Enhancing the accessibility, adaptability and usability of Scotland's homes: consultation

Annex E – Section 5 of Part 1 of the current Housing for Varying Needs design guide: Housing layout and building form

The clauses within Section 5 of Part 1 of the current Housing for Varying Needs design guide are set out in the table below. Where a clause relates to dwellings specifically for older or disabled people, this is highlighted within the table.

5 Housing layout and building form

5.1 The needs

The layout and form of a development or group of dwellings plays a significant part in providing a pleasant, convenient and safe environment in which to live. Orientation and aspect are important and sunshine should reach the main living room, or a dining kitchen, at some time of the day for most of the year.

5.2 Security

The layout should incorporate the recommendations of police guidance in relation to defensible space, landscaping and lighting. The removal of barriers for the benefit of people with impaired mobility can also have the effect of removing defensible space. It is therefore particularly important that this aspect is considered in the design of the layout. It may be necessary to introduce low walls or fences and marked changes in surface treatment between public and private external space.

5.3 Vehicular access and parking

5.3.1 Dwellings specifically for older or disabled people: The length of the access from the road to the entrance door of the dwelling, or block of flats is required by the Technical Standards [3], Part Q to be no greater than 45 metres, however, this may be excessive for some older and disabled people. A distance no greater than 30 metres is needed for older and ambulant disabled people and 15 metres is preferable for wheelchair users, if in-curtilage parking cannot be provided.

5.3.2 Dwellings specifically for older or disabled people: In urban situations the provision of off-street or in-curtilage parking is an important factor when considering the layout and the suitability of the site. Parking provision is a crucial factor for car owners with mobility problems as competing for on-street parking is too unreliable. (See Section 7.13)

5.4 The appearance of the dwelling

Dwellings specifically for older or disabled people: Though people may have particular needs in the design of their home, they want it as far as is possible to appear the same as other housing. This helps the occupants to feel integrated in the community and in security terms does not advertise that a more vulnerable person lives there. In general housing specifically for older or disabled people should be intermixed with other housing.

5.5 Outlook

5.5.1 Dwellings specifically for older or disabled people: The aspect from the dwelling is particularly important when the occupants may spend a great deal of time at home. The view from the living room window should provide some interest which may be activity in the street or a view of a garden or other landscaping.

5.5.2 Dwellings specifically for older or disabled people: The outlook from a bedroom window may also be important if the occupant has to spend long periods in bed.

5.6 Garden areas

5.6.1 Dwellings specifically for older or disabled people: Private gardens will usually be provided where dwellings take the form of houses, rather than flats. Where these are attached to houses, or ground floor flats for one or two people, they should be small as older or disabled occupants are unlikely to be able to tend a larger garden. However, some occupants will gain great pleasure from gardening as an activity and most will appreciate some outside space for sitting out and for clothes drying. (See Chapter 19)

5.6.2 Dwellings specifically for older or disabled people: In flatted developments communal ‘sitting out’ areas which catch the sun should be provided when circumstances allow. They are a pleasant facility for people with impaired mobility and act as a point of informal social contact, but, particularly in urban areas, they should be enclosed and accessible only to residents.

5.7 Building form

5.7.1 Dwellings specifically for older or disabled people: For older people in general, dwellings should be at ground level or at first floor level with access by suitable stairs or a lift (see Chapter 8).

5.7.2 Dwellings specifically for older or disabled people: For ambulant disabled people and frail older people, dwellings should be at ground level or have lift access (see Chapter 8).

5.7.3 Dwellings specifically for older or disabled people: For people using a wheelchair all accommodation should in general be at ground level. In larger family houses it is possible to have an arrangement with the essential accommodation at ground level and additional bedrooms on an upper storey, but careful consideration should be given to the implications of a disabled member of the family, adult or child, not having access to all parts of their home.

5.7.4 Dwellings specifically for older or disabled people: There may be circumstances when it is thought desirable to provide upper storey flats with lift access for occupation by people who are unable to use stairs. In such a situation there should be suitable means of escape in case of fire in accordance with BS 5588: Part 8 [11].