Tower Hamlets InclusiveDesignAdvice · PDF fileInclusive Design: Housing 4 WhyInclusiveDesign...

Tower HamletsInclusive Design Advice:Housing

Inclusive Design: Housing 2

Inside

What is Inclusive Design? 3

Why Inclusive Design is important 4in housing development?

Policy Framework 5

Accessible Housing: 7Tower Hamlets Key Facts

The key Inclusive Design requirements 8for residential development

What information should be provided 10upon submission by the applicant

Examples: good and bad 11practice in housing

Further Reading 13

Inclusive Design Note comparison 14table comparing relevant spacestandards

Assessment Tool 23


This document is partof a series that sets outTower Hamlets approachto Inclusive design.The Inclusive Design advice notes will concentrate on thefundamental spatial issues that need to be considered earlyon in the planning and design stages of all new development.The advice notes are intended to assist developers, architects,designers and planning officers in determining if adevelopment has considered inclusive design in its proposaland to give them the confidence to make amendments.

It should be noted that current design standards are anabsolute minimum and have not been updated recently. Newresearch shows that current space standards are not sufficientfor larger wheelchair users, specialist wheelchairs, buggiesand larger people i.e. many people now, especially with thesurge in obesity.

What is Inclusive Design?Inclusive Design means designing in a way that aims toremove the barriers that create undue effort and separation.It enables everyone to participate equally, confidently andindependently in everyday activities.


Why Inclusive Designis important in housingdevelopment?� The ageing population, by 2050 more than half of

Britons will be 50 or older. Incidence of disabilityincreases with age.

� Reduces accidents in the home.

� Enables people to stay safely and independently intheir own homes longer.

� Inclusive access enables anyone to visit familyand friends

� Disability as defined under the Equalities Act 2010includes people with mobility impairments, mentalhealth problems, long term illness (such ascancer), sensory impairments and learning disabilities.Many people have a ‘hidden disability and/or arerelated to someone who has a disability.

� Research found that 84% of homes in England do notallow a wheelchair user to get through the front doorwithout difficulty (source Habintag).

� Many families in Tower Hamlets have children withdisabilities whose access requirements will change.

� Accommodation that can flexibly accommodatehouseholds changing access requirements, preventhouseholds needing to move or rejoin the housingwaiting lists in the future.

� Avoids seperation and enables the potential forsustainable communities.

� Reduces the need for ‘specially designed’ housing tobe built.


Policy Framework

National

Equalities Act 2010

Civil rights legislation protecting disabled peoples equitablerights, including access to everyday goods and services.(1) Every public authority shall in carrying out its functionshave due regard to:(a) the need to eliminate discrimination that is unlawful

under this Act;b) the need to eliminate harassment of disabled persons

that is related to their disabilities;(c) the need to promote equality of opportunity between

disabled persons and other persons;(d) the need to take steps to take account of disabled

persons' disabilities, even where that involves treatingdisabled persons more favourably than other persons;

(e) the need to promote positive attitudes towards disabledpersons; and

(f) the need to encourage participation by disabled personsin public life.

This is the core duty under the Act.

National Planning Policy Framework

Everyone should have the opportunity to live in high quality,well designed homes, that deliver what people want andneed, within sustainable, inclusive mixed communities.

Plan for a mix of housing that includes the spatial needs ofdifferent groups in the community (such as families withchildren, the elderly and people with disabilities). In largerscale residential developments in particular key facilities suchas primary schools and local shops should be located withinwalking distance of most properties.

RegionalLondon Plan Policy

Ensuring equal life chances (3.1 pages 76 – 77).Strategic: The mayor is committed to ensuring equal lifechances for all Londoners…

Planning decisions: Addressing the spatial needs of London’speople and communities is essential to enable them to enjoyand contribute to a safe, secure, accessible inclusive and


sustainable environment and to ensure these are taken intoaccount in new development. Development proposals shouldhave regard to the SPG Accessible London and otherguidance produced by the Mayor.

Quality and design of housing(3.5 pages 90-94 and para 3.48)Planning decisions and LDF Preparation: the design of allnew dwellings should…..have adequately sized rooms,convenient and efficient room layouts and meet the needs ofLondoners over their lifetime… and address social inclusionobjectives: 3.38, 3.39 provide more detailed guidance.

Housing Choice (3.8)LDF Preparation: all new housing is built to Lifetime Homesstandards, ten per cent of new housing is designed to bewheelchair accessible, or easily adaptable for residents whoare wheelchair users; account is taken of the changing agestructure of London’s population and in particular the variedneeds of older Londoners.

Sustainable design and construction (5.3 para 5.27 pages143 -144)Planning decisions: ensuring developments arecomfortable and secure for users, including avoiding thecreation of adverse local climatic conditions

Parking (6.13 pages 200 -201)Planning decisions: provide parking for disabled people in

line with table 6.1. In locations with high public transportaccessibility, car-free developments should be promoted(while still providing for disabled people). Para 6.44developments should always include parking provision fordisabled people…Applicants for planning permission shoulduse their transport assessments and access statements todemonstrate how the needs of disabled people have beenaddressed.

London Housing Design Guide 2010GLA guidance on space standards etc.

Tower Hamlets Policy

Core Strategy 2010Strategic objective to ensure that housing contributes to thecreation of socially balanced and inclusive communities.

All new housing developments to offer a range of housingchoices, in terms of size and type, built to Lifetime Homesstandards.

10% must be designed to be wheelchair accessible, or easilyadaptable for residents who are wheelchair users.

Managing development DPD (submission version)DM4 Housing standards and amenity space


Accessible Housing:Tower Hamlets Key Facts

1. The 2004 housing needs survey found 15,385 people inTower Hamlets top have a ‘special need’ (For example, aphysical disability or they are frail and elderly); at thetime this represented about 15 per cent of TowerHamlets population, higher than the national average of11-13 per cent. Seventy-nine per cent were housed inthe social rented sector.

2. Poplar had the highest concentration of special needshouseholds at 21% of all special needs households.

LBTH Housing Needs Survey 2004.Data Extracted form tables: 12.1, 12.6 and 12

3. In August 2008 there were 397 households on theAccessible Housing People Register (AHR) living ininadequate housing and waiting to be re-housed. Therequirement for fully and partially accessible homes hasremained constant, a likely reason for this is the currentlack of new supply or suitable re-let homes becomingavailable.

4. There is a 43 per cent need for accessible family-sizedhousing (within Tower Hamlets). Focusing on peoplerequiring full/partial wheelchair accessible homes thereis a 53 per cent need.

5. Latest data shows us 43% of all households on theAccessible Housing Register (within Tower Hamlets)were overcrowded and need accessible family sizedhousing.


The key inclusive design requirementsfor residential development

� Planning obligations and/or planning conditions shouldbe used on all housing developments, to secure thedelivery of units to the correct specification and toensure that adaptations can be made if required in thedefects period (the first year post completion).

� Provide a lift or passive provision that would enable costeffective future provision of a lift (with minimum internaldimensions of 1100mm x 1400mm) in all service cores inall residential blocks.

� Wheelchair housing should only be above ground floorif at least two wheelchair accessible lifts service theaccommodation.

� Level entrances/thresholds to all accommodationincluding balconies.

� 10% of new housing should be designed to wheelchairstandard. This will normally be 10% of units, but onindividual schemes where a better outcome is providedby producing larger units which meet particular localneeds, it may be agreed to measure this as 10% ofhabitable rooms."

� Storage and recharging facilities should be providedwithin developments within the communal areas suitablefor scooters.


� In car free developments: in the first instance BlueBadge parking should be provided on site in exceptionalcircumstances there maybe potential to secure a rea-sonable number of on street parking bays, for bluebadge holders within 50m of the development thisshould be established with the local highway authority.

� In all dwellings one bathroom and/or fully accessibletoilet should be provided with floor drainage, suitable toallow for future level access shower installation

� Long corridors which look the same can be confusingand disorientating for people with sensory impairmentand should be avoided if possible.

� Internal communal corridors must have minimum widthsof 1200mm, 2m preferred: 1800mm enables twowheelchairs users to pass, 1500mm allows a wheelchairuser to turn and retrace their steps.

� All accommodation should ideally have separatekitchens and living room improving safety for childrenand practically providing a quiet space for homeworkand for cultural reasons.

� The site should maximise its potential for well connectedsafe inclusive walking routes to local services, transport.

� Hate crime is a serious problem for people withdisabilities. All new residential development should bedesigned to be both “tenure and unit type blind” – i.e. noexternal distinction between the tenure or type of unit.

� Provide adequate accessible storage: people withdisabilities often have additional storage requirementssuch as medical equipment etc.


What information should be providedupon submission by the applicant

� Design and Access Statements should provide details ofthe design evolution as a means of articulating theinclusive design strategy. All unit diagrams should be atscale 1:50 and include notional furniture layouts.

� Any potential wheelchair units should be clearly markedon floor plans, showing how they conform to Wheelchairhousing standards.

� Location and orientation of the apertures for futureprovision of through the floor lift eg access point insame location on all levels - entry is through short side.It’s location should preferably be in circulation space notliving space/rooms, its location should not make theresidual space unworkable.

� Diagrams showing how life time homes conform to the16 standards should be provided.

� Plans indicating the step free routes in and arounddevelopment including access to bike storage, refuseand post.

� Relationship of buildings to local amenities, publictransport infrastructure.

� Location of accessible parking spaces off or on site.

� Any Inclusive Design Strategy should consider how thepublic realm is used by all people including children,elderly and those with physical and sensoryimpairments.


The examples below are all from Mary Jones court , Garford Street

The bathroom walls are not robust enoughto take grab rails – which have prevented drop downrails being fitted, resulting in bulky free standing frameround toilet further reducing manoeuvring space

The same bathroom showing the tortuousaccess into the shower.Best practice could have floor drainage/wet room toenable step free access.

Another bathroom in the same complex werethe inability to fix adaptations to the walls hasresulted in 3 additional pieces of equipment:• toilet frame• perching stool• shower seat (bottom right with towel on top).

�

�

�


Image on the left: bathroom in new developmenton Old Bethnal Green Road. Spacious and welldetailed apart from sink which the manufacturerclaims is DDA compliant it is not.

Image on the right: same scheme with a standardwall hung sink which is usable by all.

Almost perfect access to external space exceptthe window is framed creating a tripping hazard.

Underground refuse storage when correctlysited (not in walking route i.e. set back) isaccessible to all.

�

�

�

�


Further ReadingLifetime Homeshttp://www.lifetimehomes.org.uk/pages/design-criteria.html

LDA London Housing Design Guidehttp://www.london.gov.uk/archive/mayor/publications/2009/docs/housing-design.pdf

GLA PublicationsWheelchair accessible housing - http://legacy.london.gov.uk/mayor/strategies/sds/docs/bpg-wheelchair-acc-housing.pdfDraft SPG - http://www.london.gov.uk/sites/default/files/spg-housing-draft.pdf.

The Strategic Housing Market Assessment, Needs Survey andSummary are available in full internally here:M:\D&R SHARED\SHMA 2009 (Strategic Housing Market Assessment).

This is the external source for the strategic housing marketassessment, needs survey externally the summary is available here:http://www.towerhamlets.gov.uk/lgsl/851-900/868_housing_strategy_and_polic/strategic_housing_market_asses.aspx

Wheelchair housing design guide second edition by Stephen Thorpeand Habinteg Housing AssociationMind the step: An estimation of housing need in Englandhttp://www.habinteg.org.uk/documents/Publications/Mind%20the%20step_onlineversion.pdf


Inclusive Design Note comparison table

Comparing some of the space requirements, key at planning stageof the following standards:Wheelchair housing (as defined by Stephen Thorpe second addition)

Lifetime Homes standards (Joseph Rowntree Trust)

Lifetime Homes http://www.lifetimehomes.org.uk/pages/design-criteria.html

Approved Document part M of the Building Regulations

http://www.planningportal.gov.uk/uploads/br/BR_PDF_ADM_2004.pdf

All the dimensions are the minimum required; Part M of the building regulations arethe minimum mandatory requirements


Inclusive stepfree access tosurrounding area and serviceswithin developments

Communal paths: 1200mmminimum width 1800mmpreferred crossfalls avoid wereever possible and preferably nogreater than 1:50

Ramp gradient: Ideal nosteeper than 1:20; 5m -1:15max; 1200mm widths.Crossfalls not exceed 1:50

High density (including car free)should provide 1 designatedspace per wheelchair userdwelling, where not possible thepotential to secure a reasonablenumber of on street parkingbays, for blue badge holderswithin 50m of the developmentshould be established.

Communal paths: 1200mmminimum I000mm at pinchpoints width 1800mm preferredat regular at regular intervals toallow turning and passing.Crossfalls avoid whereverpossible

Ramp gradient: Ideal no steeperthan 1:20; 5m - 1:15max;1200mm widths.Crossfalls not exceed 1:50

Adjacent, covered (low densitydevelopment)High density (including carfree)should provide 1 designatedspace per wheelchair userdwelling

Communal paths:preferably level,gradient nosteeper than 1:20

Ramp no steeperthan 1:15 up to10m;1:12 up to5m. 900mmwidth. Crossfallsnot exceed 1:40

Path/rampsgradients

CommunalParking

Communal paths:1200mm minimum,best practice1800mm. Preferablylevel i.e. no gradientexceeding 1:60and/or no crossfallexceeding 1:40

Ramp if unavoidableas Part M. additionalpoint

3300mm x 4800mmadjacent to entranceor lift coreAccess routebetween parking andcommunalentrance/lift coreshould maintain aminimum clear widthof 1200mm

Tower Hamlets Inclusivedesign principals

Wheelchair AccessibleHousing

Lifetime Homes Part M


Storage and rechargefacilities in the common partssuitable for scooters.

Provide at least one lift and/orsuitable structural space thatwould enable cost effectivefuture provision of a lift (withminimum internal dimensionsof 1100mm x 1400mm) in allservice cores in all blocks.

As wheelchair accessible.

1200mm min, in shortcorridors/single loadedpassing places 1800mm widthx 1200mm at reasonableintervals

Need power point andunder cover, adjacent toindividual'saccommodation.

Minimum 2where wheelchair unit isabove ground level.

1800x1800 level clear ofdoor swings in front ofmain entry door withadequate weatherprotection

1200mm minIf more than 1 wheelchairunit – passing places1800mm width x 1200mmat reasonable intervals

No standard

900mm -1200mm

Not a requirement.LTH best practice: Provide lift accessto all dwellings above entrance levelas far as practicable. Provide accessto two lifts within blocks of 4 or morestoreys. Where lift access is notprovided, consider potential to enableprovision at a later date (by provisionof space and/or adaptation).

1500mm x 1500mm level landingclear of door swings and haveadequate weather protection

1200mm which may reduce at pinchpoint to 1050mm

Scooterstorage

Communallifts

CommunalEntrance

Communalcorridors

Tower Hamlets Inclusivedesign principals

Wheelchair AccessibleHousing

Lifetime Homes Part M


300mm to leading edge of doors.Potential for unobstructed space toreverse a wheelchair clear of thedoor swing.

1500mmX1500mm

825mm with 300mm to leading edgeof door.

900mm

Level accessDoor 800mm or 825mm c.o.wdepending on the width anddirection of approach. with 300mmbeside leading edge (pull side only).Be easy to open with limiteddexterity/strength

750mm to 800mm

750mm to 800mm

Doors

Turning spaceinside front door

Communal levelentrance clearopening width

Dwelling doorsInternal doorclear openingwidth

Balcony levelaccess

Open beyond 90 degrees,at least 300mm to leadingedge of door

1800mm x 1500mm

800mm

775mm

Not slidingdoors/preferably outwardopening with 1100 minclear of door swing spaceoutside.

300mm leadingedge (pull sideonly)

800mm

750 - 900mmDependent ondirection and widthof approach.

800mm - 825mmwith 300mmbeside leadingedge (pull sideonly).

Inclusive Design HousingAccess principals

Wheelchair Accessible Lifetime Homes Part M


900mm -1200mm

900mm Straight with noturning required clear ofall obstructions1200mm Turning 90 degreesclear of all obstructions1500mm Turning 180 degreesclear of all obstructions.

Adjacent to entrance1100mm x 1700mm (accessalong the length of this side toenable transfer fromwheelchair) space clear ofcirculation routes withcharging point.

900mm minimum 1400 preferred,to enable ease of manoeuvring.

Provision for potential assistedwheelchair storage: 1400mm x750mm would accommodate mostpower and manual chairs 1100mmx 700mm would accommodatemany, with power point.

Corridor widths– in dwelling

Wheelchairstorage,charging &transfer space



900mm mayreduce to 750mmat ‘pinch points’Door/corridor ratiosame as Part Mexcept a 1050corridor requires900mm door whenapproached at rightangles.


Same as LTH with preference forknock out panel to be located incirculation space.

In family dwellings of two or morestoreys an entry level room that couldbe reassigned as a single bedroomshould be provided, without loss ofamenities.

Lift for independentwheelchair use. Typicalcar size 1085x725 +approach width beyond1200

Mechanicalmeans ofmoving betweenlevels in thehome.

Bedroom/spaceat entry level

900mm minimumstair width to enableinstillation of a(seated) chair lift.

Through the floorlift: Provide aknockout panel of1000mm x 1500mm.Within dwellingwithoutcompromising thespace i.e. if lift goesto bedroom it stillfunctions as a singleroom.

A single bedspacewith 750mm to oneside, capable ofbeing screened, theroom should remainfunctional. The useof kitchendinner/dining spaceshould be avoided.




Adequate manoeuvring spaceclear of typical furniture layout.

Manouvering space of either1500mm clear turning circle or1400mm x 1700mm elipse clearfrom finsihed floor level toWalls in bathrooms and toiletsshould be structurally capable oftaking adaptations such ashandrails

1000 min to approachbed and transfer – (bothsides of double bed)

Were there is only onebathroom a fullyaccessible and installedshower should beprovided at the out set,with provision made forfuture installation of abath.1000 x1000min levelaccess shower activityarea or 1700 x 700 bath1500mm x 1500mmwheelchairmanoeuvring spaceclear of all obstructions

Bedroom

Bathroom

Main bedroom 750mmwidth to both sides andfoot of a standard doublebed. Other bedrooms750mm clear width to oneside of bed, 750mmcirculation space toapproach the window etc.

Where a bath is provided,capped drainage for anaccessible floor levelshower should be locatedbeneath it. Providing aclear manoeuvring zonefor a wheelchair user.




Yes, with showerdrainage

May becombined withdining room butnot living room,particularly infamily housing.

1500 mmdiameter turningcircle,

1000min clearance (transfer spacefrom centre of wc pan)1100min clear of door swing to frontof pan

Yes in 4P+ units should havetransfer space located in oppositeplace to bathroom

1500mm diameter clear (of kitchenunits and fixed objects) turning circlewith additional room outside thezone to assist manoeuvringcontinuous along its length.

Having the space standards to befully wheelchair accessible but werethe wheelchair user is not main userof kitchen there may need to be acompromise between wheelchairand ambulant layout.

Door opens outWhen approachedhead on oroblique, clearspace of 750mm infront of WC pan.

Entrance leveltoilet

Second toilet

Kitchen

1100mm minimumextending forward offront rim of WC pan.400 - 500mm fromcentre of WC pan toadjacent wall.1000mm from center ofWC pan to the oppositewall. Shower zone (withdrainage)

1200mm betweenkitchen units and anyfixed obstruction,maintained along itslength.




750mm circulationspace to all areas.

Living and kitchendining should not becombined in lagerunitsin living room,dining room andkitchen areas

Living rooms/areas diningrooms



1500mm clear turning circleor an ellipse of 1400mm x1700mm clear of furniture(coffee tables/side tables canbe included within the zone),essential circulation i.e. to awindow should be 750mmclear between items, in livingroom and dining room areas

Avoid doors entering in acorner, window positions thatcreate spaces narrower than3000mm.Circulation1500mm diameter clear (offurniture) turning circle withadditional room outside thezone to assist manoeuvring.circulation routes of 800mm.In smaller house holds (notfamily) a more open planarrangement between kitchenand living may be considered


Assessment ToolIndicative room layouts

To scale turning circles and typical furniture layout for printing onacetate as a working tool if printed at A4.

Produced by Tower Hamlets Council's Communications Unit • TD13744 • June 2012

Tower Hamlets InclusiveDesignAdvice · PDF fileInclusive Design: Housing 4 WhyInclusiveDesign...

Documents

Transcript of Tower Hamlets InclusiveDesignAdvice · PDF fileInclusive Design: Housing 4 WhyInclusiveDesign...