Building Control:

Disable access facilities:

Guide to Provision of Access/Facilities for  People with Disabilities

Developers proposing new buildings or extensions to buildings which are used by the public or as a place of work are required to provide for access and facilities for people with disabilities by law in the form of:

• Building Regulations 1991 Part M
• S.76(1), (2) of the Town and Country Planning 1990 Act places a duty on local planning authorities when granting planning permission to draw the attention of developers to the relevant provisions of the 1970 Chronically Sick and Disabled Persons Act. These provisions cover public buildings and places of employment and require any person providing such premises to make provision where reasonable and practicable for the means of access, parking and sanitary conveniences to meet the needs of disabled people, together with appropriate signposting.

National Planning Policy Guidance also encourages attention to provision for people with disabilities, and the Access Committee for England advises on relevant dimensions and good layout.

Provision for people with disabilities should always be considered at the early stages of a development proposal as it is often more costly and difficult to do so later on. Such provision often has wider benefits too e.g. improved accessibility for people with buggies or prams.

The Building Regulations
“Disabled people” means those who have:

1. an impairment limiting their ability to walk or requiring them to use a wheelchair for mobility or
2. impaired hearing or sight
   The Building Regulations requirements do not apply to an extension which does not include a ground storey, a material alteration which does not materially affect existing disabled access, dwellings or common parts of buildings leading to dwellings, parts of buildings accessed only for maintenance, inspection or repair and erection or alteration of educational buildings. The Department of Education deal with educational buildings.

Where the Building Regulations do apply:

1. Access to the principal entrance or to other entrances adjacent to designated parking areas within the curtilage must be flush, at least 900mm wide and have a non slip threshold. If a ramp is proposed, the gradient should be no greater than 1:12, 1:20 preferred, (depending on ramp length) with a top and bottom landing of 1200mm long minimum, and 0.9m high hand rails for ramps over 2m in length.
2. Access within the building, including corridor (1200mm width) and door widths (900mm) flush thresholds and lifts of an appropriate size (1100m x 1400mm) must be provided.
3. Toilet accommodation, preferably at ground level, suitable for people with disabilities must be provided. A total internal size of 2100mm x 1500mm is required.
4. Where audience or spectator seating is proposed suitable accommodation in the form of 1:100 wheelchair spaces, or a minimum of 6, whichever is the greater should be provided.
5. Where auditoria, meeting rooms, reception areas or ticket offices are proposed, aids to communication must be provided such as induction loops for those with a hearing difficulty and Braille notices at reception area or ticket offices for those with sight impairment.
6. For hotels, 5% of bedroom accommodation should be suitable for wheelchair use.
7. Potential hazards for those with impaired sight are considered e.g. outward opening windows over footways are not acceptable. Tactile and visual warning of potential hazards should be provided where appropriate.
8. Emergency escape signs using the universal European symbol must be installed in all buildings to which the public have access.
   

Planning legislation and guidance
This is less specific than the Building Regulations. Whilst encouraging provision of access and facilities for people with disabilities it does not allow for intervention in as much detail, but does allow for mobility housing and car parking to be addressed unlike Building Control.

Local Planning Authorities have a degree of discretion but Berwick-upon-Tweed Local Planning Authority expect the following at the planning stage, some of which by necessity duplicates the Building Control function in order that the scheme does not have to be significantly altered at the (usually) later Building Control stage.

1. Flush entrance 900mm wide (including shopfronts); door colour contrasting with background; ramps, and their design in relation to the building in question; internal corridor and door widths (again 900mm wide); lift provision and size; handrails to external steps; non slip surface.
2. Toilet size and position.
3. Provision of parking spaces suitable for people with disabilities i.e. each space should be 3.6m rather than 2.4m wide. The number of parking bays should be provided as follows:
   — car parks at places of employment provided for employees and visitors up to 200 spaces - 5% of capacity (minimum of 2 spaces) and over 200 spaces 2% of capacity plus 6 spaces;
   — car parks associated with shopping areas, recreational facilities and places open to the general public up to 200 spaces - 6% of capacity (minimum of 3 spaces) and over 200 spaces 4% of capacity plus 4 spaces;
   — level access from footpath and car parking spaces should be provided.
4. Where new automatic till facilities are provided or counter or information desks these should be no higher than 850mm above floor level to allow use by wheelchair users. Controls should be a maximum of 1250mm above adjoining ground level. Colour contrast and Braille on controls are desirable.
5. Where sheltered housing is proposed or other housing intended for occupation wholly or in part by people with wheelchairs or with limited mobility the accommodation is best provided at ground level only. Access should be flush, with door and circulation widths of 900mm minimum. Kitchens should have low work surfaces (850mm) and power sockets should be at around 450mm - 850mm from ground level. Bathrooms should incorporate support rails, suitable bath or shower and sufficient space for a wheelchair to turn. Window cills should have a maximum height above floor level of 750mm. Where large general housing schemes are submitted - for over 20 units - at least 2 units should be suitable for people with wheelchairs.
6. New shopping facilities should include checkouts with a minimum width of 1200mm and the height of the counter/conveyor should be less than 850mm above floor level.
7. Reception desks in all buildings which have public access should have a maximum height of 800mm.

Please note: It is not possible to detail every planning requirement in this leaflet. All applicants are advised to seek professional advice as soon as possible when considering any form of development.