Building Better Homes

3. National Disability Services (NDS)

Where to go to learn more: 

1. Summer Foundation - Find out more about the campaign here 

2. Livable Housing Australia - Find the Silver Livable Housing Design Standards here

3. Housing design standard - Read about the standards implemented in Queensland here

4. Building Better Homes - Read about the campaign here

Human Perspective:

Ruby was born with spina bifida and is a wheelchair user. She says that finding a house that ensures her independence has been difficult. It wasn’t until the age of 12 that Ruby’s family found a house with a ramp in the front. Her parents spent thousands of dollars in order to renovate the bathrooms in the house to make them accessible for Ruby, which was financially difficult for her family at the time. The 26-year-old recently moved with a friend into a newly-built house that was not wheelchair-friendly. There was a step in front of the house and no ramp at the front. Ruby found this dehumanising and undignified. She hopes that NSW will implement the Silver Livable Housing Design Standards so that all new properties can be more accessible.

To protect the anonymity of those involved, this is a fictionalised account drawn from an amalgamation of real-life stories, experiences, and testimonials gathered during the research process for this brief. Any resemblance to actual individuals is purely coincidental.

Conflict of interest/acknowledgment statement: 

N/a.

Support 

If your organisation would like to add your support to this paper or suggest amendments, please email Info@foreaustralia.com. 

Reference list: 

Australian Building Codes Board (2019) Australian Building Codes Board https://www.abcb.gov.au/

Australian Building Codes Board (2022) Livable housing design standards https://ncc.abcb.gov.au/sites/default/files/resources/2023/Livable-Housing-Design-Standard-2022-1.3.pdf

Brisbane City Council (2023) Building and development compliance  https://www.brisbane.qld.gov.au/planning-and-building/do-i-need-approval/types-of-approval/building-and-development-compliance

Building Better Homes. New South Wales (2024). https://buildingbetterhomes.org.au/new-south-wales/

Summer Foundation. (2024, July 22) Stop housing discrimination in NSW. https://www.summerfoundation.org.au/stop-housing-discrimination-in-nsw/

Convery, S. (2022, August 29) NSW’s rejection of basic accessible home standards ‘salt in the wound’ for disabled people. The Guardian  https://www.theguardian.com/australia-news/2022/aug/29/nsws-rejection-of-basic-accessible-home-standards-salt-in-the-wound-for-disabled-people

Nichols, S. (2024, August 6) Disability and older Australian advocates demand NSW government make residential accessibility standards mandatory. ABC News  https://www.abc.net.au/news/2024-08-06/advocates-nsw-standards-residential-building-disabilities/104179526

Housing Act 2001 (NSW) https://legislation.nsw.gov.au/view/html/inforce/current/act-2001-052

Livable Housing Australia (n.d.). LHA Silver  https://livablehousingaustralia.org.au/lha-silver/

State Environmental Planning Policy (Housing) 2021 (NSW) https://legislation.nsw.gov.au/view/html/inforce/current/epi-2021-0714

Xioa, A. Push for NSW and WA to join national accessible building code to future-proof housing for ageing population (2024, April 27). ABC News https://www.abc.net.au/news/2024-04-27/are-new-houses-suitable-for-disabled-ageing-population/103772542