Architecture Considerations for the Aged

The intention of senior living homes and facilities is to provide spaces that support seniors’ lifestyle and life stage and encourage personal and community health and wellness. They must also be places that the aged can still call home.

There are specific architectural considerations to make when designing housing for the aged from legislative, council and design perspectives.

The aged housing landscape in NSW

Around 16.2% of Australians are aged 65 and over. The NSW Government made planning provisions for senior housing through the State Environmental Planning Policy (Housing) 2021 (SEPP).

According to the State Government’s website, the policy ensures that seniors’ housing meets industry standards and community expectations.

Exterior view of the houses and a street

It defines senior living criteria, including areas where senior housing can be developed, the age seniors are eligible for senior housing (60), parameters for the internal and external living and communal spaces and residential zones where senior housing may be established.

For some sites on the North Shore and Northern Beaches area, strict bushfire evacuation risk parameters are also in place that are in bushfire zones and/or biodiversity-zoned land areas. SEPP Seniors are generally excluded from these sites and/or development is restricted.

Playoust Churcher - How SEPP program works

How the SEPP program works

The program gives developers an incentive that overrides some local planning restrictions to construct suitable dwellings that meet particular criteria.

Access to local amenities and adequate safety measures are some of these criteria. Our architects at Playoust Churcher place comfort and convenience at the top of the list too.

The SEPP Seniors Code makes it possible to build 2-storey medium-density style residences in areas that permit detached houses only.

It also makes it possible to build single level villa style townhouses or units land zoned for urban purposes (provided the original block is larger than 1000 square metres), has a frontage of 20m or more and is within 400m of public transport.

Designing for the aged

Designing for the aged requires a unique approach.

“A house must feel like a home,” says our MD, Brett Churcher.

“Its really no different designing a SEPP Seniors home to designing a new home for a younger family, in that the principles of living – being good passive solar design, flow of internal spaces to the outside, the ability to entertain extended family etc., remain the same”.

Senior housing dwellings are designed to support everyday living, provide comfort and boost a sense of community. They need to be designed in a way that can deliver physical and emotional support to seniors and people living with a disability.

Playoust Churcher - Modern kitchen for the aged

Sustainability, open-plan living with ample space, sloped floors instead of stairs and walk-in showers with no hob are some design considerations when designing senior housing.

“We place a large focus on the indoor/outdoor relationship and make sure there is a good flow between the modern kitchen, meals and living spaces. An outdoor, covered courtyard or terrace is also important when designing senior housing.”

We are the experts on Sydney SEPP Seniors living. We can look at any block of land and assess the feasibility of a project by determining the highest and best use. And we have decades of design experience to create a bespoke boutique development that will deliver you a solid return. So, if you’re a developer looking for a solid return, contact us to start the conversation.

Frequently Asked Questions

What does "architecture for the aged" involve?

It refers to designing homes with accessibility, adaptability, and long-term comfort in mind—such as step-free access, wide corridors, non-slip flooring, accessible bathrooms, and flexible zones to support mobility changes over time.

Why embark on aged-friendly design in Sydney homes?

With an ageing population, planning ahead allows homeowners to remain independent and comfortable in familiar surroundings longer. Thoughtful design also improves safety, resale appeal, and overall liveability.

What design strategies support ageing-in-place?

Key strategies include entry-level living, accessible bathrooms and kitchens, universal corridors, flexible floorplans, clear circulation, and integration of assistive planning (like grabrails, ramps, or future lift zones).

Can older or heritage homes be adapted for ageing occupants?

Yes. Subtle interventions—such as threshold ramps, wider doorways, or reconfigured layouts—can greatly improve accessibility while preserving heritage character and respecting council controls.

How does Playoust Churcher approach age-conscious design?

We begin with lifestyle and feasibility evaluations, then develop concepts that balance accessibility with aesthetic quality. Our designs focus on adaptability, comfort, and compliance while working within site and heritage overlays.

Are there construction or council considerations for aged-friendly homes?

Depending on location, councils may require compliance with accessibility or bushfire protection standards. We integrate consultant coordination (e.g., accessibility, structural, planning) from early design stages to minimize delays.

How can homeowners begin planning for an accessible home design?

Start with a feasibility and lifestyle consultation. We’ll assess your site, goals, and design preferences, then propose age-adapted home strategies that support safety, comfort, longevity, and compliance.

Key Takeaways

Designed with Lifestyle and Wellness in Mind

The goal of senior housing isn’t just functional—it’s about creating spaces that support the holistic lifestyle of older adults, promoting both personal well-being and community connection. Homes need to feel like homes.

Proactive, Purposeful Design Adds Value

Early integration of senior-living principles—like accessible layouts, longevity in material choices, and flexible zoning—ensures both savings and long-term usability. Future-proofing can make a substantial difference in both cost and comfort.

Sensitivity to Environmental and Risk Factors

In areas subject to bushfire or environmental overlays—common in the North Shore and Northern Beaches—SEPP Seniors developments often face limitations.

Core Architectural Principles Remain Universal

Designing for seniors doesn’t change the essence of good architecture. Key principles—passive solar design, smooth indoor-outdoor flow, and family-oriented entertaining—remain central.

Meet the Author

Brett Churcher

Managing Director & Nominated Architect 
NSW Architect Registration No. 5924

With over 30 years of architectural experience, Brett Churcher leads Playoust Churcher Architects with a rare combination of design expertise and commercial insight. As a registered architect and Managing Director, Brett has played a pivotal role in delivering high-end single residential homes and boutique medium-density developments across Sydney’s North Shore and beyond.

Brett’s unique strength lies in his deep understanding of both architectural design and the Sydney property market. His valuation background enables him to align creative vision with practical feasibility, ensuring each project achieves both aesthetic excellence and financial viability.

At Playoust Churcher, Brett drives the studio’s growth, strategy, and leadership, while remaining closely connected to what matters most: the client. His ability to see the bigger picture from a client’s perspective and to guide projects seamlessly through the design process is at the heart of his role and reputation.