Six years have passed, but the memory of the awkward profit model of Hangzhou Vanke when it first stepped into silver industry is still around us. “Real-estate investment” and “elderly care services” are on two tips of the balance, so how to balance the profit is an unescapable problem for enterprises.

In the past six years’ developing track of Hangzhou Vanke silver real estate business, each step it took has the mark of “Sui Yuan Garden”.

In 2011, the first senior living community of Hangzhou Vanke, Sui Yuan Jia Shu, was landed in Liangzhu, Yuhang District and was open for sale in 2013. Although it was sold-out and reach wide approval from the market, Yu Liang criticized this case and took it as a failed experimental project.

“The market reaction is pretty good but there is one thing out of our expectation—buyers are not the elderly but those who wanted to prepare for their old lives after 10 years. We sold our houses, but the experimental work for elderly care project did not run as we expected.”

The reason for the case to “fail” is that Hangzhou Vanke could not jump out of the thinking pattern of being a “house-seller”. In the following 3 years, Hangzhou Vanke gradually add its “service” elements in its exploration of silver industry. For example, the 2014 Jiamu Elderly Care Apartment and Liren Sunshine Center, the “Sui Yuan Nursing House” and “Home of Sui Yuan” open respectively in 2015 and 2016.

However, six years’ time has not wiped out the memory of Hangzhou Vanke’s awkward profit model when it first stepped into the industry. “Real-estate investment” and “elderly care services” are on two tips of the balance, so how to balance the profit is an unescapable problem for enterprises.

However, the research result from Vanke about the senior real estate is a fortune for us. We would like to share it with all audiences and express our gratitude to China Pension Consulting Team for organizing these materials.

1.       Features of architectural design in senior real estate

The spatial organization shall consider the independence, healthy and safety requirements of senior citizens.

Equipment and facilities shall be designed in accordance with the body size and psychological and physical features of senior citizens.

It shall satisfy demands from both the elderly and their caretakers and the room shall be alterable.

2.       Key points when designing the public area of silver real estate

Key points when designing the barrier-free ramp in buildings

Ramps with gentle slope shall be settled in places with steps. The standard is as follows:

At the starting and ending point of the ramp, there should be buffer areas with depth no less than 1.50m.

If the ramp’s side is free in the air, safety barricade no less than 55mm tall shall be set below the bars.

3.       Designs of the public area at the entrance of departments

•The setting of ramps

Ramps shall be set in places where there are steps, and they shall be wide enough for wheelchairs to pass and the slope shall be gentle.

•The setting of handrails

   Handrails that set with steps and ramps shall be firmly installed, using durable materials with good touching quality.

•The setting of roofs

   Roofs shall be set above exits, entrances and ramps.

•The laying of anti-slip ground materials

   The laying of ground material shall be flat, which prevents water from ponding. The material used shall be anti-slip even was soaked by water. Drainage ditches shall be laid with covers which shall not hinder the passage of wheelchairs.

•Steps with a gentle slope

   Each step shall be no higher than 120mm and the width shall be no less than 380mm.

 

4.       Key points when designing halls and elevators

 

•Internal design of elevators

There shall be two sets of handrails on the wall at both 0.9m and 0.75 higher from the ground; on the front wall shall hang a sloping mirror.

The operating panel of elevators shall be within the reachable distance from people in wheelchairs, and shall be arranged on both sides of the elevators.

The opening time interval shall be longer than usual, and photocell-equipment shall be set by the door to prevent injuries.

•The setting of mailboxes and message boards

The place where mailboxes and message boards are set shall not block normal passage, and their height shall be accessible to all users.

•The setting of elevators

Buildings with more than three floors shall have elevators.

The size of elevators shall adapt to the length of stretcher.

The elevators shall have no discrepancy with the floors.

The minimal size of elevators is 1400mm(w)X1350mm(D)

•The setting of resting chairs

Chairs may be set for the elderly to rest or put down their carryings while waiting for the elevator.

•Convenient exits and entrances

The width shall be available to wheelchairs to pass through and shall be no less than 800mm. No steps at the exits and entrances, the door of which shall be sliding and automatic.

•Anti-slip materials on the ground

The material laid on the ground shall be anti-slip even soaked by water. The gap between each tile shall not be too wide.

•There shall be reserved space for wheelchairs to turn.

 

5.       Key points in the design of public hallway

 

•The width of hallways

The width shall be no less than 1.2 for a wheelchair and a passenger to walk through abreast.

•Continuous handrails

Round bar horizontal handrails shall be installed at 0.9m and 0.75 high from the floor, and of 40 to 50mm away from the wall.

•Doors and windows shall be hinder passage

The doors and windows shall be designed in a way that they will not hinder passage when being opened.

•Anti-slip ground

Use ground materials that is anti-slip even soaked with water.

•Walls with no protruding part

Fire extinguishers and message boards shall be set in positions that will not block passage in hallway.

•Floor with no steps

Steps shall be removed from the exits and entrances between elevators and elevator halls as well as the entrance halls. If there is discrepancy between the height of two grounds, ramps shall be arranged.

 

6.       Key points in the design of public stairs

 

  

•Recognizable Step-faceting

Lighting condition shall be taken into consideration when designing the color and material of stairs, ensuring that they are recognizable and will not hide in shades.

•Anti-slip measures of steps

Anti-slip materials shall be used on steps, and the edge of which shall have anti-slipping strips that lie on the same level.

•The width of stairs

The width of stairs, which shall permit a senior citizen with stick and his caretaker to pass at the same time, shall be approximately 1200mm.

•The setting of handrails

Handrails which go by both sides of the stairs shall be firmly installed. Round-shaped ones with curves towards walls and ground is preferable. If possible, it is better to connect handrails with the hallway.

•Stairs with gentle slop

To prevent the distance of rolling down, stairs which have interval platforms and which is no higher than 150mm and no narrower than 300mm is better to use.

 7. Key points in garden design

•It shall have Intercoms.

•Enough lighting is required.

It shall be enough lighting in the hallway.

Special attention shall be paid to the position and angle of lighting to prevent heavy shades. Lighting at low position may be installed.

•Handrails

There shall be continuous handrails by the side of the stairs.

•Steps with gentle slope

Ramps shall be arranged beside the steps where discrepancy in height exists.

•The laying of anti-slip ground material

The laying of anti-slip ground material shall be flat to prevent water from ponding.

The chosen material shall be anti-slip even after soaked by water.

The manhole covers in the middle of the roads shall not rise above the ground.

•The setting of garage

Garages shall be set close to the gate, and there shall be canopy from the gate to the garage.

•The setting of roof

Wide roof shall be above the gate.

8. Key points in the design of internal details

1) Walls

The corners of walls shall be rounded.

Besides handrails, there shall be no protruding parts on the walls and the fire extinguishers shall be embedded into the walls.

The handrails shall be continuous, 700 to 800mm high from the ground and rounded at the corners, and the material of which shall feel nice like wood. The diameter of cross section shall be 40mm.

2) Floors

The material used shall be anti-slip even after soaked by water with qualities of sound absorption and abrasion resistance.

9. Key points in the design of internal space

  

Key points in designing doors and windows

The doors which have no threshold shall be wide enough for wheelchairs to pass. The net-width of the outer doors shall be above 1.1m and the passage width of

the inner doors shall be no less than 0.8mm.

The doors shall be easy to open, and sliding doors instead of swinging ones shall be used. Glass doors are not permitted.

Pull handles instead of knobs shall be used and the height of which shall be between 0.9m to 1m.

The height of windows shall be around 750 to 800mm.

The width of windows shall be increased to no less than 250 to 300mm.

Low windowsills shall be safety bars inside, which is of 0.9m to 1m high.

 

10. Key points in the design of hallways

•Doors that are easy to open

In terms of sliding doors, self-closing devices shall be adaptable. Handles shall be easy for the elderly to use and shall avoid round handles.

•Switches with suitable lighting and are easy to use

The hallway shall be bright enough without heavy shadows to ensure the safety when people changing shoes or walking downstairs.

Switches shall be prominent.

•The height of thresholds

The height of thresholds shall be kept within 50px.

•The setting of handrails

There shall be handrails to ensure the safety when people changing shoes or walking downstairs.

The cross section of handrail shall be semi-circle which is easy to grab.

•The design of steps

Different materials and colors shall be used to distinguish contiguous steps.

•The anti-slip floor

The floor material shall be anti-slip even after soaked by water.

Gaps between floor tiles shall not be too wide.

1.       Considering the fact that the elderly may use wheelchairs, there should be places in the hallway to park the wheelchairs.

2.       The part lower than 300mm high of shoe cabinets may be kept to put shoes that are commonly worn, in order to prevent the elderly from tripping over scattered shoes.

3.       Platforms that is 850mm tall shall be set in the hallway for people to temporarily put down their stuff and for the elderly to hold.

4.       The lower edge of dressing mirrors shall be above 350mm from the ground to prevent being run into by the wheelchairs, and the material of mirrors shall be durable.

5.       There shall be shelves for umbrellas.

6.       Carpets that lies by the entrance of the hallway shall not be too thick or have curved edges, and they shall not hinder the open and closing of doors as well as the movement of wheelchairs.

7.       Vertical handrails shall be set 150mm to 200mm high by the footstool, because the elderly needs handrails to help them standing up or sitting down.

8.       The hallway shall have footstools because the elderly needs to sit down when changing their shoes.

Apart from the basic function of assisting shoe-changing, the setting of footstools shall take the passing space of nurses, stretchers, wheelchairs into account.

11. Key points in the design of corridors

• Continuous handrails

Use quasi-round handrails.

The points of handrails shall bend ownwards or to the wall.

•Illumination shall be bright enough

There shall be no discrepancy of brightness between rooms and corridors.

Wall lamps shall be set at the entrance of toilet and places with stairs.

•Switches that are easy to use

Big-penal switches shall be set with instructions.

Long corridors should have more than one controlling button.

•Floors with no discrepancy in height

There shall be no discrepancy in height on the ground, and the level difference of floors among different rooms shall be kept within 3mm.

•The height and material of handrails

The height of handrails from the ground shall be 700mm to 800mm.

Special attention needs to be paid to the touching feeling and durable ability of handrails.

•Spacious corridors

Corridors, which are convenient for the elderly to pass through with their walking sticks and assistants, shall not be narrower than 1m.

The entrance to rooms shall be no less than 800mm wide.

•Anti-slip floors

The floors shall use anti-slip materials.

Avoid using hard materials considering the possibility of falling down.

12. Key points in the design of stairs

 

13. Key points in the design of bathrooms

•The setting of handrails

Horizontal and vertical handrails shall be installed by the doorway, beside the tubs and on the walls with faucets.

•The setting of emergency warning devices

To make the emergency warning devices easy to install, standby pipelines shall be set in advance.

•Faucets and sprays that are easy to operate

Faucets and sprays shall be installed within arms reach. And faucets shall be easy to used with adjustable temperature of water.

•Tubs at the proper height

The distance between the bathroom floors to the edge of tubs shall 750px to 1250px.

•Use as few steps as possible

If steps are necessary, there should be handrails.

•Anti-slip ground materials

The ground materials shall be anti-slip and waterproof.

•Space for caretakers

There shall be necessary space for caretakers in the bathroom.

•Doors that are safe and easy to open and close

Safety glass that are not easy to break should be used in doors.

 

1.  The elderly shall use the toilet to support their weight. The flush handles which shall be bigger than usual.

2.  Intelligent toilet is better for solving the cleaning difficulties of old people. Considering that the control panel is usually by the right side, sockets shall be right to toilets and 400mm high from the ground.

3.  L-shaped handrails shall be set beside the toilets, horizontal part of which shall be 650mm to 700mm to the ground and vertical part shall be 250mm away from the toilets. The top of the handrails shall no lower than 1400mm.

4.  Emergency call which is no less than 100mm away, shall be 400 to 1000mm high from the ground. The location arrangement shall avoid causing hurts to the elderly if they reach out for handrails or toilet paper. To enable the elderly to use emergency call in the event of falling down, strings, which droop down to 100mm high from the ground, shall be added to the call.

5.  Toilet paper boxes are better to locate to the front of toilets so that the elderly can reach easily. It may set two boxes to remind the elderly to add paper in time.

 14. Key points in the design of kitchen

•   Kitchen counters that are easy to use

The height of counters shall be suitable for the elderly to cook when being seated.

•   The installation of warning devices

Fire-warning devices or the reserved pipelines and wires shall be installed.

•   Good Illumination

Apart from the general illumination of the kitchen, partial lighting for counters shall be considered.

•The area of kitchens

The net area shall be no smaller than 6m2. The shortest side of the room shall no shorter than 2.1m.

•Closets that are convenient to use

Closets are commonly used, so they should be set at position easy to access.

•Safety Operation devices

Safety devices shall be installed above the stove in case the gas goes out or is forgotten to turn off.

Electromagnetic kitchenware without open fires are preferred.

•Faucets with good operative quality

The operation of faucets shall be simple and open to alter.

•Anti-slip and antifouling materials shall be used on the ground.

1.  The spatial distance within senior kitchen should be reasonable so that all common devices can be arranged closely, which can give the elderly an ideal working “fridge-sink-stove triangle” to save their time and strength.

2.  The senior kitchen must allow the elderly to cook while being seated. There should be an empty space no lower than 650mm  beneath the counter for the elderly to put their legs. It would be better if the counter’s height is alterable.

3.  Middle cabinets are suggested. Draining shelf may be laid above the sink at middle height,  which is convenient for the elderly to store the tablewares after being washed; the middle cabinets above the stoves can be used to put dressings and commonly-used cookers.

4.  On the baffles by stoves or sinks shall install comfortable handles, so that the elderly in wheelchairs can approach the counter with their assistance and, reduce the cost of strength when cooking.

5.  The shape and installation of cabinet handles shall be proper. The handles shall be rounded within reasonable size and easy to grab, the installation of which shall be within the operable height for the elderly.

6.  Fridges with large capacity shall be used to satisfy old people’s need of storing food, nutriments and medicine; there should be a platform beside the fright for users to put down stuffs.

7.  There may be a two-people’s small dining table within the kitchen so than the elderly may have their meals in the kitchen. The tables, which can also be used as receiving platform, shall not hinder the passage of the elderly.

8. Stoves shall be able to stop working automatically and be connected with ventilators, which     can be switched on automatically with the stoves. Ventilators shall keep working for a while after the stoves are turned off in order to ensure the safe use.

 

15. Key points in the design of bedrooms

 

•   The setting of air-conditioners

For the convenience of installation, pipe holes and special power supply shall be set in advance.

Avoid using oil and gas burning heaters.

•   Window frames that are safe and easy to use

Windows shall provide the rooms with direct external daylighting; Strips shall be installed on glass doors to help the elderly to notice the doors even with decreased vision. Locks on the doors shall be easy to use.

•   Good natural light

Receive as much natural light as possible, but at the same time pay attention to the brightness design,

•   Doors that are easy to open and close

Sliding doors with holding handles would be the best choice.

•   Steps that connect rooms and corridors

Steps shall be as few as possible. If necessary, the height discrepancy between two levels shall be kept within 3mm.

•   Switches and sockets that are easy to use

Big-panel switches and sockets shall be installed at positions that are easy to reach.

•   Anti-slip ground materials

Ground materials shall be anti-slip. 

1.  Bedrooms for the elderly shall face towards the south and with balconies, so that they can get enough daylight and take care of their flowers easily.

2.  Air-conditioners shall not be blowing towards the place where the elderly usually seated.

3.  Sofas for the elderly to sit in shall not be too soft, otherwise it would be hard for them to stand up. Sofa backs shall be high enough to support the necks. The arms shall be convenient to use as props when the elderly try to stand or sit and pillows when they take a nap.

4.  Apart from sofas, there should be seats especially designed for the elderly. Seats shall not hinder the movement of the elderly and shall provide them with a good sight when watching TV.

5.  The position of the seats shall enable the elderly to see the entrance of the house, so that they can see visitors and check the gate without walking, making them feel safe.

The depth of balconies shall be above 1.5m, making it possible for the elderly to grow flowers, take exercise, hang clothes, store things and turn their wheelchairs.

1.  The doors separating bedrooms and balconies shall not block the daylight and ventilation, and shall be kept clear for passage.

2.  Attention shall be paid to the height discrepancy between balconies and bedrooms to prevent the elderly from falling down and to ensure the passage of wheelchairs.

3.  In senior housing, laundry and clothes hanging shall be both put on the balcony, so that the elderly do not need to walk between repeatedly. It can also prevent the floors inside from being wet, which may cause slippery.

4.  There shall be washing sinks beside washing machines for the elderly to clean small objects. Operating boards are also necessary for the elderly to put down and sort out the clothes, beside which shall install sockets prepared for small appliances.

5.  Airers on senior balcony shall be lift type and be able to hang beddings.

6.  As long as the lighting is good, there shall be a side of walls to install closets or wall-hung cabinet for the storage and category of stuffs.

7.  There shall have side-airers on the balcony so that if the clothes to be hanged are of small number, then they can be hanged not the side-airers to avoid blocking vision from inside.

Dining rooms, due to the important role it plays in senior housing, shall focus more on the natural lighting and ventilation to make the room bright and cozy.

1.  Dining rooms shall be close to the kitchens to make it easy to serve food and place tablewares, avoiding unnecessary distance for the elderly to walk.

2.  In senior housing, people in dining rooms shall be able to see the kitchen so that they can communicate and know each other’s situation.

3.  The light in dining rooms shall be bright enough for the elderly to see the food.

4.  The counters for preparing food or the cabinets can serve as a medium platform for the elderly to put plates on, in order to save their energy from going in and out of the kitchens.

5.  Tables shall have proper “extensive” flexibility (such as foldable dining table) to handle situations when the number of people at table suddenly increase during holidays. The empty space under the table shall be enough to lay legs or wheelchairs.

6.  If there are old people in wheelchair to be at table, special seats with large space shall be reserved for the wheelchair to move in and out.

  Bedrooms shall be larger than usual to preserve enough space for movement. Designs to solve emergencies and to reduce interference shall be taken into consideration as far as possible.

  

1.  The elderly are afraid of cold but favor sunshine, so the bedrooms shall face towards the south, enabling the sunlight to shed on beds.

2.  The air-conditioner shall not blow towards beds or seats.

3.  There shall be emergency calls beside the beds, which are easy for the elderly to reach even when lying in beds.

4.  The elderly may need to sleep on separate beds or in separate rooms to avoid interference with each other, such as different resting time, turning over or snoring.

5.  Beside the beds shall set high platforms (eg. desks or bedside cabinets) for the elderly to use as props as well as storing things. It would be better if the platforms are big enough to lay down cups, glasses, medicines and lamps and have divisions or drawers to keep daily objects. It should be easy for the elderly to look inside and search for things.

6.  Nearby the entrances to bedrooms, no narrow corner shall exist, which may add difficulty to the stretchers to move in emergency.

7.  The depth of senior bedrooms are usually bigger than normal ones, which on one hand, saves enough space for wheelchairs to turn and on the other hand, reserve an area for exercise even two beds are laid in.

The flowing route can not only enrich the inner space but also improve inside lighting and ventilation, visions and sounds.

The flowing route refers to the route that flows in a circular pattern among different space inside the house. By the clever design of exits of different rooms and their positions, there can be a number of flowing route.

Shorten the travel distance to reduce the possible of the elderly to meet accidents.

It is convenient for the elderly to call for help in emergencies.

Improve vision connect to know the elderly’s need.

Improve the penetration of sound

Good for lighting and ventilation.

Apartments with one bedroom: The area is around 60 square meters. All rooms with major functions face toward the south and there are two balconies in the apartment which merge space together properly.

  

es in the apartment which merge space together properly.

Key points in design:

To ensure the comfortability of living, the sides of rooms facing the south are as long as possible and the depth is comparatively small, ensuring lighting and ventilation.

Service balconies are connected with bedroom balconies to form a continuous flowing route which is good for the elderly to wash and hang their clothes, plant flowers and enjoy the sunshine.

Cloakrooms shall be larger than usual, which can be adapted into nurses’ room when necessary, so as to fulfill the nursing requirements from the elderly from different ages.

The space and furniture arrangement shall cater to the elderly’s living requirement.

Apartments with two bedrooms: The major bedroom face towards the south and sceneries. It is suggested to place balconies to the south and use the minor bedroom as a flexible space.

Key points in design:

The major bedroom shall face towards the south and at the same time, the south balcony shall be designed to see the scenery outside. The minor room can be used as a flexible space such as bedroom, study room, caretaker’s room or children’s room;

The major bedroom will be relatively bigger to satisfy the space requirement for the elderly in wheelchairs. There shall be a toilet between the two bedrooms.

Kitchens, dining room and living rooms shall form an open and continuous space which enables the elderly to move easily.

The upgrading of elderly-friendly apartment design: to provide a more comfortable room for senior citizens

16. To experience Vanke senior housing

Measures of design:

Key points to the plan of setting passengers and vehicles apart, in order to ensure the safety of senior citizens

 

Barrier-free design at the entrance of the community

Barrier-free design on the roads in the community

 The encircling layout in the community with groups and closed-off management can improve the sense of belonging of the elderly and form a good neighboring relationship.

The construction of “one for five” (one place to serve as rain-shelter, entrance guard, newspaper delivery,  milk box and announcement board) small sized assembly at the end of each group.