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

Annex F – Section 6 of Part 1 of the current Housing for Varying Needs design guide: The overall plan of the dwelling

The clauses within Section 6 of Part 1 of the current Housing for Varying Needs design guide are set out in the table starting on the next page. Where a clause relates to dwellings specifically for older or disabled people, this is highlighted within the table.

For each clause, column 3 of the table indicates whether we are proposing to (a) include the clause within the update to Part 1 of the design guide (with or without changes) or (b) not include the clause within the updated guide.

Informed by the proposals detailed in Chapter 3, column 4 shows whether any of these clauses are proposed to be introduced into building standards and guidance to implement the Scottish Accessible Homes Standard.

It is important to note that the final proposals contained in the table will be subject to change based upon the outcome of the consultation.

6 The overall plan of the dwelling

6.1 The needs

6.1.1 All dwellings within themselves should be free of ‘barriers’, or potentially so. Even a house on a steeply sloping site or an upper floor flat that internally is designed to be barrier free can be of benefit to an occupant who is temporarily impaired, to those who can manage steps but are otherwise disabled, or a disabled visitor who may need assistance up steps or stairs, but once inside is able to move around.

Proposed Housing for Varying Needs update

Remove –

superseded by the proposals set out within Chapter 2 of this consultation paper.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception A Clause already identified as being included in or superseded by building standards.

6.1 The needs

6.1.2 The plan of a dwelling should provide convenient accommodation with circulation areas kept to a minimum.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.1 The needs

6.1.3 Adequate space is the feature above all others that provides a home that is flexible and able to accommodate people who have problems with mobility. It is also the feature that is most difficult and costly to add at a later date. It is essential that the best use is made of available space through careful planning and that very restricted areas are avoided.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.2 Designing for further adaptability

The more flexible a dwelling is the greater potential it has for accommodating different needs during its lifetime and the less costly any adaptations to suit these needs will be. Certain features help provide flexibility and less costly adaptation:

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.2 Designing for further adaptability

Load bearing partitions should be kept to a minimum as they can make adaptations difficult and expensive.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.2 Designing for further adaptability

Stairs should be able to take a stair lift and allowance should be made for the possible installation of a through floor lift.

Proposed Housing for Varying Needs update

Retain – although the text would be updated to reflect the proposed update to section 10.3, as set out within Chapter 2 of this consultation paper.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.2 Designing for further adaptability

In two storey houses an area at ground level that could accommodate a bed also adds to flexibility of use.

Proposed Housing for Varying Needs update

Remove –

superseded by Building Standards Technical Handbook: Domestic, Clause 3.12.3.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception A Clause already identified as being included in or superseded by building standards.

6.2 Designing for further adaptability

Lack of a WC at ground floor level can make a house unusable, and even ‘unvisitable’, by a person who cannot climb stairs.

Proposed Housing for Varying Needs update

Remove –

superseded by Building Standards Technical Handbook: Domestic, Clause 3.12.3.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception A Clause already identified as being included in or superseded by building standards.

6.2 Designing for further adaptability

Bathrooms at ground level that allow for a floor gully are less costly to adapt for a walk-in shower.

Proposed Housing for Varying Needs update

Remove –

superseded by Building Standards Technical Handbook: Domestic, Clause 3.12.3.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception A Clause already identified as being included in or superseded by building standards.

6.3 The plan of the dwelling

6.3.1 For the convenience of the occupiers the arrangement of the space provided is important:

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.3 The plan of the dwelling

The main entrance door should always open into a hall or lobby, never directly into a room.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.3 The plan of the dwelling

Stairs should preferably not be open to the main living area.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.3 The plan of the dwelling

The kitchen and the eating space should be adjacent.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.3 The plan of the dwelling

Access to any garden should not be only through a living room.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.3 The plan of the dwelling

Complex plan arrangements will exacerbate confusion.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.3 The plan of the dwelling

6.3.2 Dwellings specifically for older or disabled people: ‘Open plan’ arrangements in which different activity spaces, (e.g. living room and kitchen), are screened from each other rather than fully segregated, can be of benefit. For people with mobility problems it reduces the number of doors and partitions, which can make moving around easier, and for people with dementia or cognitive impairment it allows them to see where they need to go. This is particularly relevant in dwellings for one or two people where individual privacy is less critical.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception C Clause applies to housing designed for specific user group.

6.3 The plan of the dwelling

6.3.3 Dwellings specifically for older or disabled people: The relationship and circulation between the bathroom and bedroom(s) is particularly important. The route should be as direct as possible. This will help people with mobility problems to move more easily between the two. The WC being visible from the bedroom is of benefit to people with dementia. Some wheelchair users may need a ceiling mounted hoist to travel between the bedroom and bathroom necessitating that these two rooms are adjacent.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception C Clause applies to housing designed for specific user group.

6.3 The plan of the dwelling

6.3.4 Dwellings specifically for older or disabled people: For a family member who has to spend much time in bed, the relationship of their bedroom and the living room is important if they are not to feel isolated.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception C Clause applies to housing designed for specific user group.

6.3 The plan of the dwelling

6.3.5 Dwellings specifically for older or disabled people: In flats it will usually be necessary to have self-closing fire doors to comply with the Technical Standards [3], Part E, though on a day-to-day basis such doors are inconvenient for anyone, but particularly people with mobility problems. The number of fire doors should be kept to a minimum while complying with the Technical Standards.

Proposed Housing for Varying Needs update

Retain –

although the text relating to Technical Standards would be updated to refer to Building Standards Technical Handbook Section 2 – Fire, and the following text would be added at the end of the clause:

‘Consideration can be given to closers that may assist older or disabled people by holding doors open, and which only release to a closed position upon a fire alarm activation. The use of such closers would need to be agreed with local authority building standards verifiers.’

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception C Clause applies to housing designed for specific user group.

6.4 The accommodation provided

6.4.1 The accommodation that is to be provided will be decided by the client or developer to suit the customers’ needs, but it is important that the needs of different forms of households are considered, particularly in relation to bedrooms (see also Section 11.4).

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.4 The accommodation provided

6.4.2 There may also be need for some dwellings with a special form, such as shared accommodation for single residents, or for two or more disabled people, where there is a need for bedrooms, designed for full wheelchair use, and perhaps more than one bathroom. The overall design criteria for these or other special arrangements will be the same as for other dwellings.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

6.4 The accommodation provided

6.4.3 Dwellings specifically for older or disabled people: Households of two people may not wish to share a bedroom and people, particularly those living alone, may need to have an overnight carer, either from time to time or on a regular basis. For both these reasons there is a need for some dwellings designed to suit people in small households, but with two bedrooms.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception C Clause applies to housing designed for specific user group.