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

Annex R – Section 18 of Part 1 of the current Housing for Varying Needs design guide: Power and communications

The clauses within Section 18 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 for wheelchair users, dwellings specifically for older or disabled people, or dwellings specifically for older and ambulant disabled 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 dwellings 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.

18 Power and communications

18.1 The needs

18.1.1 All switches, sockets and controls must be easily reached and operated by the occupants.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

18.1 The needs

18.1.2 The use of technology within the home is likely to increase in future and allowance should be made for future wiring, for example by allowing space behind skirting boards.

Proposed Housing for Varying Needs update

Remove – this clause is considered outdated.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

18.2 Electric power

18.2.1 Light switches should be of the large rocker type as these are generally more convenient and assist people with dexterity problems. Multi-gang switch plates should have no more than two switches for the benefit of people with poor dexterity.

Proposed Housing for Varying Needs update

Retain

Please note that the following design criteria would require to be delivered ‘as standard’ in future:

‘Light switches should be of the large rocker type.

Multi-gang switch plates should have no more than two switches.’

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception B Clause falls out of scope of building regulations.

18.2 Electric power

18.2.2 Dwellings for wheelchair users: Light switches should be pad type rockers.

Proposed Housing for Varying Needs update

Retain

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

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.2 Electric power

18.2.3 Power sockets will be provided at least as required by the Technical Standards [3], Part N, i.e. six in the kitchen, four in each apartment and four elsewhere in the dwelling. The arrangement of these or the provision of additional sockets should provide at least six sockets in the main living room and a socket adjacent to both the telephone and television outlets.

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).

18.2 Electric power

18.2.4 Dwellings specifically for older or disabled people: As some people may spend long periods of time in bed and use the bedroom as a living room, one bedroom (in family houses the one intended for use by a disabled person) should have sockets as required for a living room.

Proposed Housing for Varying Needs update

Retain

Please note that the following design criterion would require to be delivered ‘as standard’ in future in dwellings specifically for older or disabled people:

‘One bedroom (in family houses the one intended for use by a disabled person) should have sockets as required for a living room.’

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.2 Electric power

18.2.5 Switches on double sockets should be positioned on the outside of the plugs or above them so that they are more easily used by those with dexterity problems.

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

Not applicable

Exception B Clause falls out of scope of building regulations.

18.2 Electric power

18.2.6 Kitchen appliances under worktops should have flex outlets behind the appliance with isolating switches on the wall above the worktop. Power sockets for kitchen appliances not under worktops should be positioned on the wall above the appliance. In either circumstance switches for fridge freezers or stacked appliances should be clear of the space allowed for the appliance.

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.

18.2 Electric power

18.2.7 Dwellings for wheelchair users: Power sockets above kitchen worktops should preferably be in tilted laboratory bench type fittings, generally on the back of the worktop, or further forward to suit a particular user. Sockets on the back wall 100mm above the work surface will be reachable by some people but others will need additional control switches on the worktop fascia.

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.

18.2 Electric power

18.2.8 Dwellings for wheelchair users: Where appliances are mounted on plinths the isolating switches must be in a position that can be easily reached and not on the back wall above the appliance. See Fig 13.6.

Proposed Housing for Varying Needs update

Retain

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

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.2 Electric power

18.2.9 Mains switches and consumer units should be easily accessible. If positioned in storage space they should be adjacent to the door and not on the back wall.

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).

18.2 Electric power

18.2.10 Labelling of switches should be clear and easily read and preferably have tactile markings to aid people with visual impairment.

Proposed Housing for Varying Needs update

Retain - although the word ‘preferably’ would not be included in the updated guide.

Please note that these updated 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.

18.2 Electric power

18.2.11 Switches, sockets and controls should be set at heights as shown in the Table below. They should also be at least 400mm from the corner of the room. In selecting the position and exact height of sockets consideration should be given to the likely position and height of furniture.

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).

18.2 Electric power

Table of mounting heights for controls: (mm from floor level to centre line of fitting unless stated otherwise)

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Light switch, and base of pull switch – both 900 – 1050 and level with door handle

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Power sockets generally, TV socket, and telephone socket – at least 450

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Power sockets at kitchen worktop – 150 above worktop

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Flex outlets for kitchen appliances under worktops – 600

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Isolating switches for appliances, and power sockets for appliances not under worktops – 1050

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Cooker control unit – 1050 (to side of cooker)

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Heating programmer, and immersion heater switch – 1050

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Mains switch and consumer unit – 600 –1050

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Doorbell – 1000 – 1050

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Door entry unit – within 900 – 1200

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

As per 18.2.11.

18.2 Electric power

Dwellings specifically for older and ambulant disabled people: Power sockets generally, TV socket, and telephone socket – 500 to 1000

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.

18.2 Electric power

Dwellings for wheelchair users: Power sockets generally, TV socket, and telephone socket – 700 to 1000

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.

18.2 Electric power

Dwellings for wheelchair users: Power sockets at kitchen worktop – see 18.2.7

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.

18.2 Electric power

Dwellings for wheelchair users: Isolating switches for appliances, and power sockets for appliances not under worktops – 950

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.

18.2 Electric power

Dwellings for wheelchair users: Cooker control unit – 100 above worktop (to side of hob)

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.

18.2 Electric power

Dwellings for wheelchair users: Heating programmer, and immersion heater switch – 950

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.

18.2 Electric power

Dwellings for wheelchair users: Mains switch and consumer unit – 700 – 1050

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.

18.3 Lighting

Good lighting is essential for everyone but is particularly important for older people and anyone with a visual impairment. Light fittings in addition to ceiling mounted pendants are supplied by the occupants, but to avoid an excessive need for lamps with potentially dangerous trailing flexes the ceiling mounted pendants should be capable of providing a good general lighting level (see Building Sight [7]).

Proposed Housing for Varying Needs update

Retain

Please note that the following design criterion would require to be delivered ‘as standard’ in future:

‘Ceiling mounted pendants should be capable of providing a good general lighting level.’

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

18.4 TV and telephone

18.4.1 TV and telephone outlets should have adjacent power sockets.

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).

18.4 TV and telephone

18.4.2 Dwellings specifically for older or disabled people: Two outlet points should be provided for both TV and telephone. Unless a user's particular circumstances dictate otherwise, these should be located in the living room and the main bedroom.

Proposed Housing for Varying Needs update

Retain

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

18.5 Door entry systems and automatic controls

18.5.1 Door entry systems will take two basic forms, communal entry systems for groups of flats and individual door entry systems. Individual door entry systems should be provided in all first-floor flats which have their own individual entrance door at ground level. Requirements for external equipment to be used by the caller are given in Section 7.11.

Proposed Housing for Varying Needs update

Retain

Please note that the design criterion set out in the second sentence would require to be delivered ‘as standard’ in future.

Proposals for the Scottish Accessible Homes Standard

Include (see Chapter 3, Table 1).

18.5 Door entry systems and automatic controls

18.5.2 Equipment within a dwelling for answering a door entry system should normally be located in the hall.

Proposed Housing for Varying Needs update

Retain

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

18.5 Door entry systems and automatic controls

18.5.3 Dwellings specifically for older or disabled people: For people with very impaired mobility, whether they are ambulant or use a wheelchair, it may be preferable for the answering point to a door entry system to be in the living room and possibly with an additional point in the appropriate bedroom.

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.

18.5 Door entry systems and automatic controls

18.5.4 Dwellings specifically for older or disabled people: In addition to a system for answering the door to visitors, some people with very impaired mobility may need other automatic control of the entrance door, and possibly internal doors. Information on such controls is given in the BRE publication Domestic automatic doors and windows for use by elderly and disabled people [14]. Such systems will usually only be provided when required by a particular occupant but all dwellings should allow for future installation by the provision of conduit, draw cords and blanked off outlets in the living room and main bedroom.

Proposed Housing for Varying Needs update

Retain – although the text ‘by the provision of conduit, draw cords and blanked off outlets’ would be replaced with ‘by providing allowance for future wiring routes to the head of the entrance door(s) and pass doors, along with blanked off outlets’ in the updated guide.

Please note that the following design criteria would require to be delivered ‘as standard’ in future in dwellings specifically for older or disabled people:

‘Provide allowance for future wiring routes to the head of entrance door(s) and pass doors, along with blanked off outlets in the living room and main bedroom.’

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.5 Door entry systems and automatic controls

18.5.5 Dwellings specifically for older or disabled people: Button operated answering equipment is usually found easier to use than the hand-held telephone type. Occupants with impaired hearing will require these to have a flashing light signal rather than an audible one.

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.

18.6 Alarm call systems

18.6.1 Dwellings specifically for older or disabled people: Some dwellings will require to be wired for an alarm call system to summon help and others may require to have a system added at a later date. Allowance should be made for this in dwellings intended for people who are likely to need such a system. This applies particularly, though not exclusively, to housing intended for older people. The type of system and its operation will depend on the provider of the support system, but with all systems it should be possible to summon help from the hall, living room, kitchen, bedroom(s) and bathroom. The methods for doing this may vary, though a pull cord, or pendant system worn round a person's neck, are generally preferred as it is particularly important that a person can raise the alarm if they collapse on the floor.

Proposed Housing for Varying Needs update

Retain – although the text would be updated to: ‘Some people will require an alarm call system to summon help and others may require the use of a system at a later date. The type of system and its operation will depend on the provider of the support system and the individual needs of the user, but with all systems it should be possible to summon help, either actively or passively, from any location in the dwelling to a monitoring service provider. This can be achieved, for example, by the use of wearable devices and environmental sensors. The system should be operational in the event of a power cut or interruption of an internet connection. This can be provided, for example, by battery backups for hardware and a mobile SIM card.’

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.6 Alarm call systems

18.6.2 Dwellings specifically for older or disabled people: The positioning of the pull cords needs careful consideration. They should be positioned against a wall so as not to cause obstruction and should be easily accessible. A position near the door may be most suitable but the cord should not be positioned immediately inside the door where it could be mistaken as a lighting pull switch. A cord should be reachable by a person in bed. Also by a person lying in the bath as well as from the bathroom floor; this may necessitate two alarm points in the bathroom.

Proposed Housing for Varying Needs update

Remove – this clause is considered outdated.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.6 Alarm call systems

18.6.3 Dwellings specifically for older or disabled people: The length of pull cords should allow them to be reached while lying on the floor and there should be pull rings that can be easily grasped at floor level and 900mm above it. However if they are found to be a nuisance on a day-to-day basis they may be tied up and be impossible to reach. To reduce the nuisance of floor-length cords it should be possible for the occupant to anchor them to the wall at the base. The use of coloured cord will help distinguish alarm cords from lighting pull switches.

Proposed Housing for Varying Needs update

Remove – this clause is considered outdated.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.6 Alarm call systems

18.6.4 Dwellings specifically for older or disabled people: It should be recognised that any method of summoning help from particular points cannot alone provide a fail-safe system. There are various forms of surveillance equipment, such as pressure mats, which providers of support may wish to consider, but a person's need has to be weighed against what may be considered as an intrusion on privacy.

Proposed Housing for Varying Needs update

Remove – this clause is considered outdated.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.6 Alarm call systems

18.6.5 Dwellings specifically for older or disabled people: People with dementia may require passive alarm systems. These combine PIR, heat sensors, smoke alarms, thermostats and door magnets in combinations to suit the individual and raise an alarm at the appropriate signal.

Proposed Housing for Varying Needs update

Remove – the context of this clause is deemed to be covered in the proposed update to clause 18.6.1 above.

Proposals for the Scottish Accessible Homes Standard

Not applicable

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

18.7 Safety devices

18.7.1 Occupants with impaired hearing will require safety devices such as smoke detectors to have a flashing light signal in addition to an audible alarm and may in addition need a vibrating signal, such as a pillow vibrator. Such devices should be fitted as and when needed by an individual.

Proposed Housing for Varying Needs update

Retain – although reference to ‘Occupants with impaired hearing’ would be updated to ‘People with a hearing impairment’.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Exception B Clause falls out of scope of building regulations.

18.7 Safety devices

18.7.2 Various special devices are available to assist with the safety and security of people who may be forgetful or confused, by means of audible or visual signals, for instance, when equipment has not been turned off or an external door is not properly closed. Such devices should be fitted as and when needed by an individual.

Proposed Housing for Varying Needs update

Retain – although the text would be updated to: ‘Various devices are available to assist people with safety and security, by means of audible or visual signals, for instance, when equipment has not been turned off or an external door is not properly closed. Such devices should be fitted as and when needed by an individual, and linked to a monitoring service provider as appropriate.’

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

18.8 Future developments

18.8.1 Several technological devices are described in this guide, but further new and advancing technology is likely to play an increasing role in all our homes. It will help disabled people to live more independently and in general terms is likely to provide access to new fields of communication, entertainment and home-based employment.

Proposed Housing for Varying Needs update

Remove – this clause is considered unnecessary.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.

18.8 Future developments

18.8.2 The concept of ‘smart homes’, which maximise available technology in order to help people live more independently, is currently at the development and experimental stage and though it has many benefits it also poses ethical questions which have yet to be resolved in relation to people, such as those with dementia or learning difficulties, who are unable to make a rational choice for themselves on the presence of the technology. Guidance on good practice in this regard is therefore considered to be premature.

Proposed Housing for Varying Needs update

Remove – this clause is considered outdated.

Proposals for the Scottish Accessible Homes Standard

Not applicable

Not standard design criteria.