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

Chapter 2 – Proposed updates to Part 1 of the Housing for Varying Needs design guide

Introduction

This part of the consultation paper seeks feedback on the updates we are proposing to Sections 1 to 20 of Part 1 of the Housing for Varying Needs design guide. Within this part of the consultation paper, we are also seeking feedback on whether there are any other changes that you would wish to see included in the update to Part 1 of the guide – as well as on how the updated guide should look.

To help you consider our proposals, we begin this chapter by:

• providing a brief background to the introduction of the Housing for Varying Needs design guide
• providing information on the barrier free concept, and
• setting out how the guide informs the standards of homes delivered through the Affordable Housing Supply Programme, and to accommodation delivered through the Gypsy/Traveller Accommodation Fund.

Background

As noted in the preface to Part 1 of the Housing for Varying Needs design guide, the guide was ‘produced by Scottish Homes at the request of The Scottish Office. The request followed the publication of the Disability Scotland report of the Ewing Inquiry into housing in Scotland for people with a physical disability. One of the recommendations of this was that Scottish Housing Handbooks 5 and 6, Housing for the Elderly and Housing for the Disabled, produced by The Scottish Office in the late seventies, should be reviewed and updated to incorporate barrier free standards. In addition to this The Scottish Office requested that the review should cover further client groups with particular needs, including community care users and other vulnerable client groups, and the forms of accommodation included in Scottish Housing Handbook 7, Housing for Single People, Shared Accommodation and Hostels’.

As referenced within Chapter 1 of this consultation paper, the guide was published in two parts. Part 1 covers the design of self-contained houses and flats to suit people's different and changing needs over their lifetime, with Part 2 covering provision for various categories of users who need housing with integral support. This could be in the form of communal facilities associated with self-contained houses or flats, or in grouped housing with some shared space and facilities, and with support from resident or peripatetic carers.

The barrier free concept

Barrier free is defined as housing and its environment that is designed to allow for the needs of almost everyone. The key features of barrier free housing allow people to reach the entrance from a road or parking area and enter the dwelling, move around the dwelling, and access essential rooms including the bathroom, operate all fittings, services and controls.

The Affordable Housing Supply Programme

The Scottish Government’s Affordable Housing Supply Programme comprises a range of funding mechanisms to enable affordable housing providers to deliver homes for social rent, mid-market rent, and low cost home ownership in communities across Scotland to support local authorities’ Local Housing Strategies. The Scottish Government is committed to delivering 110,000 affordable homes by 2032 of which at least 70% will be available for social rent and 10% will be in our remote, rural and island communities.

As well as complying with building standards, new build homes delivered directly by Registered Social Landlords and local authorities with the aid of grant funding through the Affordable Housing Supply Programme should meet – as a minimum – the design criteria indicated as ‘basic’ within the Housing for Varying Needs design guide, with the design criteria indicated as ‘desirable’ being included where possible. ‘Off the shelf’ new build stock purchased from developers with the aid of grant funding through the Affordable Housing Supply Programme should also aim to incorporate these requirements. And projects comprising the refurbishment of existing residential properties, or the conversion of non-residential property into housing, should maximise accessibility as far as is practicable.

In 2021-22, 98% of new build homes delivered by housing associations and councils, where information was returned on Housing for Varying Needs, met the relevant design criteria.

In addition, our published guidance for the Rural and Islands Housing Fund – which aims to increase the supply of affordable housing across all tenures in rural Scotland and forms part of the Affordable Housing Supply Programme – notes that all completed houses will be expected to meet all Housing for Varying Needs essential features.

Gypsy/Traveller Accommodation Fund

Through the Gypsy/Traveller Accommodation Fund, the Scottish Government is providing up to £20 million to local authorities between 2021 to 2026 for more and better Gypsy/Traveller accommodation.

To drive a significant improvement in the quality of public sites going forward, we have published an Interim Site Design Guide for Gypsy/Traveller sites, developed in conjunction with local authorities and with input from members of Gypsy/Traveller communities. This is intended to assist new build and site re-development to meet the varying needs of families – including children, older and disabled people – and to align with key principles of Housing to 2040, such as accessibility and energy efficiency. To suit varying needs, the Interim Site Design Guide for Gypsy/Traveller sites notes that ‘newly designed pitches and amenity blocks will be expected to meet the relevant basic requirements of the Design Criteria for dwellings in general to suit varying needs specified in Housing for Varying Needs’.

Our review of Part 1 of the current guide

In order to continue to meet people’s diverse and lifelong needs, we have sought to identify measures during the review which will standardise a high level of accessibility, adaptability and usability into homes delivered through the Affordable Housing Supply Programme, and to accommodation delivered through the Gypsy/Traveller Accommodation Fund (or subsequent funding). Our review of Part 1 of the Housing for Varying Needs design guide has therefore involved detailed consideration of each clause within Sections 1 to 20 the current guide to determine whether it remains fit for purpose.

Our proposals for each clause are set out over the following pages and in Annexes A to T. We would welcome your views on these, as well as your feedback on our proposals for introducing some new clauses into the guide (which are also set out below). When considering our proposals, we would ask you to note the following points:

• We are proposing to retain the categories of need which are referenced throughout the current guide – these categories are ‘general needs’, ‘older people’, ‘ambulant disabled people’, and ‘wheelchair users’. We believe that these categories are still relevant for the following reasons:
  • Projects delivered through the Affordable Housing Supply Programme continue to be developed to meet the specific needs of the groups identified.
  • The proposals set out in this consultation paper would result in there being few differences in the structural elements of buildings and dwellings that are designed to ‘general needs’ standards and to those that are designed specifically for older people or ambulant disabled people.
  • In most cases, the non-structural design elements for buildings and dwellings for older people or ambulant disabled people that are set out in this consultation paper are designed to meet these people’s specific needs. These elements could however be provided in a dwelling that is designed to ‘general needs’ standards at a later date, if required.
  • The design elements for buildings and dwellings for wheelchair users are generally more specific in nature, primarily due to the additional space requirements for accessibility by a wheelchair user.
  • The Housing for Varying Needs design guide will continue to be of value to private sector building designers who are seeking guidance or reference in relation to delivering homes for a range of people’s needs.

For the avoidance of doubt, the updated guide will also continue to include specific design criteria to meet the needs of, for example, people with visual or hearing impairment, or people with dementia.

• The current design criteria which are applicable to buildings and dwellings – beyond those specified for general needs provision – are colour coded in Annex C and in Annexes E to S as follows:
  • Design criteria specifically for older people or for ambulant disabled people, or both of these, are presented on a pale yellow background.
  • Design criteria specifically for older people and all disabled people, including wheelchair users, are presented on a pale blue background.
  • Design criteria specifically for wheelchair users are presented on a pale green background.
  It is for local authorities to determine the range of projects to be delivered through the Affordable Housing Supply Programme in their areas, based on their local strategic priorities.

Sections 1 to 5 of Part 1 of the current guide

Clauses within Sections 1 to 5 of Part 1 of the current Housing for Varying Needs design guide:

• provide information on people’s needs
• contain a set of assumptions on issues such as the extent of a person’s ability to reach things within the home and equipment sizes (for example, the typical dimensions of walking aids)
• discuss the location of housing, and the design of the surrounding environment, and
• provide guidance on the layout and form of a development or group of dwellings.

These clauses are replicated in Annexes A to E.

As noted previously, the guide has been an integral part of the Affordable Housing Supply Programme for around 25 years and is therefore a familiar document to affordable housing providers and others. We consider that the time is now right for the updated guide to focus solely on the technical criteria that domestic buildings (and their immediate surroundings) would be expected to meet for general needs provision, for older people, for ambulant disabled people and for wheelchair users. We would therefore welcome feedback on the proposal to exclude these Sections from the updated guide.

In considering this proposal, we would highlight that up-to-date information on delivering liveable places and sustainable communities is now covered in our Affordable Housing Supply Programme process and procedures guidance note, and that we have plans to include further information on wider design quality considerations in this guidance note over the coming months. We would also highlight that we would ensure that the update to Part 1 of the Housing for Varying Needs design guide would include the following definitions for each group of need:

• General needs: the needs of the general population, where housing is not purpose built for a particular client group.
• Older people: generally defined as those aged 65 or over.
• Ambulant disabled people: people with a range of mobility or dexterity impairments, but whose disability permits them to walk with or without the use of walking aids and some may occasionally use a wheelchair.
• Wheelchair users: people who use a wheelchair for most or all of the time.

Question 1:

How do you feel about the proposal to not include the clauses within Sections 1 to 5 of Part 1 of the current Housing for Varying Needs design guide in the updated guide?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal – some of the clauses should be included

I disagree with the proposal – all of the clauses should be included

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Section 6 of Part 1 of the current guide

Section 6 of Part 1 of the current guide contains a small number of clauses covering the overall plan of a dwelling. We are proposing to include within the updated guide those clauses (with minor wording adjustments where required) which we consider are still appropriate in the context of developing homes with high levels of accessibility and adaptability. We are also proposing to not include those that we feel are no longer required given, for example, that they are superseded by building standards.

Annex F shows our plans for each clause, and we would welcome your feedback on these.

Question 2:

How do you feel about the proposals for Section 6 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Sections 7 to 19 of Part 1 of the current guide

Sections 7 to 19 of Part 1 of the current guide provide detailed technical guidance on good practice in the design of dwellings. These sections guide the reader from the outside of the building, through any communal areas, to the front door of the dwelling, and then room by room – or component by component – through the dwelling.

The key updates that we are proposing to make within these sections of the guide, alongside the reasons why, are set out below. With the exception of the 2020-21 Programme for Government commitments which are in the process of being phased into homes delivered by local authorities and Registered Social Landlords through the Affordable Housing Supply Programme, also set out below are indicative additional costings for each proposed update – taken from the Partial Business and Regulatory Impact Assessment at Annex V. These costings are based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and on a three bedroom, five person semi-detached house over two storeys.

In arriving at these proposals we have sought to strike an appropriate balance between the delivery of good quality, accessible housing to meet a variety of needs, whilst maximising the number of affordable homes that can be delivered in communities across Scotland. The flexible nature of our grant funding arrangements will ensure however that specialist housing provision can continue to be supported in the small number of cases where the needs of a household may not be covered fully by the updated Housing for Varying Needs design guide. For example, we have not specified strengthening floors that might benefit bariatric care but this does not mean that funding would not be considered where this might be required.

To help you to consider the key updates that we are proposing to make to Sections 7 to 19 of Part 1 of the current guide, the reference numbers and headings provided within this part of the consultation paper are the same as those within the current guide (where applicable).

Please note that you will also have the opportunity to comment on our plans for the rest of the clauses within these sections of the current guide at the end of each section below.

Section 7 of Part 1 – Access to dwellings and provision for vehicles

Annex G lists all of the clauses within Section 7 of Part 1 of the current Housing for Varying Needs design guide. The key updates that we are proposing to make to this Section of the guide, which aim to improve barrier free access to the entrances of individual dwellings and buildings, are set out below:

7.5 Entrances to individual dwellings

Current clauses which we are proposing to update:

7.5.1 Entrances to dwellings should preferably be step free and it is always best if this is achieved by the use of sloping surfaces of a gradient shallower than 1:20 but with a nominally level area of at least 1200mm by 1200mm at the entrance door.

(Applicable to all dwellings, except for those specifically designed for ambulant disabled people and/ or wheelchair users.)

7.5.5 The entrance must be step free as described above.

(Applicable to dwellings specifically for ambulant disabled people.)

Our proposed replacement clause (which would be applicable to all dwellings except for those specifically designed for wheelchair users (where the requirements of clause 7.5.6 in Annex G would continue to apply)):

All entrances to individual dwellings should be step free and have an accessible threshold. There should be a level area of at least 1200mm by 1200mm immediately in front of each entrance.

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings except for those specifically designed for wheelchair users (where the requirements of clause 7.5.6 in Annex G would continue to apply).

Why we are proposing this change: This proposal builds upon the current guidance within the Domestic Building Standards Technical Handbook which requires that at least one entrance to a dwelling is classed as accessible – this includes the requirement for an unobstructed entrance platt of at least 1200mm by 1200mm and an accessible threshold. However, where there are multiple entrances to a dwelling, for example a front and rear door including to a patio or balcony, the lack of provision to make all entrances accessible creates a barrier to access and limits use of the entire dwelling for a variety of users, such as wheelchair users and people with walking aids, buggies and prams. This proposal also aligns with the recommendations of BS 9266:2013 requiring that all entrances to a dwelling are accessible for all users.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 3:

How do you feel about the proposal to update clauses 7.5.1 and 7.5.5 of the current guide to require that:

• all entrances to individual dwellings should be step free
• all entrances to individual dwellings should have an accessible threshold, and
• there should be a level area of at least 1200mm by 1200mm immediately in front of each entrance?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

7.6 Entrance to communal access areas

Current clauses which we are proposing to update:

7.6.3 There should be a nominally level platform on the outside of the entrance door of at least 1200mm by 1200mm. Where the door opens outwards space should be allowed for a wheelchair clear of the door swing by increasing the appropriate area to at least 1200mm by 1800mm.

(Applicable to buildings containing dwellings, except for those containing accommodation suitable for wheelchair users.)

7.6.5 The level platform at the door should have dimensions of 1500mm by 1500mm or 1500mm by 1800mm where the door opens outwards.

(Applicable to buildings containing accommodation suitable for wheelchair users.)

Our proposed replacement clause (which would be applicable to all buildings containing dwellings):

Where a communal entrance door opens outwards, the entrance platform should have dimensions of at least 1500mm by 1800mm.

The design criterion in this proposed replacement clause would require to be delivered ‘as standard’ in future to all buildings containing dwellings where the communal entrance door opens outwards.

Why we are proposing this change: Current guidance within the Domestic Building Standards Technical Handbook requires communal entrance platts to be a minimum of 1500mm by 1500mm. The specific reference to a dimension of at least 1800mm maintains the current standard in Housing for Varying Needs to provide additional space in situations where the communal door opens outwards, allowing all users a safe point of entry to the building.

Indicative additional costing: With the exception of buildings containing accommodation suitable for wheelchair users (where the key proposed update already applies), the indicative additional cost of the proposal would be £27 per dwelling. This is based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys.

Question 4:

How do you feel about the proposal to update clauses 7.6.3 and 7.6.5 of the current guide to require that the entrance platform should have dimensions of at least 1500mm by 1800mm in cases where a communal entrance door opens outwards?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Other Section 7 clauses within Part 1

Our proposals for the rest of the clauses within Section 7 of Part 1 of the current guide are set out in Annex G. We are proposing to retain some of these clauses within the updated guide (with minor wording adjustments where required), and remove the rest given that they have been, for example, superseded by building standards.

Question 5:

How do you feel about the proposals for the rest of the clauses within Section 7 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 8 of Part 1 – Communal access areas, stairs and lifts to flats

Annex H lists all of the clauses within Section 8 of Part 1 of the current Housing for Varying Needs design guide. The key updates that we are proposing to make to this Section of the guide, which aim to enhance the physical and visual accessibility of the entrance to and circulation areas within communal buildings, are set out below:

8.2 Entrance doors to communal access areas

Current clauses which we are proposing to update:

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.

(Applicable to buildings containing dwellings, except for those containing accommodation suitable for wheelchair users.)

8.2.2 The entrance door should have a minimum clear opening width of 840mm.

(Applicable to buildings containing accommodation suitable for wheelchair users.)

Our proposed replacement clause (which would be applicable to all buildings containing dwellings):

Entrance doors to communal access areas, including those doors giving access to external facilities such as drying areas, gardens and refuse stores, should have a minimum clear opening width of 850mm between the door face on one side and the door stop, or second door, on the other. Any weather moulding at the base of the door may intrude into this opening width.

The design criteria contained within the first sentence of this proposed replacement clause would require to be delivered ‘as standard’ in future to all buildings containing dwellings.

Why we are proposing this change: This proposal increases the minimum clear width of entrance doors to communal areas, thereby offering improved access and navigation for all building users, and in particular, wheelchair users and people with prams and buggies. It should also reduce the number of adaptations required to widen doorways as peoples’ needs change.

It is understood that affordable housing developments are generally designed to this standard.

This change also reflects the requirements of Building Regulations in England under Approved Document M, Part M4(2) – Accessible and adaptable dwellings. This is an optional standard at present however many manufacturers offer a range of Part M compliant door sets, achieved through use of a 914mm door leaf for example.

Further, we are proposing to remove reference to the requirements of an escape route, as this is superseded by Building Standards Technical Handbook: Domestic, Standard 2.9.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 6:

How do you feel about the proposal to update clauses 8.2.1 and 8.2.2 of the current guide:

• to require that entrance doors to communal access areas – including those doors giving access to external facilities such as drying areas, gardens and refuse stores – have a minimum clear opening width of 850mm between the door face on one side and the door stop, or second door, on the other, and
• to allow any weather moulding at the base of the door to intrude into this opening width?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

8.3 Door ironmongery for communal entrance doors

Current clauses which we are proposing to update:

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.

(Applicable to buildings containing dwellings.)

8.3.4 It may be considered necessary to install electro-magnetic door closers if users are otherwise unable to negotiate doors.

(Applicable to buildings containing accommodation suitable for wheelchair users.)

Our proposed replacement clause (which would be applicable to all buildings containing dwellings):

Communal entrances should have automatic opening and powered swing doors installed as standard, with a suitable open/ release pad-type button positioned on the perpendicular wall internally, outwith the swing of the door, and with a fob-type or similar access system to enter the building from outside. The timing of the stay open duration should be adjustable. That said, communal entrance doors would need to be able to be manually opened and closed in circumstances where the automatic opening devices have failed.

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all buildings containing dwellings.

Why we are proposing this change: This proposal improves the accessibility of communal entrances and will be of particular benefit to wheelchair users as well as, for example, people with prams or buggies.

Indicative additional costing: The indicative additional cost of the proposal would be £1,733 per dwelling. This is based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys.

Question 7:

How do you feel about the proposal to update clauses 8.3.3 and 8.3.4 of the current guide to require:

• that communal entrances should have automatic opening and powered swing doors installed as standard
• that a suitable open/ release pad-type button positioned on the perpendicular wall internally, outwith the swing of the door, should be provided
• that a fob-type or similar access system to enter the building from outside should be provided
• that the timing of the stay open duration should be adjustable, and
• that communal entrance doors would need to be able to be manually opened and closed in circumstances where the automatic opening devices have failed?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

8.4 Circulation in communal access areas

Proposed new clause for the guide (which would be applicable to all buildings containing dwellings):

Internal doors within communal access areas should have a minimum clear opening width of 850mm between the door face on one side and the door stop, or second door, on the other.

The design criteria in this proposed new clause would require to be delivered ‘as standard’ in future to all buildings containing dwellings.

Why we are proposing to add this clause: This proposal will offer improved access and navigation for all building users and, in particular, wheelchair users and people with prams or buggies.

In alignment with the proposed change to clause 8.2.1 above, this proposal also offers clarity surrounding the minimum clear opening width for internal doors within communal areas. It reflects the requirements of Building Regulations in England under Approved Document M, Part M4(2) – Accessible and adaptable dwellings. While this is an optional standard at present, many manufacturers offer a range of Part M compliant door sets – achieved through use of a 914mm door leaf.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 8:

How do you feel about the proposal to require that internal doors within communal access areas should have a minimum clear opening width of 850mm between the door face on one side and the door stop, or second door, on the other?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

TBC Differentiating between storeys in buildings containing dwellings

Proposed new clause for the guide (which would be applicable to all buildings containing dwellings):

In multi-storey buildings containing dwellings, the walls of each floor containing dwellings may be decorated in distinguishing tones to help people to find their way. This may be further enhanced by providing visual indicators at the entrance to each floor.

The design criteria in this proposed new clause would not require to be delivered ‘as standard’ in future.

Why we are proposing to add this clause: People with dementia, for example, can experience problems with finding their way. Colour coding floor levels and providing visual indicators can help with confidence in navigating within buildings containing dwellings.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 9:

How do you feel about the proposal to include reference to the following design guidance within the updated guide:

• in multi-storey buildings containing dwellings, the walls of each floor containing dwellings may be decorated in distinguishing tones to help people to find their way, and
• this may be further enhanced by providing visual indicators at the entrance to each floor?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Other Section 8 clauses within Part 1

Our proposals for the rest of the clauses within Section 8 of Part 1 of the current guide are set out in Annex H. We are proposing to include some of these clauses within the updated guide (with minor wording adjustments where required), and not include the rest given that they have been, for example, superseded by building standards.

Question 10:

How do you feel about the proposals for the rest of the clauses within Section 8 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 9 of Part 1 – Entrance doors to individual houses or flats

Annex I lists all of the clauses within Section 9 of Part 1 of the current Housing for Varying Needs design guide. The key updates that we are proposing to make to this Section of the guide, which aim to improve access into a dwelling and the accessibility of the entrance area within the dwelling, are set out below:

9.2 The door and frame

Current clauses which we are proposing to update:

9.2.1 Entrance doors 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. Any weather moulding at the base of the door may intrude into this clear width (see also 2.6).

(Applicable to dwellings, except for those specifically for wheelchair users.)

9.2.3 Entrance doors to dwellings should preferably have a minimum clear opening width of 840mm.

(Applicable to dwellings specifically for older or ambulant disabled people.)

9.2.4 Entrance doors to dwellings for wheelchair users must have a minimum clear opening width of 840mm.

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to all dwellings):

Entrance doors to dwellings should have a minimum clear opening width of 850mm between the door face on one side and the door stop, or second door, on the other. Any weather moulding at the base of the door may intrude into this clear width.

The design criterion contained within the first sentence of this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing this change: This proposal increases the minimum clear width of entrance doors to all dwellings, thereby offering improved access and navigation for all users and, in particular, wheelchair users and people with prams and buggies. It should also reduce the number of adaptations required to widen doorways as peoples’ needs change.

This proposed change also reflects the requirements of Building Regulations in England under Approved Document M, Part M4(2) – Accessible and adaptable dwellings. This is an optional standard at present however many manufacturers offer a range of Part M compliant door sets, achieved through use of a 914mm door leaf for example.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 11:

How do you feel about the proposal to update clauses 9.2.1, 9.2.3 and 9.2.4 of the current guide:

• to require that entrance doors to dwellings should have a minimum clear opening width of 850mm between the door face on one side and the door stop, or second door, on the other, and
• to allow any weather moulding at the base of the door to intrude into this clear width?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

9.2 The door and frame

Proposed new clause for the guide (which would be applicable to all dwellings):

Entrance doors to individual dwellings may be personalised/ made distinctive from other neighbouring entrance doors, subject to any local planning restrictions that may be in place.

The design criterion in this proposed new clause would not require to be delivered ‘as standard’ in future.

Why we are proposing to add this clause: People with dementia, for example, can experience problems with finding their way. Personal objects, a distinct coloured door and nameplates can therefore help to differentiate their entrance door from another.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 12:

How do you feel about the proposal to include reference within the updated guide to the fact that entrance doors to individual dwellings may be personalised/ made distinctive from other neighbouring entrance doors, subject to any local planning restrictions that may be in place?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

9.6 The area inside the door

Current clauses which we are proposing to update:

9.6.1 All main entrance doors should open into a circulation area and not a room. This area must have a width of at least 900mm and preferably of at least 1200mm. If it is a small space it should meet the requirements given for draught lobbies (see 9.7).

(Applicable to dwellings, except for those specifically for older and ambulant disabled people, or wheelchair users.)

9.6.4 The door should open into a space at least 1200mm by 1200mm to allow room for manoeuvre with a walking aid. There should be space for a wheelchair beyond the door swing and the area should extend for at least a further 600mm with a minimum width of 900mm.

(Applicable to dwellings specifically for older and ambulant disabled people.)

Our proposed replacement clause (which would be applicable to all dwellings except for those specifically designed for wheelchair users, where the proposed update to clause 9.6.6 below would apply):

The main entrance door should open into a circulation area and not a room. The entrance door should open into a space of at least 1200mm by 1200mm to allow room for manoeuvre with a walking aid. There should be space for a wheelchair, pram or buggy beyond the door swing, and therefore the area should extend for at least a further 600mm with a minimum width of at least 1200mm.

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings except for those specifically designed for wheelchair users (where the proposed update to clause 9.6.6 below would apply).

Why we are proposing this change: This change ties in with the proposal to increase the width of passages, as set out in clause 10.2 below. It aims to improve accessibility when entering or leaving the dwelling, and builds upon the current guidance within the Domestic Building Standards Technical Handbook.

We are proposing not to include within the updated guide the requirements given for draught lobbies given that the minimum dimensions needed for the area inside the door should align with the proposed space requirements set out above.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 13:

How do you feel about the proposal to update clauses 9.6.1 and 9.6.4 of the current guide to require:

• that the main entrance door should open into a circulation area and not a room
• that the entrance door should open into a space of at least 1200mm by 1200mm, and
• that the area should extend for at least a further 600mm with a minimum width of at least 1200mm?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

9.6 The area inside the door

Current clause which we are proposing to update:

9.6.6 The circulation space immediately inside the door should allow for a person in a wheelchair to turn through 180^o. It must therefore have a minimum width of 1500mm extending at least 1500mm back from the face of the door. There should be space for a wheelchair beyond the door swing and the area should either extend for at least a further 500mm with a minimum width of 1200mm, or have the dimensions required for draught lobbies (see section 9.7).

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to dwellings specifically designed for wheelchair users):

The circulation space immediately inside the door should allow for a person in a wheelchair to turn through 180^o. It should therefore have a minimum width of 1800mm extending at least 1800mm back from the face of the door. There should be space for a wheelchair beyond the door swing and therefore the area should extend for at least a further 500mm with a minimum width of 1200mm.

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to dwellings specifically designed for wheelchair users.

Why we are proposing this change: This change increases the turning circle allowance in dwellings for wheelchair users and follows feedback from health professionals on the realistic space requirement for a full turn of a wheelchair, particularly for larger chairs or for people who require assistance.

We are proposing not to include within the updated guide the requirements given for draught lobbies given that the minimum dimensions needed should align with the proposed space requirements set out above.

Indicative additional costing: The indicative additional cost of the proposal would be as follows:

• £940 per dwelling, based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and
• £1,600 per dwelling, based on a three bedroom, five person semi-detached house over two storeys.

Question 14:

How do you feel about the proposal to update clause 9.6.6 of the current guide to require:

• that the circulation space immediately inside the door should have a minimum width of 1800mm extending at least 1800mm back from the face of the door, and
• that the area should extend for at least a further 500mm with a minimum width of 1200mm?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Other Section 9 clauses within Part 1

Our proposals for the rest of the clauses within Part 1 of Section 9 of the current guide are set out in Annex I. We are proposing to include some of these clauses within the updated guide (with minor wording adjustments where required), and not include the rest given that they have been, for example, superseded by building standards.

Question 15:

How do you feel about the proposals for the rest of the clauses within Section 9 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 10 of Part 1 – Circulation spaces and internal doors

Annex J lists all of the clauses within Section 10 of Part 1 of the current Housing for Varying Needs design guide. The key updates that we are proposing to make to this Section of the guide, which aim to enhance the physical accessibility of the circulation spaces and internal doors within dwellings, are set out below:

10.2 Passages

Current clauses which we are proposing to update:

10.2.1 Passages must be at least 900mm wide and preferably wider. If a passage has a right angle turn a splay of 200mm to 300mm at the corner will allow easier circulation.

(Applicable to dwellings, except for those specifically for wheelchair users.)

10.2.2 Radiators or heaters should preferably not be positioned in passages unless they are recessed. If there has to be a radiator or heater in a passageway it should be positioned where it does not hamper wheelchair turning into a doorway nor reduce the clear width of a passage to less than 750mm and then for a distance of no more than 900mm.

(Applicable to dwellings, except for those specifically for wheelchair users.)

10.2.3 Passages and pass doors must be designed to allow a wheelchair user to have access to all parts of the dwelling. Passages should generally be at least 1200mm wide, but a width of 1000mm is adequate for lengths of up to 900mm, provided there is no door opening at a right angle to the direction of the passage. External corners in circulation areas should generally be splayed (see also 2.5.4).

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to all dwellings):

Corridors in individual dwellings should be at least 1200mm wide. Other than on a wall opposite a doorway, an obstruction such as a radiator should project by no more than 100mm, reducing the corridor width to not less than 1100mm over a maximum length of 1200mm. If a corridor has an exposed right angle turn a splay of 200mm to 300mm at the corner would allow easier circulation.

The design criteria contained within the first and second sentences of this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing this change: This change standardises the minimum width of corridors within all homes. It eases the ability of wheelchair users to be able to visit friends and family. It is also of benefit more widely, for example, for people with a temporary injury that makes mobility more difficult, or with the delivery of furniture or white goods. In recognition of the increased corridor width, a proportionate increase to the length by which an obstruction can project into the space has also been proposed.

When considering this proposed change, we would highlight that we are proposing to use the term ‘corridor’ instead of ‘passage’ for ease of understanding and to align with the terminology used within the Building Standards Technical Handbooks.

Indicative additional costing: With the exception of dwellings specifically for wheelchair users (where the key proposed update is not expected to incur any additional cost), the indicative additional cost of the proposal would be £1,360 per dwelling for a three bedroom, five person semi-detached house over two storeys. We do not consider that there would be an additional cost implication associated with this proposal for a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys as it is understood that the proposal is generally accommodated within current affordable housing designs for this type of dwelling.

Question 16:

How do you feel about the proposal to update clauses 10.2.1, 10.2.2 and 10.2.3 of the current guide:

• to require that corridors in individual dwellings should be at least 1200mm wide
• to require that other than on a wall opposite a doorway, an obstruction such as a radiator should project by no more than 100mm, reducing the corridor width to not less than 1100mm over a maximum length of 1200mm, and
• to include reference within the updated guide to the fact that, in cases where a corridor has an exposed right angle turn, a splay of 200mm to 300mm at the corner would allow easier circulation?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

10.3 Circulation within two-storey houses

Proposed new clause for the guide (which would be applicable to dwellings specifically designed for wheelchair users):

While it is expected that dwellings for wheelchair users will be constructed on the one level, a through floor lift should be installed between floors in cases where the dwelling is constructed on more than one level. The entry to the lift at any level should not be in an area which impacts on an occupant’s privacy, for example, in a bedroom. The floor of the lift should be a minimum size of 1650mm by 1100mm, and there should be space allowance for an 1800mm clear turning circle directly outside of the entrance to the lift on each floor.

The design criteria in this proposed new clause would require to be delivered ‘as standard’ in future to dwellings specifically designed for wheelchair users in cases where the dwelling is constructed on more than one level.

Why we are proposing to add this clause: We believe that a wheelchair user should be able to access and use the entirety of a dwelling designed for their occupation.

Indicative additional costing: The indicative additional cost of the proposal would be £21,400 per dwelling. This is based on a three bedroom, five person semi-detached house over two storeys.

Question 17:

How do you feel about the proposal:

• to require that a through floor lift should be installed between floors in cases where the dwelling is specifically designed for wheelchair users and is constructed on more than one level
• to require that the entry to the lift at any level should not be in an area which impacts on an occupant’s privacy, for example, in a bedroom
• to require that the floor of the lift should be a minimum size of 1650mm by 1100mm, and
• to require that there should be space allowance for an 1800mm clear turning circle directly outside of the entrance to the lift on each floor.

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

10.5 Internal doors and frames

Current clauses which we are proposing to update:

10.5.1 Pass doors, including doors to walk-in cupboards, must have a clear opening width of at least 750mm. Door frames should not have threshold plates as these hamper the use of walking aids, trollies and wheelchairs.

(Applicable to dwellings, except for those specifically for wheelchair users.)

10.5.7 The clear opening width of pass doors must be at least 800mm, though there is obviously some benefit in having doors even wider to enable easier circulation. A 900mm door frame as described in 10.5.2 is therefore inadequate. A 926mm wide door leaf, now included in the range of most door manufacturers, for use with a 1000mm overall frame, gives a clear width of 870mm or so, but the space taken up by the door swing within the room may then become obtrusive. A door of 950 mm overall width and an 876mm wide door leaf giving a clear opening width of about 820mm is a good compromise and manufacturers should be encouraged to add this to their range.

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to all dwellings):

Internal pass doors, including doors to walk-in cupboards, should have a clear opening width of at least 850mm. Door frames should not have threshold plates as these hamper the use of walking aids, trollies and wheelchairs.

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing this change: This proposal will make all dwellings more accessible for all users and, in particular, wheelchair users and people with prams and buggies. It should also reduce the number of adaptations required in the future to widen doorways as peoples’ needs change.

This proposed change increases the minimum pass door widths to above the current Housing for Varying Needs standard for dwellings for wheelchair users and is reflective of the requirements of Building Regulations in England under Approved Document M, Part M4(3) – Wheelchair User Dwellings. This is an optional standard at present however many manufacturers offer a range of Part M compliant door sets, achieved through use of a 914mm door leaf for example. However, we propose to remove the reference to example door sets in the updated guide as specific sizes will be determined by individual manufacturers.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 18:

How do you feel about the proposal to update clauses 10.5.1 and 10.5.7 of the current guide to require that:

• internal pass doors, including doors to walk-in cupboards, should have a clear opening width of at least 850mm, and
• door frames should not have threshold plates?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Other Section 10 clauses within Part 1

Our proposals for the rest of the clauses within Section 10 of Part 1 of the current guide are set out in Annex J. We are proposing to include some of these clauses within the updated guide (with minor wording adjustments where required), and not include the rest given that they have been, for example, superseded by building standards.

Question 19:

How do you feel about the proposals for the rest of the clauses within Section 10 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 11 of Part 1 – Living and sleeping areas

Annex K lists all of the clauses within Part 1 of Section 11 of the current Housing for Varying Needs design guide. The key update that we are proposing to make to this Section of the guide, which aims to enhance the accessibility of dwellings for wheelchair users, is set out below:

11.1 The needs

Current clause which we are proposing to update:

11.1.2 The ‘path’ must be 800mm wide and there must be space for a wheelchair to turn through 180^o, i.e. a circular area of 1500mm diameter (see 2.5.1), in living rooms and bedrooms designed for wheelchair use. [It should be noted that ‘the path’ in this context refers to the space that is needed for circulation and access to each item of furniture and to the windows, heating appliances etc within a room.]

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to dwellings specifically designed for wheelchair users):

The ‘path’ must be 800mm wide and there should be space for a wheelchair to turn through 180^o, that is a circular area of 1800mm diameter, in the living room(s) and all bedrooms. [It should be noted that ‘the path’ in this context continues to refer to the space that is needed for circulation and access to each item of furniture and to the windows, heating appliances etc within a room.]

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to dwellings specifically designed for wheelchair users.

Why we are proposing this change: This change follows feedback from health professionals on the realistic space requirement for a full turn of a wheelchair, particularly for larger chairs or for people who require assistance. The proposed requirement for the living room(s) and all bedrooms to accommodate a turning circle is to ensure that these areas of the home are accessible to a wheelchair user.

Indicative additional costing: The indicative additional cost of the proposal would be as follows:

• £4,940 per dwelling, based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and
• £6,160 per dwelling, based on a three bedroom, five person semi-detached house over two storeys.

Question 20:

How do you feel about the proposal to update clause 11.1.2 of the current guide to require:

• that the space that is needed for circulation and access to each item of furniture and to the windows, heating appliances etc within the living room(s) and all bedrooms must be 800mm wide, and
• that there should be space for a wheelchair to turn through 180^o, that is a circular area of 1800mm diameter, in the living room(s) and all bedrooms to enable a wheelchair to turn through 180^o?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

11.2 Living rooms

Current clause that we are proposing to update:

11.2.1 Notional furniture must be allowed for as follows:

• easy seating for the number of bedspaces plus two
• bookcase/ storage fitment(s) with a total length of 2000mm and height of 1500mm
• television
• occasional table, and
• a desk or work space with chair in dwellings for three or more people (which may be located elsewhere in the dwelling).

(Applicable to all dwellings.)

Our proposed replacement clause (which would be applicable to all dwellings):

Notional furniture must be allowed for as follows:

• easy seating for the number of bedspaces plus two
• bookcase/ storage fitment(s) with a total length of 2000mm and height of 1500mm
• television
• occasional table, and
• a desk or work space with chair (which may be located elsewhere in the dwelling).

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are making this change: In response to the pandemic, the Scottish Government’s 2020-21 Programme for Government (Protecting Scotland, Renewing Scotland) committed to ensuring that all new social housing offers space for home working or study. This commitment is however currently being extended to all homes delivered to Housing for Varying Needs standards by local authorities and Registered Social Landlords through the Affordable Housing Supply Programme.

Other Section 11 clauses within Part 1

Our proposals for the rest of the clauses within Section 11 of Part 1 of the current guide are set out in Annex K. We are proposing to retain these within the updated guide.

Question 21:

How do you feel about the proposals for the rest of the clauses within Section 11 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 12 of Part 1 – Storage

While we are not proposing any key updates to Section 12 of Part 1 of the current guide, we are proposing to include the clauses within this Section of the current guide within the updated guide (with minor wording adjustments where required). Annex L shows our proposals for each clause.

Question 22:

How do you feel about the proposals for Section 12 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 13 of Part 1 – Kitchens

Annex M lists all of the clauses within Section 13 of Part 1 of the current Housing for Varying Needs design guide. The key updates that we are proposing to make to this Section of the guide, which aim to (a) enhance the usability of kitchens in all dwellings by requiring enhanced lighting provision and (b) enhance the accessibility of kitchens in dwellings for wheelchair users, are set out below:

13.3 Kitchen units and storage

Proposed new clause for the guide (which would be applicable to all dwellings):

Pelmet lighting under wall units should be provided in kitchens to support householders when, for example, preparing food.

The design criterion in this proposed new clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing to add this clause: This proposal enhances the usability and functionality of the home, and assists people with visual impairments in particular.

Indicative additional costing: The indicative additional cost of the proposal would be as follows:

• £100 per dwelling, based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and
• £200 per dwelling, based on a three bedroom, five person semi-detached house over two storeys.

Question 23:

How do you feel about the proposal to require that pelmet lighting under wall units should be provided in kitchens?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

13.5 General considerations for kitchens in dwellings for wheelchair users

Current clause which we are proposing to update:

13.5.4 In all situations the kitchen must be of a size that allows a clear space of 1500mm in front of fittings and appliances to allow a wheelchair user space to manoeuvre and turn through 180^o, i.e. a circular area of 1500mm diameter (see 2.5.1).

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to dwellings specifically designed for wheelchair users):

In all situations the kitchen should be of a size that allows a clear space of 1800mm in front of fittings and appliances to allow a wheelchair user space to manoeuvre and turn through 180^o, that is a circular area of 1800mm diameter.

The design criterion in this proposed replacement clause would require to be delivered ‘as standard’ in future to dwellings specifically designed for wheelchair users.

Why we are proposing this change: This change follows feedback from health professionals on the realistic space requirement for a full turn of a wheelchair, particularly for larger chairs or for people who require assistance.

Indicative additional costing: The indicative additional cost of the proposal would be as follows:

• £1,235 per dwelling, based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and
• £1,840 per dwelling, based on a three bedroom, five person semi-detached house over two storeys.

Question 24:

How do you feel about the proposal to update clause 13.5.4 of the current guide to require that kitchens should be of a size that allows a clear space of 1800mm in front of fittings and appliances to allow a wheelchair user space to manoeuvre and turn through 180^o, that is a circular area of 1800mm diameter?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Other Section 13 clauses within Part 1

Our proposals for the rest of the clauses within Section 13 of Part 1 of the current guide are set out in Annex M. We are proposing to include most of these clauses within the updated guide (with minor wording adjustments where required). In cases where we are proposing to not include a clause (either in whole or in part), we have set out our reasons why in the Annex.

Question 25:

How do you feel about the proposals for the rest of the clauses within Section 13 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 14 of Part 1 – Bathrooms and WC compartments

Annex N lists all of the clauses within Section 14 of Part 1 of the current Housing for Varying Needs design guide. The key updates that we are proposing to make to this Section of the guide, which aim to improve the adaptability of bathrooms and WC compartments within dwellings, as well as enhancing the accessibility of bathrooms in dwellings for wheelchair users, are set out below:

14.2 General requirements for bathrooms

Current clause which we are proposing to update:

14.2.6 The provision of a floor gulley in bathrooms at ground floor level allows for adaptation to a ‘wet’ bathroom for a disabled person.

(Applicable to dwellings specifically for older or ambulant disabled people.)

Our proposed replacement clause (which would be applicable to all dwellings except for those specifically designed for wheelchair users, where separate Housing for Varying Needs design standards are provided):

If a wet floor shower facility is not provided in the dwelling, an electrical connection and a capped drainage connection should be installed in the main bathroom to allow for its future installation. The floor build up in the proposed area for a future wet floor shower should be able to accommodate a tray former and associated plumbing with minimal disruption at a later date. If the floor is of solid concrete construction, then a dropped section should be built in to meet the above requirement. In addition, adjacent walls should be of robust construction to be capable of supporting a shower screen to enclose the shower area or grab rails if required.

If a wet floor shower facility is not provided in the dwelling, the design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings except for those specifically designed for wheelchair users (where separate Housing for Varying Needs design standards are provided).

Why we are proposing this change: This requirement allows for changing needs, making future wet floor shower installations easier, quicker and less costly to complete.

Indicative additional costing: With the exception of dwellings specifically for wheelchair users, the indicative additional cost of the proposal would be £260 per dwelling for both a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and for a three bedroom, five person semi-detached house over two storeys.

Question 26:

In cases where a wet floor shower facility is not provided in the dwelling, how do you feel about the proposal to update clause 14.2.6 of the current guide to require:

• that an electrical connection and a capped drainage connection should be installed in the main bathroom to allow for its future installation
• that the floor build up in the proposed area for a future wet floor shower should be able to accommodate a tray former and associated plumbing with minimal disruption at a later date
• that if the floor is of solid concrete construction, a dropped section should be built in to meet the requirement of the second bullet point above, and
• that adjacent walls should be of robust construction to be capable of supporting a shower screen to enclose the shower area or grab rails if required?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

14.8 Additional WCs

Current clause which we are proposing to update:

14.8.2 Where a WC compartment is provided at entrance level it should be designed to be usable by someone with impaired mobility with an area of clear floor space at least 800mm by 800mm, as in one possible arrangement shown in Fig 14.9A. It may be of benefit to have a storage area adjacent to the WC compartment so that the two areas could be combined to form a larger space for wheelchair use as shown in 14.9B or to accommodate a shower if needed.

(Applicable to dwellings, except for those specifically for wheelchair users.)

Our proposed replacement clause (which would be applicable to all dwellings except for those specifically designed for wheelchair users, where separate Housing for Varying Needs design standards are provided):

Where a dwelling does not have an accessible bath or shower on the principal living level, the accessible sanitary accommodation located on the principal living level should be capable of being adapted to accommodate a shower or form a larger space for wheelchair users at a later date. This space allowance should contain an electrical connection and a capped drainage connection. The floor build up in the proposed area for a future wet floor shower should be able to accommodate a tray former and associated plumbing with minimal disruption at a later date. If the floor is of solid concrete construction, then a dropped section should be built in to meet the above requirement. In addition, adjacent walls should be of robust construction to be capable of supporting a shower screen to enclose the shower area or grab rails if required.

In cases where a dwelling does not have an accessible bath or shower on the principal living level, the design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings except for those specifically designed for wheelchair users (where separate Housing for Varying Needs design standards are provided).

Why we are proposing this change: This requirement allows for changing needs by, for example, making a wet floor shower adaptation easier, quicker and less costly to complete. It builds on the provisions already contained within the Building Standards Domestic Technical Handbook (Clause 3.12.3), where space for a future shower is required on the principal living level, where the accessible bathroom is located on another level of the dwelling, however not necessarily adjoining or incorporated into the accessible WC.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 27:

How do you feel about the proposal to update clause 14.8.2 of the current guide to require:

• that accessible sanitary accommodation located on the principal living level, where the accessible bath or shower is located on another level, should be capable of being adapted to accommodate a future shower or form a larger space for wheelchair users at a later date
• that this space allowance should contain an electrical connection and a capped drainage connection
• that the floor build up in the proposed area for a future wet floor shower should be able to accommodate a tray former and associated plumbing with minimal disruption at a later date
• that if the floor is of solid concrete construction, then a dropped section should be built in to meet the requirement of the third bullet point above, and
• that adjacent walls should be of robust construction to be capable of supporting a shower screen to enclose the shower area or grab rails if required.

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

14.9 General provision for wheelchair users

Current clause which we are proposing to update:

14.9.1 The layout and dimensions of the bathroom must allow for a bath, a shower area with floor gulley, a wash-hand basin and WC and their associated activity areas. The room should be designed to be ‘wet’ with a sealed impermeable floor (see 15.2). All fittings must be of a design to suit wheelchair use. It is beneficial if a development contains bathrooms with handed layouts to allow for different abilities.

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to dwellings specifically designed for wheelchair users):

The layout and dimensions of the bathroom should allow for a wet floor shower area with floor gulley, a wash-hand basin and WC and their associated activity spaces. If no bath is provided, space, plumbing and drainage allowances should be made to facilitate the future installation of a bath. Activity spaces should not overlap the space allocated for a future bath. The bathroom must have a sealed impermeable floor and all fittings must be of a design to suit wheelchair use. It is also beneficial if bathrooms in dwellings within a development contain different layouts to allow for different hand preference.

The design criteria in the first, second, third and fourth sentences of this proposed replacement clause would require to be delivered ‘as standard’ in future to dwellings specifically designed for wheelchair users.

Why we are proposing this change: This proposal adds flexibility to the current requirement, as the space requirement for a bath may be best used to give additional activity space in the bathroom for some wheelchair users, particularly if they require assistance to use the bathroom facilities. The option to include a bath may however be of benefit to some disabled people as an alternative to using the shower area or, for example, to other family members.

In cases where no bath is provided, we are also proposing that activity spaces should not overlap the space allocated for a future bath in order that the future installation of a bath does not reduce the required activity space provision.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 28:

How do you feel about the proposal to update clause 14.9.1 of the current guide:

• to require that the layout and dimensions of the bathroom should allow for a wet floor shower area with floor gulley, a wash-hand basin and WC and their associated activity spaces
• if no bath is provided, to require that space, plumbing and drainage allowances should be made to facilitate the future installation of a bath
• to require that activity spaces should not overlap the space allocated for a future bath
• to require that the bathroom must have a sealed impermeable floor and all fittings must be of a design to suit wheelchair use, and
• to include within the updated guide reference to the fact that it is beneficial if bathrooms in dwellings within a development contain different layouts to allow for different hand preference?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

14.9 General provision for wheelchair users

Current clause which we are proposing to update:

14.9.2 The space in the bathroom must allow for someone in a wheelchair to turn through 180^o, i.e. a circular area of 1500mm diameter (see 2.5.1), without being impeded by the door. Except in very large bathrooms this is helped by the door opening outwards, which in any case is preferable to allow access if a person should collapse against it. The plan of the dwelling should ensure that this does not cause a hazard in the hall, particularly in family houses. There should also be space for a helper alongside a wheelchair in the bathroom.

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to dwellings specifically designed for wheelchair users):

The space in the bathroom should allow for someone in a wheelchair to turn through 180^o, that is a circular area of 1800mm diameter, without being impeded by the door. Except in very large bathrooms this is helped by the door opening outwards, or by the use of sliding or pocket doors as an alternative to hinged doors – but only in cases where the use of sliding or pocket doors would be appropriate for the needs of the household. The plan of the dwelling should ensure that if the door opens outwards this does not cause a hazard. There should also be space for a helper alongside a wheelchair in the bathroom. The allowance for a turning circle should not overlap the wet floor shower area or the area identified for the installation of a bath (where no bath is provided).

The design criteria in the first, third, fourth and fifth sentences of this proposed replacement clause would require to be delivered ‘as standard’ in future to dwellings specifically designed for wheelchair users.

Why we are proposing this change: This change follows feedback from health professionals on the realistic space requirement for a full turn of a wheelchair, particularly for larger chairs or for people who require assistance.

We are proposing to reference to the use of sliding or pocket doors as an alternative to hinged doors to provide an example of a more contemporary solution, with an acknowledgement that this may not always be appropriate for the user – people with dementia, for example, may not recognise the operation required for a sliding or pocket door. We are also proposing that the turning circle allowance should not overlap

the wet floor shower area or the area identified for the installation of a bath (where no bath is provided) in order to maintain the respective safety and amenity of the bathroom area.

Indicative additional costing: The indicative additional cost of the proposal to increase the allowance for a turning circle would be as follows:

• £760 per dwelling, based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and
• £640 per dwelling, based on a three bedroom, five person semi-detached house over two storeys.

Question 29:

How do you feel about the proposal to update clause 14.9.2 of the current guide:

• to require that the space in the bathroom should allow for someone in a wheelchair to turn through 180^o, that is a circular area of 1800mm diameter, without being impeded by the door
• to include within the updated guide reference to the fact that, except in very large bathrooms, this is helped by the door opening outwards, or by the use of sliding or pocket doors as an alternative to hinged doors – but only in cases where the use of sliding or pocket doors would be appropriate for the needs of the household
• to require that the plan of the dwelling should ensure that if the door opens outwards this does not cause a hazard
• to require that there is space for a helper alongside a wheelchair in the bathroom, and
• to require that the allowance for a turning circle should not overlap the wet floor shower area or the area identified for the installation of a bath (where no bath is provided)?

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

14.11 WCs for wheelchair users

Current clause which we are proposing to update:

14.11.6 It should be noted that WCs with washing and drying facilities will need an electricity supply.

(Applicable to dwellings for wheelchair users.)

Our proposed replacement clause (which would be applicable to all dwellings):

All WCs in dwellings should have a suitably protected fused spur adjacent to each WC to allow for any future installation of a WC with washing and drying facilities.

The design criterion in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing this change: This requirement allows for changing needs, making the future installation of a WC with washing and drying facilities in any dwelling easier, quicker and less costly to complete.

Indicative additional costing: The indicative additional cost of the proposal would be as follows:

• £40 per dwelling, based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and
• £80 per dwelling, based on a three bedroom, five person semi-detached house over two storeys.

Question 30:

How do you feel about the proposal to update clause 14.11.6 of the current guide to require that all WCs in dwellings should have a suitably protected fused spur adjacent to each WC to allow for any future installation of a WC with washing and drying facilities?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Other Section 14 clauses within Part 1

Our proposals for the rest of the clauses within Section 14 of Part 1 of the current guide are set out in Annex N. We are proposing to include some of these clauses within the updated guide (with minor wording adjustments where required), and not include the rest given that they have been, for example, superseded by building standards.

Question 31:

How do you feel about the proposals for the rest of the clauses within Section 14 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 15 of Part 1 – Interior finishes

While we are not proposing any key updates to Section 15 of Part 1 of the current guide, we are proposing to include the clauses within this Section of the current guide within the updated guide (with minor wording adjustments where required). Annex O shows our proposals for each clause.

Question 32:

How do you feel about the proposals for Section 15 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 16 of Part 1 – Windows

Annex P lists all of the clauses within Section 16 of Part 1 of the current Housing for Varying Needs design guide. The key update that we are proposing to make to this Section of the guide, which aims to enhance the usability of the dwelling by setting a minimum level of natural lighting to the main living room, is set out below:

16.2 Window design

Proposed new clause for the guide (which would be applicable to all dwellings):

The main living room within the dwelling should be provided with a glazed area of not less than 1/8^th of the floor area of that room.

The design criterion in this proposed new clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing to add this clause: This proposal sets a provision for natural lighting and will be of particular benefit to people with visual impairment and for people with dementia. It reflects the optional standard for the ‘enhanced apartment’ already contained within the Building Standards Domestic Technical Handbook (Aspect Silver level 7).

It is understood that affordable housing developments generally meet this proposed standard.

Indicative additional costing: We do not consider that there would be an additional cost implication associated with this proposal.

Question 33:

How do you feel about the proposal to require that the main living room within the dwelling should be provided with a glazed area of not less than 1/8^th of the floor area of that room?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Other Section 16 clauses within Part 1

Our proposals for the rest of the clauses within Section 16 of Part 1 of the current guide are set out in Annex P. We are proposing to include some of these clauses within the updated guide (with minor wording adjustments where required), and not include the rest given that they have been superseded by building standards.

Question 34:

How do you feel about the proposals for the rest of the clauses within Section 16 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 17 of Part 1 – Heating, ventilating and water services

While we are not proposing any key updates to Section 17 of Part 1 of the current guide, the clauses within this Section of the current guide that we are proposing to include within the updated guide, as well as those that we are proposing not to include, are set out in Annex Q.

Question 35:

How do you feel about the proposals for Section 17 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 18 of Part 1 – Power and communications

Annex R lists all of the clauses within Section 18 of Part 1 of the current Housing for Varying Needs design guide. The key update that we are proposing to make to this Section of the guide, which aims to improve the usability of all dwellings by increasing the minimum number of power sockets required, is set out below:

18.2 Electric power

Current clause which we are proposing to update:

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.

(Applicable to all dwellings.)

Our proposed replacement clause (which would be applicable to all dwellings):

All dwellings should have:

• at least eight power sockets in the kitchen
• at least eight power sockets in the living room
• at least six power sockets in each remaining room, that is any other room which is not a bathroom or WC compartment, and
• at least six power sockets elsewhere in the home.

Power sockets within the above requirement should be included at the designated desk or work space, and at both the telephone and television outlets. A power socket in addition to the above requirement should also be provided at each flight of stairs within a dwelling to allow, for example, for a future stair lift installation.

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing this change: This change recognises the need for additional power sockets within the home to facilitate the increase in the use of technology, and helps to increase flexibility in the layout of furniture and equipment within the home. It also aids the future installation of a stair lift (if required) in dwellings containing flights of stairs.

Indicative additional costing: The indicative additional cost of the proposal would be as follows:

• £400 per dwelling, based on a two bedroom, four person flatted dwelling on a single living level that is contained within a block of six flats over three storeys, and
• £520 per dwelling, based on a three bedroom, five person semi-detached house over two storeys.

Question 36:

How do you feel about the proposal to update clause 18.2.3 of the current guide to require:

• that all dwellings should have:
  • at least eight power sockets in the kitchen
  • at least eight power sockets in the living room
  • at least six power sockets in each remaining room, that is any other room which is not a bathroom or WC compartment, and
  • at least six power sockets elsewhere in the home
  that power sockets within the above requirement should be included at the designated desk or work space, and at both the telephone and television outlets, and

Please select one of the following only:

I agree with all of the proposal

I agree with some but not all of the proposal

I disagree with all of the proposal

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Proposed new clause for the guide (which would be applicable to all dwellings):

All dwellings should be digitally-enabled at the point of handover. From the outset, these connections should utilise the best available technology and, where it is not possible for a gigabit capable technology to be provided immediately, the physical infrastructure should be installed to support retrospective deployment.

The design criteria in this proposed new clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are adding this clause: This change will enable the householder to arrange for an internet connection to ‘go live’ when they get the keys to their home without the internet service provider having to provide additional cabling to the premises. It relates to:

• the Scottish Government’s 2020-21 Programme for Government (Protecting Scotland, Renewing Scotland) commitment to drive forward work to make all new social housing digitally enabled – this commitment is however currently being extended to all homes delivered to Housing for Varying Needs standards by local authorities and Registered Social Landlords through the Affordable Housing Supply Programme, and
• the Scottish Government’s 2021-22 Programme for Government (A Fairer, Greener Scotland) commitment to ensure Scotland’s interests are represented in UK Government proposals to utilise building regulations from 2022 to require developers to deploy and optimise digital connectivity in all new housing developments.

Other Section 18 clauses within Part 1

Our proposals for the rest of the clauses within Section 18 of Part 1 of the current guide are set out in Annex R. We are proposing to include some of these clauses within the updated guide (with minor wording adjustments where required), and not include the rest given that they are, for example, considered outdated.

Question 37:

How do you feel about the proposals for the rest of the clauses within Section 18 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 19 of Part 1 – External facilities

Annex S lists all of the clauses within Section 19 of Part 1 of the current Housing for Varying Needs design guide. The key update that we are proposing to make to this Section of the guide, which aims to improve the usability of all dwellings by requiring that they have private or communal outdoor space, is set out below:

19.2 Private external sitting areas and gardens

Current clauses which we are proposing to update:

19.2.1 Where gardens are provided they should generally be small. Many people, while appreciating an external area will not be able to cope with the upkeep of a lawn and it is therefore of benefit if the garden is of a size that can reasonably be mostly paved and with a slope shallower than 1:20. However with family houses designed for wheelchair use the size and form of the garden should be as for general housing, though incorporating the features given below.

(Applicable to dwellings specifically for older or disabled people.)

19.2.2 Gardens should incorporate an area of paving that can be used as a sitting area. For people who are unable to bend to ground level a raised planting bed should be provided. The planting bed should have a maximum width of 1200mm and have a clear paved area around it at least 1200mm wide. The soil surface should be 600mm – 850mm from the ground and have a toe recess. For wheelchairs users the base should be recessed by 175mm to a height of 300mm.

(Applicable to dwellings specifically for older or disabled people.)

Our proposed replacement clause (which would be applicable to all dwellings):

All dwellings should have private or communal outdoor space with room for people to sit outside. This includes the provision of balconies within flatted developments to enable people to sit outside where the provision of private or communal outdoor space cannot otherwise be accommodated.

The design criteria in this proposed replacement clause would require to be delivered ‘as standard’ in future to all dwellings.

Why we are proposing this change: In response to the pandemic, the Scottish Government’s 2020-21 Programme for Government (Protecting Scotland, Renewing Scotland) committed to ensuring that all new social housing offers private or communal outdoor space with room for people to sit outside. This commitment is however being extended to all homes delivered to Housing for Varying Needs standards through the Affordable Housing Supply Programme.

Other Section 19 clauses within Part 1

Our proposals for the rest of the clauses within Section 19 of Part 1 of the current guide are set out in Annex S. We are proposing to include some of these clauses within the updated guide (with minor wording adjustments where required), and not include the rest given that they are superseded by other proposals in this consultation paper.

Question 38:

How do you feel about the proposals for the rest of the clauses within Section 19 of Part 1 of the current guide?

Please select one of the following only:

I agree with all of the proposals

I agree with some but not all of the proposals

I disagree with all of the proposals

I neither agree nor disagree with the proposals

Please explain the reasons for your answer.

Section 20 of Part 1 of the current Housing for Varying Needs design guide

Annex T lists the clauses contained within Section 20 of Part 1 of the current guide – these cover refurbishment and adaptations. We are proposing that these clauses are not included in the updated guide because the focus of the updated guide is on providing new homes that are future-proofed and flexible in design, and in addition the clauses within this section could be considered outdated. We would wish to ensure however that the updated guide references that:

• projects delivered through the Affordable Housing Supply Programme involving the refurbishment of existing residential properties, or the conversion of non-residential property into housing, would be expected to incorporate those criteria within the updated Housing for Varying Needs design guide that would be feasible to achieve
• we continue to believe that refurbishment projects provide social landlords with the opportunity to consult with tenants on improving accessibility
• adaptations will remain an option in situations where a prospective Registered Social Landlord or local authority tenant with specific accessibility requirements has been identified while a home that is being delivered through the Affordable Housing Supply Programme is under construction, and
• a separate review of the current housing adaptations system is underway which will make recommendations on how best to improve and streamline the system. That work will consider this consultation.

We would welcome feedback on this proposal.

Question 39:

How do you feel about the proposal to not include the clauses within Section 20 of Part 1 of the current Housing for Varying Needs design guide in the updated guide?

Please select one of the following only:

I agree with the proposal

I disagree with the proposal – some of the clauses should be included

I disagree with the proposal – all of the clauses should be included

I neither agree nor disagree with the proposal

Please explain the reasons for your answer.

Any other proposed changes to Part 1 of the guide

As well as seeking feedback on our proposals for updating Sections 1 to 20 of Part 1 of the guide, we would also welcome feedback on any other changes that you would wish to see incorporated within the updated guide which are not reflected in this consultation paper.

Question 40:

Are there any other design changes that you would like to see included in the updated guide?

Please select one of the following only:

Yes

No

Don’t know/ no opinion

Please explain the reasons for your answer.

Format of the updated guide

We do not intend for the proposed content of the update to Part 1 of the Housing for Varying Needs design guide to be presented in a way that is radically different from the current guide. We will ensure however that the updated guide is available online in an accessible, more user-friendly and readily updatable format. With this context in mind, we would welcome any feedback that you may have on how the updated guide should be structured and/ or presented.

Question 41:

Do you have any practical suggestions for improving how the updated guide should be structured and/ or presented?

Please select one of the following only:

Yes

No

Don’t know/ no opinion

Please explain the reasons for your answer.