Technical Overview of proposed Access Standards for Housing 2013
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Presented by Julia Park, Architect and Head of Housing Research at Levitt Bernstein architects at Habinteg's Homes for Living Forum 17 September 2013. View this show for the key features of the proposed 3-tier Technical Housing Standards for Access that is out for Government Consultation via DCLG until 22 October. It also sets out how minimum space standards could be linked to each tier of access.
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Technical Overview of proposed Access Standards for Housing 2013
1. A new, national 3-tier Accessibility Standard or
‘regulated options’ within Building Regulations
Level 1 based on Part M of the Building Regulations
Level 2 based on Lifetime Homes
Level 3 based on the Wheelchair Housing Design Guide
Distinction between ‘wheelchair accessible’ (where
the initial occupant is known to be wheelchair user)
and ‘wheelchair adaptable’ (where the initial occupant
is not known)
Housing Standards Review
the proposition for Accessibility
2. 1. CONSOLIDATE TO IMPROVE
COMPLIANCE, ASSESSMENT AND OUTCOMES
bring current accessibility standards together to:
• make it easier to find and use them
• facilitate assessment by one competent authority
instead of multiple agencies (Building Control)
• improve outcomes through better understanding
and more rigorous checking procedures – ‘on site’
rather than ‘off plan’
Housing Standards Review
4 key objectives
3. 2. HARMONISE ACROSS THE THREE LEVELS
• restructure current documents under a single set of
common headings
• standardise terminology and definitions e.g.
level, gently sloping, manageable crossfall, clear
door opening width etc
• use consistent methods to describe features and
requirements e.g. access zones to WC based on
similar principles
Housing Standards Review
4 key objectives
5. 3. RATIONALISE THE OBJECTIVES
Level 1 - to remain a base-line standard but with slightly
better provision for visitors who use wheelchairs
Level 2 - to remain an intermediate standard but to
require step-free access in order to make sense of
requirements aimed at wheelchair users and ensure a
genuine down-sizing offer for older people
Level 3 - to remain a standard for wheelchair users but
with improved provision and a distinction between
accessible and adaptable to encourage more willing
take-up in private sector – certain features not required
from the start but must be possible in the future
Housing Standards Review
4 key objectives
6. Housing Standards Review
4 key objectives
Level 3 WCs
and bathrooms
showing easy
conversion from
adaptable to
accessible
7. 4. REVIEW THE INDIVIDUAL STANDARDS
• update to reflect current practice e.g. room to room
hoisting now less common, bathroom layouts need to
be achievable in flats
• omit requirements that could be provided if/when
necessary without being stated e.g. temporary
bedspace, through-floor lift provision at Level 2
• increase requirements where necessary e.g. improved
bathroom provision at Level 3
Housing Standards Review
4 key objectives
8. Housing Standards Review
4 key objectives
Level 3 kitchen
showing easy
conversion from
adaptable to
accessible
9. LEVEL 1
• approach route requirements broadened and include
parking areas
• external lighting required to main entrance
• WC access zone increased
• minimum stair width of 850mm introduced (as Level 2)
• switches and controls 300mm in from corner (as Level 2)
• communal lifts standardised to 8 person (1100 x 1400 car)
Housing Standards Review
proposed changes to the standards
10. LEVEL 2
• step-free access required i.e. lifts to upper floor flats
• shower gulley in small 2b WC not required
• turning circle in living area, temporary bedspace and
through-floor lift position need not be shown
• strengthened ceilings for hoisting not required
• requirements added for outdoor space
Housing Standards Review
proposed changes to the standards
11. LEVEL 3
• parking need not be covered
• bathroom and WC requirements improved - and bath
and shower required for 5 people and above
• connecting door from bath to bedroom not required
• more flexibility re doors in corners
• space for extra kitchen units required
• wheelchair adaptable WCs, bathrooms and kitchens
need only meet Level 2 in terms of layout
Housing Standards Review
proposed changes to the standards
12. 1. No local variations permitted to the standards
2. Local Authorities decide how many homes required
at Levels 2 and 3 based on local need and subject
to viability testing
3. Possibility of complimentary 3 tier Space
Standard, but unlikely to become regulation
4. Planning applications get much easier
5. Possible separation of housing regulations
Housing Standards Review
other important aspects of the proposals
13. • 3 tier Space Standard relating to 3 tier Accessibility
Standard is possible but space labelling is
Governments’ preferred approach
• Standards cover a large range of 1, 2 and 3 storey
homes and include:
• minimum overall floor areas (GIAs) for each level
• minimum bedroom areas and widths (each level)
• minimum storage areas (all levels)
• minimum ceiling heights for living spaces (all levels)
Housing Standards Review
the proposals for Space
14. • Starting point for all levels of Space Standard is
furniture and activity spaces of HQI and LHDG
• Spatial implications of proposed Accessibility
Standards then added to produce the floor areas
and room sizes
• Working Group felt that 3 levels of Accessibility
imply different amounts of Space and that Space
standards should not vary for any other reason
Housing Standards Review
the rationale behind the standard
15. Level 1 above HQIs but not far below Level 2
(only 1-2m2 lower for flats, 6m2 lower for 2
storey houses)
Level 2 equivalent to GLA standards which include
Lifetime Homes (just 3 minor differences)
Level 3 20-30% above Level 2 depending on dwelling
type - adds more to houses than to flats
Housing Standards Review
what it means at each level
16. Housing Standards Review
what it means at each level
Level 1 68 m2 Level 2 70 m2 Level 3 87 m2
2b 4p flat plans at Levels 1, 2 and 3 of the
proposed 3-tier Space and Accessibility Standards
17. YES !
• Space really matters - to everyone
• all homes should be capable of working adequately
when fully occupied - otherwise it leads to under-
occupancy and is an inefficient way to house people
• older and disabled people need larger rooms than the
market chooses to provide
• not enough to set standards for affordable housing
only - homes change tenure over time
Housing Standards Review
does Levitt Bernstein support Space Standards?
18. …but we mind about everything else too –
• beautiful buildings and spaces
• daylight and sunlight
• ecology and biodiversity
• energy efficiency and carbon footprint
• play areas and public realm
• private outdoor space and cycle storage
• safety and security
• water efficiency and flood mitigation
Housing Standards Review
does Levitt Bernstein support Space Standards?