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

Annex H – Section 8 of Part 1 of the current Housing for Varying Needs design guide: Communal access areas, stairs and lifts to flats

The clauses within Section 8 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 buildings containing accommodation suitable for wheelchair users, buildings containing accommodation specifically for older or ambulant disabled people, buildings containing accommodation specifically for older or disabled people, or buildings containing accommodation specifically for older people, this is highlighted within the table.

Column 3 of the table shows our proposal for each clause for the update to Part 1 of the Housing for Varying Needs design guide. In the case of the clauses that we are proposing to retain within the updated guide, the design criteria that we are proposing to include ‘as standard’ in future buildings containing accommodation delivered to Housing for Varying Needs standards through the Affordable Housing Supply Programme for each category of need – and to accommodation delivered through the Gypsy/Traveller Accommodation Fund (or subsequent funding) where the standard is relevant in Gypsy/Traveller accommodation – are highlighted in the third column of the table.

Informed by the proposals detailed in Chapter 3, column 4 shows which clauses are proposed to be introduced into building standards and guidance to implement the Scottish Accessible Homes Standard, along with those that are not applicable for inclusion.

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.

8 Communal access areas, stairs and lifts to flats

8.1 The needs

8.1.1 All internal communal access areas must allow for the needs of older and ambulant disabled people, people with visual, hearing or cognitive impairment, and on ground floors and where there is lift access, wheelchair users and people manoeuvring a pram or pushchair.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

8.2 Entrance doors to communal access areas

8.2.1 Entrance doors, including those giving access to external facilities such as drying areas, gardens and refuse stores, must have a clear opening width that allows a wheelchair to pass through. They should therefore have a minimum clear width of 800mm between the door face on one side and the door stop, or second door, on the other and it is preferable that this dimension should be at least 840mm wherever possible. Any weather moulding at the base of the door may intrude into this opening width (see 2.6). Where communal entrance doors are part of an escape route their width will also be dictated by the requirements of the Technical Standards [3], Part E.

Proposed Housing for Varying Needs update

See Chapter 2 for key proposed update.

Proposals for the Scottish Accessible Homes Standard

Include

(see Chapter 3, Table 1).

8.2 Entrance doors to communal access areas

8.2.2 Buildings containing accommodation suitable for wheelchair users: The entrance door should have a minimum clear opening width of 840mm.

Proposed Housing for Varying Needs update

See Chapter 2 for key proposed update.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.2 Entrance doors to communal access areas

8.2.3 The threshold must be negotiable in a wheelchair. Any upstand must be no greater than 15mm but thresholds should preferably have threshold plates with no vertical surface.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clause 4.1.9.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.2 Entrance doors to communal access areas

8.2.4 Doors must be partially glazed so they can be seen through. The glazing should reach to within 900mm from the floor for the benefit of wheelchair users and children.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clause 4.1.8.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.3 Door ironmongery for communal entrance doors

8.3.1 All ironmongery must be robust and easy to grasp and operate. Handles should be lever type at least 100mm in length with a return at their end to give hand support and prevent them catching in clothing. Alternatively pull handles and push plates can be provided. All handles should have a thickness or diameter of at least 25mm and have a clearance of at least 45mm from the face of the door. A colour to contrast with the door finish helps people with visual impairment. Handles should be set at a height of 900mm – 1050mm from the ground or floor level.

Proposed Housing for Varying Needs update

Retain

Please note that the stated design criteria for any handles provided, or any pull handles and push plates provided, would require to be delivered ‘as standard’ in future.

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

8.3 Door ironmongery for communal entrance doors

8.3.2 Lock turns and keys should be easy to grasp and positioned well clear of the door jamb to allow space for less dextrous fingers.

Proposed Housing for Varying Needs update

Retain – although reference to ‘to allow space for less dextrous fingers’ would not be included in the updated guide.

Please note that these design criteria would require to be delivered ‘as standard’ in future where provided.

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

8.3 Door ironmongery for communal entrance doors

8.3.3 Door closers will usually be needed on common entrance doors to ensure they are secure when not in use, however they are an added inconvenience for people with mobility problems. The closers should be of the delayed action type with a minimum delay of five seconds, but this should be adjustable. The closing force should also be adjustable and be set at the minimum effective force, which preferably should be no greater than 12N/m².

Proposed Housing for Varying Needs update

See Chapter 2 for key proposed update.

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

8.3 Door ironmongery for communal entrance doors

8.3.4 Buildings containing accommodation suitable for wheelchair users: It may be considered necessary to install electro-magnetic door closers if users are otherwise unable to negotiate doors.

Proposed Housing for Varying Needs update

See Chapter 2 for key proposed update.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.4 Circulation in communal access areas

8.4.1 There must be a clear space inside the door of at least 1200mm by 1800mm to allow for wheelchair manoeuvre. Where the door opens outwards this space may be reduced to 1200mm by 1200mm.

Proposed Housing for Varying Needs update

Retain

Please note that this design criterion would require to be delivered 'as standard' in future.

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

8.4 Circulation in communal access areas

8.4.2 A wheelchair user should be able to reach the door handle and therefore there should be a clear space beyond the opening edge of the door of at least 300mm (see also 2.5.3 and Section 7.6).

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clause 4.2.3.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.4 Circulation in communal access areas

8.4.3 Circulation routes must be free of steps and have a width of at least 1200mm clear of all obstructions. Routes to any facilities e.g. refuse store, rear door, should be step free and should have a minimum width of 900mm.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clause 4.2.1.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.4 Circulation in communal access areas

People with impaired mobility or who are visually impaired will be helped by handrails along circulation routes at a height of 900mm.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

8.4 Circulation in communal access areas

8.4.4 Buildings containing accommodation specifically for older or ambulant disabled people: Circulation routes should allow for people who use walking sticks or frames to be at least 1400mm wide, clear of obstructions, to allow two people to pass.

Proposed Housing for Varying Needs update

Retain

Please note that this design criterion would require to be delivered ‘as standard’ in future in buildings containing accommodation specifically for older or ambulant disabled people.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.4 Circulation in communal access areas

8.4.5 Buildings containing accommodation suitable for wheelchair users: The clear area inside the door should have dimensions of 1500mm by 1800mm or 1500mm by 1500mm where the door opens outwards.

Proposed Housing for Varying Needs update

Retain

Please note that this design criterion would require to be delivered ‘as standard’ in future in buildings containing accommodation suitable for wheelchair users.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.4 Circulation in communal access areas

8.4.6 Buildings containing accommodation suitable for wheelchair users: The clear space beyond the opening edge of the door should be 550mm (see also 2.5.3 and Section 7.6).

Proposed Housing for Varying Needs update

Retain – although reference to clause 2.5.3 would not be included in the updated guide given the proposal for Section 2 of the current guide, as set out in Chapter 2 of this consultation paper.

Please note that this design criterion would require to be delivered ‘as standard’ in future in buildings containing accommodation suitable for wheelchair users.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.4 Circulation in communal access areas

8.4.7 Buildings containing accommodation suitable for wheelchair users: Circulation routes must allow for full wheelchair use and be at least 1800mm to allow two wheelchairs to pass. Routes to any facilities e.g. refuse store, rear door, must be step free and should have a minimum width of 1200mm.

Proposed Housing for Varying Needs update

Retain

Please note that these design criteria would require to be delivered ‘as standard’ in future in buildings containing accommodation suitable for wheelchair users.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.4 Circulation in communal access areas

Fig 8.1 Minimal clear space in communal entrances

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Figure only.

8.4 Circulation in communal access areas

Fig 8.2 Communal circulation areas

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Figure only.

8.4 Circulation in communal access areas

8.4.8 Buildings containing accommodation specifically for older or disabled people: Handrails should be provided on both sides of circulation areas to allow for people who have to use a particular arm or hand. Rails should be as continuous as the arrangement of doors allows (see also 8.6).

Proposed Housing for Varying Needs update

Retain

Please note that these design criteria would require to be delivered ‘as standard’ in future in buildings containing accommodation specifically for older or disabled people.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.5 Access stairs

8.5.1 Access stairs to upper floor flats should be designed to be easy and safe to use by people with impaired mobility or visual impairment.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

8.5 Access stairs

Steps should have a rise no greater than 170mm and a going no less than 250mm. Nosings should be highlighted.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Standard 4.3.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.5 Access stairs

8.5.2 Flights should rise no more than 1.8 metres so that there is a resting place between floors. This arrangement as well as being more convenient is safer should someone fall. Landings and half landings should allow space for a seat.

Proposed Housing for Varying Needs update

Retain

Please note that the design criteria set out in the first and third sentences would require to be delivered ‘as standard’ in future in communal access stairs.

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

8.5 Access stairs

8.5.3 Handrails should be provided on both sides of a stair to help those who may have to use a particular arm or hand.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clause 4.3.14.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.5 Access stairs

Handrails against a wall should extend 300mm horizontally above the top and bottom nosings.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clause 4.3.14.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.5 Access stairs

8.5.4 Buildings containing accommodation specifically for older people: The criteria given in 8.5.1 – 3 must be provided.

Proposed Housing for Varying Needs update

Remove – the criteria that we are proposing to retain in clauses 8.5.1 to 8.5.3 above would apply to all dwellings in the updated guide.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.5 Access stairs

8.5.5 It is not anticipated that stair lifts will be fitted to common stairs except in exceptional circumstances. If this is necessary and the stair acts also as a fire escape stair, the lift must not reduce the clear width to below the minimum prescribed by the Technical Standards, Part E.

Proposed Housing for Varying Needs update

Retain – although (a) reference to the Technical Standards, Part E would not be included in the updated guide and (b) the clause would be further updated to reference that the provision of a stair lift in these circumstances would be for local authority building standards verifiers to assess on a case by case basis.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria

8.6 Handrails for communal access areas

8.6.1 Handrails must in general comply with the Technical Standards, Part S. It should be noted that some handrails will be attached to protective barriers required by Part S to be at a height of 1100mm and it will be necessary to have a handrail below the top of the barrier.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clauses 4.3.14 and 4.3.15.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.6 Handrails for communal access areas

8.6.2 Handrails should be of a design that is easy to grasp and therefore be of 45mm – 50mm diameter or width with a clear space of 50mm at the back of the rail. The surface finish should be smooth and comfortable to touch with no sharp edges or corners. Handrails should be firmly fixed to provide good support and with the fixing clear of the part of the rail that is grasped.

Proposed Housing for Varying Needs update

Retain

Please note that these design criteria would require to be delivered ‘as standard’ in future where handrails are provided.

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

8.6 Handrails for communal access areas

Fig 8.3 Example of handrail

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Figure only.

8.7 Lifts

8.7.1 Lift access allows flats at any floor level to have a step-free entrance and where lifts are provided they should be fully usable by disabled people, including people using wheelchairs and those with visual impairment.

Proposed Housing for Varying Needs update

Retain – although the following text would be added at the end of the clause: ‘Any lift access provision should be in line with Building Standards Technical Handbook: Domestic, Clause 4.2.5, and Building Standards Technical Handbook, Non-domestic, Clause 4.2.7, where applicable’.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

8.7 Lifts

Lifts should incorporate the following features (see also Disability Scotland Access Guide [6]):

• doors with a minimum clear opening width of 800mm
• internal dimensions of at least 1400mm deep and 1100mm wide
• controls, both inside and outside the lift, reachable from a wheelchair and at a convenient height for ambulant people, within 900mm to 1200mm from the floor
• controls inside the lift at least 400mm from the front wall
• controls with tactile indication so that they are usable by people with impaired sight
• the lift door remaining open for at least five seconds
• a continuous handrail fixed at 900mm from the floor
• a landing in front of the lift with a clear space at least 1500mm by 1500mm on all floors to allow for wheelchair manoeuvre
• audible and visual response to an emergency call, and
• in multi-storey blocks, an audible indication of the operating system and location.

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Clause 4.2.5 and Building Standards Technical Handbook, Non-domestic, Clause 4.2.7 where applicable.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.7 Lifts

8.7.2 However, it should be noted that these features are primarily for the benefit of disabled visitors, as people who are unable to use stairs should not occupy dwellings on upper floors unless suitable means of escape in case of fire are provided in accordance with BS 5588: Part 8 [11].

Proposed Housing for Varying Needs update

Remove – superseded by Building Standards Technical Handbook: Domestic, Standard 2.9 in terms of fire escape, and Scottish Fire and Rescue Service guidance on ‘Stay Put, Stay Safe’.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

8.7 Lifts

8.7.3 Buildings containing accommodation specifically for older or disabled people: In such buildings it is preferable that the internal dimensions of the lift are 1400mm by 1600mm to allow for numbers of people with walking aids or in wheelchairs.

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.

8.7 Lifts

Fig 8.4 Lift

Proposed Housing for Varying Needs update

Remove

Proposals for the Scottish Accessible Homes Standard

Figure only.

8.8 Design considerations for people with visual impairment (See also Building Sight [7])

Proposed Housing for Varying Needs update

Retain

8.8.1 Communal areas should allow for the needs of people with visual impairment and should therefore have the following features:

• be free of obstructions with any necessary fittings recessed;

  Proposed Housing for Varying Needs update

  Retain

  Please note that these design criteria would require to be delivered ‘as standard’ in future.

  Proposals for the Scottish Accessible Homes Standard

  Include

  (see Chapter 3, Table 1).

• decals to highlight large areas of glass in doors and side panels;

  Proposed Housing for Varying Needs update

  Remove –

  superseded by Building Standards Technical Handbook: Domestic, Clause 4.8.2.

  Proposals for the Scottish Accessible Homes Standard

  Not applicable

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

• lighting throughout with a minimum level of 100lux;

  Proposed Housing for Varying Needs update

  Retain

  Please note that these design criteria would require to be delivered ‘as standard’ in future.

  Proposals for the Scottish Accessible Homes Standard

  Include

  (see Chapter 3, Table 1).

• good colour contrast between floor, walls and doors with preferably light coloured walls to maximise available light;

  Proposed Housing for Varying Needs update

  Retain

  Please note that the requirement to have good colour contrast between floor, walls and doors would require to be delivered ‘as standard’ in future.

  Proposals for the Scottish Accessible Homes Standard

  Not applicable

  Exception B

  Clause falls out of scope of building regulations.

• wall and floor covering with a matt finish to avoid glare from windows and lights and not heavily patterned as this can cause visual confusion;

  Proposed Housing for Varying Needs update

  Retain

  Please note that these design criteria would require to be delivered ‘as standard’ in future.

  Proposals for the Scottish Accessible Homes Standard

  Not applicable

  Exception B

  Clause falls out of scope of building regulations.

• stair nosings highlighted with nonreflective, non-slip strips;

  Proposed Housing for Varying Needs update

  Remove –

  superseded by Building Standards Technical Handbook: Domestic, Clause 4.3.5.

  Proposals for the Scottish Accessible Homes Standard

  Not applicable

  Exception B

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

• landing at the top of a flight of stairs with a corduroy tactile surface;

  Proposed Housing for Varying Needs update

  Retain

  Please note that these design criteria would require to be delivered ‘as standard’ in future.

  Proposals for the Scottish Accessible Homes Standard

  Include

  (see Chapter 3, Table 1).

• door mats recessed and level with the rest of the floor;

  Proposed Housing for Varying Needs update

  Retain

  Please note that these design criteria would require to be delivered ‘as standard’ in future.

  Proposals for the Scottish Accessible Homes Standard

  Include

  (see Chapter 3, Table 1).

• space under stairs boxed in to avoid areas that are less than head height.

  Proposed Housing for Varying Needs update

  Retain

  Please note that this design criterion would require to be delivered ‘as standard’ in future.

  Proposals for the Scottish Accessible Homes Standard

  Include

  (see Chapter 3, Table 1).

Proposed Housing for Varying Needs update

Retain

Please note that this design criterion would require to be delivered ‘as standard’ in future.

Proposed Housing for Varying Needs update

Include

(see Chapter 3, Table 1).

8.8 Design considerations for people with visual impairment (See also Building Sight [7])

8.8.1 Buildings containing accommodation specifically for older or disabled people: Occupants may not be able to clean communal access areas themselves. Where dwellings have communal access, but have no on-site support, this situation should be allowed for. It may be necessary to provide a small cleaners’ cupboard with a water supply and sink.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

8.8 Design considerations for people with visual impairment (See also Building Sight [7])

8.8.2 Signage should be in a clear typeface, set against a background of contrasting tone. House numbers should also be in relief.

Proposed Housing for Varying Needs update

Retain

Please note that these design criteria would require to be delivered ‘as standard’ in future.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception B Clause falls out of scope of building regulations.

8.9 Cleaning of communal access areas

8.9.1 Buildings containing accommodation specifically for older or disabled people: Occupants may not be able to clean communal access areas themselves. Where dwellings have communal access, but have no on-site support, this situation should be allowed for. It may be necessary to provide a small cleaners’ cupboard with a water supply and sink.

Retain

Not applicable

Exception C

Clause applies to housing designed for specific user group.