Mixed Use Planning and Development For 21st Century Diversity

B21
Mixed Use Planning &

Development for the 21
st

Century
www.HumanCenteredDesign.org
November 17, 2011
Socially Sustainable Design
Build Boston
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Welcome
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Copyright Materials
Session Objectives
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Design has a powerful
effect on our sense of
confidence, comfort, and control!
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accommodates the needs of a wide range of
people without segregation
anticipates and celebrates the diversity of
human ability
provides a route to social sustainability
Presenters
Barbara Knecht, R.A. Director of Design IHCD
(Moderator)
Dr. Richard T. Simmons, Professor, School of
Architecture and Construction, University of Greenwich,
London; Former CEO (CABE), UK
Susanne Stadler, Architect/LEED AP, Stadler &
Architecture/Interior Design

www.HumanCenteredDesign.org
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!Interdependence was our natural condition. Do we still need it? Do we still want it?
!Mixed-use can clearly be popular with elders, but only if its safe, well designed
and well managed. Can we do it?
!Its obviously easier to start afresh on a greenfield site by the coast; can we make
existing neighbourhoods so elder-friendly that they really want to stay in our
communities?
!Can we stretch our notions of mixed use?
!What design principles promote human centered solutions?
!How can architects, builders and developers work together to provide community
based models?
!Can this model redefine mixed-use as a combination that goes farther than just
combining housing and retail?
Questions
AT HOME WITH GROWING OLD
Stadler &
Architecture/Interior Design/Life Cycle Design
I m a g i n a t i v e P r a c t i c e s
I n M i x e d U s e
P l a n n i n g & D e v e l o p m e n t s
F o r T h e 2 1
ST
C e n t u r y
Stadler &
WHAT WAS OUR IMAGE
OF THE 21
ST
CENTURY?
2001 A Space Odyssey
Stadler &
Brazil
Stadler &
WHAT IS THE REALITY?
Stadler &
TRENDS and FUTURE
DEVELOPMENT
INDIVIDUALIZATION
HEALTH
ECOLOGY
AGING
MOBILITY
Source: Matthias Horx, Futurologist
Stadler &
A DEMOGRAPHIC SHIFT
Source: Stanford Center for Longevity
Stadler &
EVERY HOME IS POTENTIALLY A
HOME FOR OLD AGE
1. The number of people living alone is
increasing with old age
2. 46% of households 65+ were suburban
households in 2008.
3. Most people want to age in their own
homes.
Stadler &
NEW AGE
Stadler &
BEST PLACES TO RETIRE?
BOOM FOR LIFE, PALM SPRINGS
HIP AND COOL
Stadler &
BOZEMAN, MONTANA
QUAINT AND COZY
Stadler &
VILLAGE STREET, ANDALUSIA, SPAIN
OLD WORLD CHARM
Stadler &
Village Street, The Villages. Florida
STANDARDIZED UNIFORMITY
Stadler &
An Age-friendly city is an inclusive and
accessible urban environment that promotes
active ageing.
WHO GLOBAL NETWORK OF AGE-FRIENDLY CITIES
A society for all ages is multigenerational. it is
age-inclusive, with different generations
recognizing , and acting upon, their commonality
of interest.
KOFI ANNAN
AT HOME WITH
GROWING OLD
Stadler &
Social Sustainability =
Supporting Human Needs in
Planning and Design
Stadler &
HUMAN NEEDS AS MOTIVATORS
I feel supported in my
safety and health
I belong
I have access
Stadler &
A SENSE OF SAFETY
Stadler &
A SENSE OF BELONGING
Stadler &
A SENSE OF EXPANSION
AND ACCESS
Stadler &
Exploring Precedents:
Stadler &
A WAY OF LIFE
Sarg Fabrik Vienna Austria: Housing, Bath
House, Cultural Center, BKK-3 Architekten
Stadler &
A CIVIC CARE BUILDING
Nursing Home, Hainburg, Austria, Christian Kronaus +
Erhard An-He Kinzelbach
Stadler &
HOME AS POINT OF CARE
Zen Hospice Project, San Francisco
Stadler &
POINT OF CARE FOR OLD AND YOUNG
Senior housing and Preschool, Austria,Kadawittfeld
Architektur
Stadler &
A MARKET PLACE
Living in a market: Swans Market, Oakland, Ca, Pyatok
Architects
Stadler &
AT HOME AND ABROAD
Mission Creek, Senior Commmunity, San Francisco, Ca,
Santos Prescott and Associates Design Architects
Stadler &
AN ARENA
Soccer
Stadium
Senior
Housing
St. Jacobs Park, Basel, CH, Herzog DeMeuron Architects
Stadler &
A LIBRARY OVER A TRANSPORT HUB
Main Library, Vienna, Austria, Ernst Mayr Architect
Stadler &
Partnership Adaptability Mobility
Redefine Principles Of Socially
Sustainable Mixed Use Development
Stadler &
At Home With Growing Old
Apartment A
Stadler &
Apartment A
1 Kitchen
2 Fitness
3 Study
4 Sleeping Room
5 Bathing/Dressing/Toiletry
6 Warm Wall
1
2
3
4
5
6
5
5
Stadler &
Apartment A
Stadler &
Apartment A
Stadler &
Apartment A
Stadler &
Apartment A
Stadler &
Stadler &
What can we as architects contribute to
make socially sustainable design a reality?
What alliances have to be formed to make
this happen?
What is holding us back?
Stadler &
www.stadlerarch.com
www.athomewithgrowingold.com
Stadler &

Richard!
Simmons!
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lnsuLuLe for Puman CenLered ueslgn aL 8ulld 8osLon: 821-Mlxed-use plannlng
and developmenL for 21sL cenLury dlverslLy
17 november 2011

Richard!
Simmons!
Why do elders matter?

Richard!
Simmons!
Why three score years and ten?
Extensive longevity appears to be a novel
feature of Homo sapiens
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Richard!
Simmons!
Get out of that!
In order to change the world, you have to
get your head together first Jimi Hendrix

Richard!
Simmons!
The human adaptive complex
! Highest-quality food resources
! Learning-intensive, sometimes
technology-intensive, and often
cooperative food acquisition
techniques
! A large brain to learn and store a
great deal of environmental
information and develop creative
food acquisition techniques
! A long period of juvenile
dependence to support brain
development and learning
! Low mortality rates, generating a long
productive life span and a high ratio
of adult producers to juvenile
dependents

Richard!
Simmons!
aka the Grandmother Hypothesis
! A three-generational system
of downward resource flows
from grandparents to parents
to children
! Biparental investment, with
men specializing in energetic
support and women
combining energetic support
with direct care of children
! Marriage and long-term
reproductive unions
! Co-operative arrangements to
reduce variance in food
availability

Richard!
Simmons!
Traditionally, then, we needed
elders to:
! Share childcare
! Retain, share and
transmit knowledge,
skills, techniques and
wisdom
! Share resource gathering
and distribution
! Reinforce kinship and
societal bonds
! Develop, sustain and
transmit societal norms of
behaviour (e.g. laws and
traditions)
! Provide resilience

Richard!
Simmons!
But in our atomised and alienating
industrial and post-industrial societies

Richard!
Simmons!
Our model of aging is binary and
linear: independence to dependence

Richard!
Simmons!
Interdependence

Richard!
Simmons!
What elders say they want
! Choice
! To be near friends and
relations
! A homely home
! Accessible neighbourhoods
! Accessible, good quality
services and care
! Privacy and security and
! The ability to mix with the
wider community
! Recognition that age is not
their only social identity
equality and diversity
! Involvement in design and
management
! High quality design 1
Homes for
our old age
Independent
living by design

Richard!
Simmons!
Inclusive Design for
Getting Outdoors www.idgo.ac.uk
! Survey of 770 UK elders aged 65+:
! Elders go out more if there is a fine grain mix of
uses, or the area is purely residential
! Quality of life (e.g. safety, air quality, trustworthy
neighbours) is perceived to be higher in residential
than mixed-use neighbourhoods
! Elders prefer low density areas
! Elders prefer villages/small towns over cities/town
centres
! Elders prefer small blocks, greenery, small setback
from home to street, good local services

Richard!
Simmons!
Illustrations

Richard!
Simmons!
Darwin Court, Southwark, London
! Rehoused elders from demolished project
nearby
! Mix between extra care and general needs
! Health facilities, caf, IT suite and pool shared
with community
! Kept elders part of local community
Darwin Court 15
Modern lift technology has meant that frail and
older people have no problem getting to their flats.
Although the bedrooms are fairly small, each unit has
a spare room which can be used by relatives and
there is a separate guest room that can be booked.
Sixteen flats were designed for frail older people
from the start. Peabody accepted the architects
proposal of designing the remaining flats as good-
quality, general needs housing, with level access
and the potential for adaptability in future.
At the start, some tenants were surprised that the
resource centre was not exclusively for their use.
It is a challenge to co-ordinate the needs of the
different groups that rent the spaces at low cost with
the needs of the tenants. Making the caf appealing
to both locals and tenants has also been a problem.
It is operated by Peabody, through agency workers,
but only during the week. Peabody would not build a
swimming pool again as it has been hugely expensive
to run, but the trust is committed to running it as a
community resource.
Residents views
Many residents came from the neighbouring Aylesbury
Estate, earmarked for demolition and redevelopment,
and they are very happy with their new life. The
location enables people from the estate to carry
on with their lives without the trauma of uprooting
themselves from a neighbourhood and community
they know so well.
The flats are organised round
a common core, and the building
has a resource centre which is
open to the public with health
facilities, social spaces, a
caf, IT suite and pool on
the ground floor
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Design and architectural features
Two blocks of flats above a resource centre
All flats have balconies and there is a large
communal balcony on each floor
Two roof terraces provide natural meeting space.
Points for residents
Convenient location near to their old homes
and support networks
Resource centre is an asset, but shared use
by outside groups and residents is sometimes
a challenge.

Richard!
Simmons!
Painswick Retirement Village, nr
Stroud, Gloucestershire, UK
! Demanded by locals
because elders forced to
move away
! 80% local occupants
! Hotels, pub, tea rooms,
library, doctor and
dentist shared with wider
community
! Mixed levels of care
! Organised trips to
facilities in nearby town
Painswick Retirement Village 21
For the local community:
Jobs for the local community
The retirement village residents can make local
shops and services financially viable
Access to facilities and specialised health services
in the retirement village.
It is important that links with the local community
are fostered and that physical access is suitable for
people with mobility problems. It can be difficult to
gain planning permission to build retirement villages
within or close to existing communities, and here the
support of the local community was crucial. However,
the costs were still high and, as a result, the
apartments are expensive.
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A choice of accommodation options according
to the needs and preferences of residents.
Ease of maintaining existing social networks
and opportunities for wider social interaction
Access to a far greater range of services,
facilities and leisure activities than can be
provided within the village itself
Walking to the local village is difficult, particularly
for residents with impaired mobility.

Richard!
Simmons!
Foundations for Living, Huntingdon,
Cambridgeshire, UK
! Residents demanded
move to town from rural
village to get better
access to jobs, shops
and public transport
! Range of tenures
! Site shared with a
college and community
resource centre well
used by residents and
community
! Residents on
management committee
Learning points
This is an innovative and imaginative scheme, which
has increased tenants independence and quality of
life while creating community facilities.
High levels of user involvement, consultation,
advocacy and support are important features of the
projects success. Not everyone wanted to move
from the village of the 32 disabled people living in
Papworth Everard, eight moved into the new scheme
while the others moved to new supported housing in
the village or moved to be nearer family/friends.
Good design is crucial to supporting independence
and equality for disabled people. This includes internal
design, external design and the use of assistive/
adaptive technology.
A town centre location brings major benefits in terms
of integration with the local community and can also
help challenge perceptions about disabled people.
Some local shops have become more accessible and
sought advice on employing disabled people. The
transitions team played a key role in helping residents
adapt to their new situation and developed
personalised plans.
The trust consulted with a range of partners from
the start, including voluntary organisations, the local
college, schools and MPs.
The community learning centre provided a focal point
for tenants and attracted local organisations. The local
college draws people into the centre, from where
they can then access training, employment support
and other services.
Building private flats alongside affordable housing
was a success and flats sold quickly because of their
town centre location.
Foundations for Living 27
F
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6
4
Inclusive design, which is crucial to supporting
independence and equality for disabled people,
characterises the development.
The town centre location brings advantages in
terms of integration with the local community
advocacy and support.
Management issues
A move from residential to independent
accommodation shifts responsibility for support
costs from the commissioning or home county
council to the authority in which tenants are
resident.
20 See Independent Living Strategy, Office for Disability Issues
(HMSO 2008), Independence, Well-Being and Choice (DH, 2005),
the 1990 Community Care Act and Valuing People (2001).
Learning points
This is an innovative and imaginative scheme, which
has increased tenants independence and quality of
life while creating community facilities.
advocacy and support are important features of the
projects success. Not everyone wanted to move
from the village of the 32 disabled people living in
Papworth Everard, eight moved into the new scheme
while the others moved to new supported housing in
the village or moved to be nearer family/friends.
Good design is crucial to supporting independence
and equality for disabled people. This includes internal
design, external design and the use of assistive/
adaptive technology.
A town centre location brings major benefits in terms
of integration with the local community and can also
help challenge perceptions about disabled people.
Some local shops have become more accessible and
sought advice on employing disabled people. The
transitions team played a key role in helping residents
adapt to their new situation and developed
personalised plans.
The trust consulted with a range of partners from
the start, including voluntary organisations, the local
college, schools and MPs.
The community learning centre provided a focal point
for tenants and attracted local organisations. The local
college draws people into the centre, from where
they can then access training, employment support
and other services.
Building private flats alongside affordable housing
was a success and flats sold quickly because of their
town centre location.
Foundations for Living 27
F
o
u
n
d
a
t
io
n
s

f
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L
iv
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H
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t
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P
h
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t
o
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r
a
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F
6
4
Inclusive design, which is crucial to supporting
independence and equality for disabled people,
characterises the development.
The town centre location brings advantages in
terms of integration with the local community
advocacy and support.
Management issues
A move from residential to independent
accommodation shifts responsibility for support
costs from the commissioning or home county
council to the authority in which tenants are
resident.
20 See Independent Living Strategy, Office for Disability Issues
(HMSO 2008), Independence, Well-Being and Choice (DH, 2005),
the 1990 Community Care Act and Valuing People (2001).

Richard!
Simmons!
Staying at home in a mixed use
neighbourhood
! Extensive adaptations
enabling elders to
stay put can be more
cost-effective than
new-build
! Requires good local
services
! Accessibility of rest of
neighbourhood can be
a barrier to success
! Requires adaptable
building stock
34 Mainstream housing adaptations
The future
However, both women are aware that their personal
care requirements will increase. For the time being,
the district nurses daily visits are adequate, and the
couple pays for a personal assistant to help with
bathing, a gardener and cleaner. They hope that
Marias insurance policy will enable them to buy
in more care in future.
Rosalie and her partner believe that if either one of
them were to end up alone they would move into a
co-housing community, where residents live in self-
contained flats but have communal accommodation
such as kitchens and dining rooms. Although their
current neighbours help in emergencies, there is a
limit to how much they can ask of them.
How easy it will be to find a suitable community is
another question. The next few years will be crucial in
establishing new options for older people, especially
in the under-developed area of co-housing,
23
which is
well established in the Netherlands and Denmark.

A
ly
s

T
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lin
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n
Series of adaptations to an early 20th
century house.
An accessible and visitable environment.
Management issues
This is an example of future-proofing a building
to enable the occupants to be independent and
inter-dependent.
22 Audit Commission 2008: Dont Stop Me Now, cited in Housing
LIN factsheet 29
23 Housing that combines self-contained homes with community living.
See Pickering C et al, A Different Way of Living, Housing Corporation
and Housing for Women, undated.
Mainstream housing adaptations 33
The new kitchen, by Design Matters, has wheelchair-
height surfaces and sink and hob installed against one
wall, with space underneath to allow for wheelchair
access, and cupboards set at a low height overhead.
A special height-adjustable stool was purchased for
Maria to sit on while cooking, although she says she
rarely uses it.
The lift was expensive, but crucial to the viability of the
new arrangement. It opens directly into Rosalies
office upstairs at the back of the house, adjacent to a
wall of storage space always a problem for disabled
people as they need a lot of equipment. There is also
a wheelchair-accessible toilet upstairs.
Next door to the study is a new guest bedroom along
with a small shower room. Marias study lies at the
front of the house on the first floor, and she has a
separate bedroom and shower-room on the new
second floor, reached by a new staircase. A hoist
was installed in the downstairs bathroom at a cost
of 2,000, and a simple alarm system installed in the
bedroom. Rosalies bedroom, at the back of the
house, is also equipped with new electrics so she can
use the television and other items from her bed. A
hoist could be installed, if necessary. The bedroom
opens through French windows onto an attractive
garden, but the ramp was too steep for Rosalie to
negotiate in her wheelchair and it was difficult for
her to get outside. A new timber deck was installed
at the level of the French doors, which slopes down
gently to the lower level, where a wheelchair-
negotiable path winds down to the end.
The couple feel that they have future-proofed the
house well, and have learnt to look ahead. After a
severe bout of arthritis, Maria realised that it would
have been good to have extended the lift shaft to
her bedroom at the top of the house but the added
expense was a deterrent.
They also considered installing solar panels on the
roof but at 16,000 this was too expensive. Rosalies
lack of mobility means that she struggles to keep
warm so heating bills are high. Maria has a separate
boiler to heat her own spaces in the house to a lower
level than Rosalies, and two years ago the loft was
insulated to make Rosalies study much warmer. They
also plan to double glaze the living room windows.
The adaptations have made a huge difference to this
100-year-old terraced property. Rosalie now has
access to nearly all the house, is able to have guests
to stay, can work from home and is able to get into
her much-loved garden.
A
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s
T
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lin
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n

Richard!
Simmons!
What questions does all
this raise?

Richard!
Simmons!
Issues for discussion
! Interdependence was our natural condition.
Do we still need it? Do we still want it?
! Mixed-use can clearly be popular with elders,
but only if its safe, well designed and well
managed. Can we do it?
! Its obviously easier to start afresh on a
greenfield site by the coast; can we make
existing neighbourhoods so elder-friendly that
they really want to stay in our communities?

Richard!
Simmons!

Thank you

dr.rtsimmons@gmail.com

www.cabe.org.uk
(web site archived at the UK National Archives)

Mixed Use Planning and Development For 21st Century Diversity

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Mixed Use Planning and Development For 21st Century Diversity

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Mixed Use Planning &

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