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

Chapter 3 – The Scottish Accessible Homes Standard

Introduction

Scotland’s homes serve a diverse range of user needs, which often change throughout the various stages of people’s lives. Over a home’s lifespan there may be times, whether momentarily or permanently, where adaptations will be required to accommodate these changing needs and in some circumstances it may even be necessary to find more suitable/ specialist housing to meet the specific needs of a particular user. It is therefore crucial that the new homes we build offer a high level of accessibility and adaptability to fulfil the diverse and lifelong needs of Scotland’s people.

This is why, as noted in Chapter 1 of this consultation paper, within Housing to 2040 we committed to introducing a new Scottish Accessible Homes Standard which all new homes across all tenures in Scotland must achieve. The introduction of the Scottish Accessible Homes Standard will mainstream a high standard of accessibility and adaptability across new homes for the benefit of all occupants. Housing for Varying Needs provides benchmark good practice guidance relating to the accessible design, fittings and fixtures of homes – in addition to guidance across a range of specific user groups including older people, ambulant disabled people and wheelchair users. The review of Part 1 of the Housing for Varying Needs design guide will directly inform the development of the all-tenure Scottish Accessible Homes Standard, which will be implemented through changes to building standards and guidance from 2025-26. However, we recognise that some guidance will fall outwith the scope of building regulations or will not be applicable to every new home in Scotland. Therefore, Housing for Varying Needs will continue to offer design guidance over and above that contained within enhanced building standards and guidance.

The building standards system in Scotland is established by the Building (Scotland) Act 2003. The system regulates building work on new and existing buildings to provide buildings that meet reasonable standards which:

• secure the health, safety, welfare and convenience of persons in or about buildings and of others who may be affected by buildings or matters connected with buildings
• further the conservation of fuel and power, and
• further the achievement of sustainable development.

Requirements applicable to building work are set through Building Regulations as a set of mandatory functional standards. These are high-level statements on what outcomes must be achieved when undertaking building work. These standards are supported by a body of guidance set out in the Building Standards Technical Handbooks. This published guidance assists by defining the scope of action expected under each standard, providing one or more examples of how compliance with the standard can be achieved.

In the context of the proposed changes to Part 1 of the Housing for Varying Needs design guide, as set out in Chapter 2 and in Annexes F to S of this consultation paper, this chapter (a) introduces the principles which we consider underpin the Scottish Accessible Homes Standard and (b) sets out our proposals for changes to building standards and guidance.

We will review responses to this chapter of the consultation and the issues raised during engagement with stakeholders to confirm changes to building standards and guidance which will be implemented from 2025-26.

Principles

While the accessibility requirements within Scottish building standards were updated in 2007, informed by the Housing for Varying Needs design guide, some elements of the existing guide go beyond the baseline requirements of the building standards. At present, as well as complying with building standards, new 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 'basic’ design criteria references within Housing for Varying Needs. We believe however that if we are to truly meet the wide-ranging and lifelong needs of Scotland’s people, better support independent living, as well as increase the supply of accessible homes, then all new homes, regardless of tenure, need to be built to enhanced accessibility, adaptability and usability standards.

The update to Part 1 of the Housing for Varying Needs design guide should establish an enhanced baseline standard in terms of the accessibility, adaptability and usability of homes across a wide-range of user needs. It is on that basis that we believe that the updated design guide should inform the benchmark criteria applicable to a Scottish Accessible Homes Standard.

In that context, it is our intention to transpose some of the design criteria from the updated Housing for Varying Needs design guide into building regulations to implement the Scottish Accessible Homes Standard (see ‘Proposals’ section below).

This will raise the baseline level of accessibility, adaptability and usability of all new homes, across all tenures, to meet the needs of people of all age groups, individuals and families, ambulant disabled people, people with visual or cognitive impairment, as well as the needs of wheelchair users.

Proposals

Based on the above principles, we are proposing that the design criteria for general needs housing which are highlighted ‘as standard’ in Chapter 2 and in Annexes F to S of this consultation paper are transposed into the relevant sections of the Building Standards Technical Handbooks from 2025-26, with the following exceptions:

• Exception A – Clauses already identified as being included in, or superseded by, building standards guidance and which are therefore proposed to be removed from the updated Housing for Varying Needs design guide.
• Exception B – Clauses relating to building works that fall out of scope of the Building (Scotland) Regulations 2004 or relate to the legislation of wider statutory consents (for example, planning consent).
• Exception C – Clauses relating to design criteria for specific user groups including buildings and dwellings specifically designed for wheelchair users (see below).

Detail of where these exceptions would apply, based on the updates we are proposing to Part 1 of the Housing for Varying Needs design guide, is provided within Annexes F to S.

Question 42:

How do you feel about the exceptions that we are proposing be used to identify the design criteria within the updated guide that will not be transposed into building standards?

Please select one of the following only:

I agree with all of the proposed exceptions

I agree with some but not all of the proposed exceptions

I disagree with the proposed exceptions

I neither agree nor disagree with the proposed exceptions

Please explain the reasons for your answer.

Table 1 below sets out an indicative list of the design criteria along with the building standards and clauses from the Building Standards Technical Handbooks that we that we are proposing they are transposed to. Subject to the application of the exceptions above, this table includes the proposed design criteria which are highlighted ‘as standard’ within Chapter 2 of this consultation paper, as well as the proposed design criteria which are identified ‘as standard’ within Annexes F to S of this consultation paper. It is important to note therefore that the design criteria listed in Table 1 is based on the current proposals contained within Chapter 2 and Annexes F to S and is subject to change based upon the outcome of the consultation. You are therefore strongly encouraged to familiarise yourself with the contents of Chapter 2 and Annexes F to S before providing feedback on the information contained within the table.

Table 1: Indicative list of general needs’ design criteria which are proposed to be transposed into Building Standards Technical Handbooks

Reference

7

Design criteria

Access to dwellings and provision for vehicles

Reference

7.4

Design criteria

Gates

Reference

7.4.1

Design criteria

The gate should open beyond 90 degrees so that it does not restrict the width of the path. The gate latch should be reachable and operable from a wheelchair from either side of the gate.

Transposed into Building Standards

Standard 4.1

Clause 4.1.6

Reference

7.4.2

Design criteria

Where gates giving access to back gardens are lockable, the lock should be at a height of 900mm – 1050mm from the ground, so that it is reachable from a wheelchair.

Transposed into Building Standards

Standard 4.1

Clause 4.1.6

Reference

7.5

Design criteria

Entrances to individual dwellings

Reference

7.5.1 and 7.5.5, as updated

Design criteria

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.

Transposed into Building Standards

Standard 4.1

Clause 4.1.3

Clause 4.1.7

Clause 4.1.9

Reference

7.5.3

Design criteria

The going and design of the steps must be as Section 7.8.

Transposed into Building Standards

Standard 4.3, Clause 4.3.2

Reference

7.6

Design criteria

Entrance to communal access areas

Reference

7.6.3 and 7.6.5, as updated

Design criteria

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

Transposed into Building Standards

Standard 4.1

Clause 4.1.8

Reference

7.6.4

Design criteria

A wheelchair user should be able to reach the door handle and therefore there should be a clear space beyond the opening edge of the door of at least 300mm.

Transposed into Building Standards

Standard 4.1

Clauses 4.1.7 Clause 4.1.8

Reference

7.8

Design criteria

Steps

Reference

7.8.1

Design criteria

If there are steps at an entrance they must be designed to be easy to use by people with mobility problems and people manoeuvring prams. They should therefore have a maximum rise of 150mm and a minimum going of 320mm.

Transposed into Building Standards

Standard 4.3

Clause 4.3.2

Reference

7.8.3

Design criteria

All entrance steps must have a handrail, at least on one side. It should be at a height of 850mm – 900mm above the pitchline and 100mm above the landing.

Transposed into Building Standards

Standard 4.1

Clause 4.1.3

Standard 4.3 Clause 4.3.14

Reference

7.9

Design criteria

Surfaces and edgings to paths, ramps and steps

Reference

7.9.2

Design criteria

Any unprotected drop at the edge of paths and ramps can be a hazard to anyone. The surface should therefore be level with the adjoining ground, or have an upstand of at least 100mm at the edge, or a protective barrier that extends to within 100mm of the surface.

Transposed into Building Standards

Standard 4.1 Clause 4.1.3

Clause 4.1.4

Standard 4.4, Clause 4.4.1

Reference

7.10

Design criteria

Handrails

Reference

7.10.2

Design criteria

Handrails should be of a design that is easy to grasp and therefore be of 45mm – 50mm diameter or width, with a clear space of 50mm at the back of the rail. The surface finish should be smooth and comfortable to touch with no sharp edges or corners. Handrails should be firmly fixed to provide good support and with the fixing clear of the part of the rail that is grasped.

Transposed into Building Standards

Standard 4.3, Clause 4.3.14

Reference

7.11

Design criteria

Fittings at the entrance area

Reference

7.11.1

Design criteria

Door bells should be positioned between 1000mm – 1050mm above the entrance platt, 200mm from any return wall or balustrade for the benefit of visitors with limited reach or who may use a wheelchair. Bells should be clearly visible against their background to assist people who are visually impaired.

Transposed into Building Standards

Standard 4.1, Clause 4.1.7

Standard 4.6, Clause 4.6.3

Reference

7.11.2

Design criteria

All control buttons should also be at least 300mm clear of any return wall.

Transposed into Building Standards

Standard 4.1

Clause 4.1.7

Standard 4.6 Clause 4.6.3

Reference

8

Design criteria

Communal access areas, stairs and lifts to flats

Reference

8.2

Design criteria

Entrance doors to communal access areas

Reference

8.2.1 and 8.2.2, as updated

Design criteria

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.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Clause 4.1.8

Reference

8.3

Design criteria

Door ironmongery for communal entrance doors

Reference

8.3.1

Design criteria

All ironmongery must be robust and easy to grasp and operate. Handles should be lever type at least 100mm in length with a return at their end to give hand support and prevent them catching in clothing. Alternatively pull handles and push plates can be provided. All handles should have a thickness or diameter of at least 25mm and have a clearance of at least 45mm from the face of the door. A colour contrast with the door finish helps people with visual impairment. Handles should be set at a height of 900mm – 1050mm from the ground or floor level.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Clause 4.1.8

Reference

8.3.2

Design criteria

Lock turns and keys should be easy to grasp and positioned well clear of the door jamb.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Clause 4.1.8

Standard 4.13

Clause 4.13.4

Reference

8.3.3 and 8.3.4, as updated

Design criteria

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 the outside. The timing of the stay open duration should be adjustable.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Clause 4.1.8

Standard 4.6

Clause 4.6.3

Standard 4.13

Clause 4.13.4

Reference

8.4

Design criteria

Circulation in communal access areas

Reference

8.4 (new clause)

Design criteria

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.

Transposed into Building Standards

Standard 4.2, Clause 4.2.4

Reference

8.4.1

Design criteria

There must be a clear space inside the door of at least 1200mm by 1800mm to allow for wheelchair manoeuvre. Where the door opens outwards this space may be reduced to 1200mm by 1200mm.

Transposed into Building Standards

Standard 4.2

Clause 4.2.1

Clause 4.2.3

Reference

8.5

Design criteria

Access Stairs

Reference

8.5.2

Design criteria

Flights should rise no more than 1.8 metres so that there is a resting place between floors. Landings and half landings should allow space for a seat.

Transposed into Building Standards

Standard 4.3 Clause 4.3.4

Reference

8.6

Design criteria

Handrails for communal access areas

Reference

8.6.2

Design criteria

Handrails should be of a design that is easy to grasp and therefore be of 45mm – 50mm diameter or width with a clear space of 50mm at the back of the rail. The surface finish should be smooth and comfortable to touch with no sharp edges or corners. Handrails should be firmly fixed to provide good support and with fixing clear of the part of the rail that is grasped.

Transposed into Building Standards

Standard 4.3

Clause 4.3.14

Reference

8.8

Design criteria

Design considerations for people with visual impairment (See also Building Sight [7])

Reference

8.8.1

Design criteria

Communal areas should allow for the needs of people with visual impairment and should therefore have the following features:

• be free of obstructions with any necessary fittings recessed
• lighting throughout with a minimum level of 100 lux
• landing at the top of a flight of stairs with a corduroy tactile surface
• door mats recessed and level with the rest of the floor, and
• space under stairs boxed in to avoid areas that are less than head height.

Transposed into Building Standards

Standard 4.2 Clause 4.2.1

Clause 4.2.2

Standard 4.3

Clause 4.3.6

Standard 4.6 Clause 4.6.2

Reference

9

Design criteria

Entrance doors to individual houses or flats

Reference

9.2

Design criteria

The door and frame

Reference

9.2.1, 9.2.3 and 9.2.4, as updated

Design criteria

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.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Reference

9.4

Design criteria

Ironmongery for external doors

Reference

9.4.2

Design criteria

Handles should be lever type, robust and easy to grasp and operate. They should be at least 100mm in length and with a thickness or diameter of at least 25mm. They should have a return at their end to give hand support and prevent them catching in clothing and have a clearance of at least 45mm from the face of the door. A colour to contrast with the door finish helps people with impaired sight. Handles should be set level with light switches at a height of 900mm – 1050mm from the floor.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Reference

9.4.4

Design criteria

Lock turns and keys should be easy to grasp and positioned well clear of the door jamb.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Standard 4.13

Clause 4.13.4

Reference

9.4.5

Design criteria

Door viewers should be set at a height of 1500mm – 1550mm to suit the eye level of the majority of people.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Standard 4.13

Clause 4.13.4

Reference

9.6

Design criteria

The area inside the door

Reference

9.6.1 and 9.6.4, as updated

Design criteria

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 at least a further 600mm with a minimum width of at least 1200mm.

Transposed into Building Standards

Standard 4.2 Clause 4.2.6

Reference

9.6.3

Design criteria

In family houses it is important that there is adequate space to store a pram so that it does not cause an obstruction in circulation areas.

Transposed into Building Standards

Standard 4.2

Clause 4.2.6

Reference

9.8

Design criteria

Secondary entrances

Reference

9.8.1

Design criteria

Entrance doors giving access to gardens or service areas should also meet the requirements of Sections 9.2 – 9.4.

Transposed into Building Standards

Standard 4.1 Clause 4.1.3

Clause 4.1.4

Clause 4.1.7

Reference

10

Design criteria

Circulation spaces and internal doors

Reference

10.2

Design criteria

Passages

Reference

10.2.1, 10.2.2 and 10.2.3, as updated

Design criteria

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.

Transposed into Building Standards

Standard 4.2

Clause 4.2.6

Reference

10.3

Design criteria

Circulation within two-storey houses

Reference

10.3.2

Design criteria

Tapered treads must be avoided in the design of stairs.

Transposed into Building Standards

Standard 4.3

Clause 4.3.9

Clause 4.3.10

Reference

10.4

Design criteria

Door positions

Reference

10.4.1

Design criteria

Doors must be positioned to assist easy circulation. Doors should be hung with hinges adjacent to the corner of the room into which they open, or with a clear space of at least 300mm between the opening edge of the door and the return wall.

Transposed into Building Standards

Standard 4.2 Clause 4.2.6

Reference

10.5

Design criteria

Internal doors and frames

Reference

10.5.1 and 10.5.7, as updated

Design criteria

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.

Transposed into Building Standards

Standard 4.2 Clause 4.2.6

Reference

10.5.3

Design criteria

Bathroom doors that do not open outwards should have easily removable stops in case someone collapses against the inside of the door.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Standard 4.2 Clause 4.2.6

Reference

10.7

Design criteria

Internal door ironmongery

Reference

10.7.1

Design criteria

Handles should be lever type, robust and easy to grasp and operate. They should be at least 100mm in length and with a thickness or diameter of at least 25mm. They should have a return at their end to give hand support and prevent them catching in clothing and have a clearance of at least 45mm from the face of the door. A colour to contrast with the door finish helps people with impaired sight. Handles should be set level with light switches at a height of 900mm – 1050mm from the floor.

Transposed into Building Standards

Standard 4.2

Clause 4.2.6

Reference

10.7.3

Design criteria

Lock turns on bathroom or other doors should be at least 50mm long and well clear of the door jamb so that they are easy to manipulate. Locks on bathroom doors should be capable of being released from the outside in case of emergency.

Transposed into Building Standards

Standard 3.12

Clause 3.12.3

Standard 4.2

Clause 4.2.6

Reference

11

Design criteria

Living and sleeping areas

Reference

11.1

Design criteria

The needs

Reference

11.1.1

Design criteria

Rooms must be of a size and shape that when furnished they allow space for circulation and access to each item of furniture and to windows, heating appliances, etc. To assess compliance with these criteria nominal furniture and associated activity spaces of the sizes shown in Figs 11.1, 11.3 and 11.4 should be assumed. A 600 mm wide ‘path’ must be allowed for the necessary circulation. The ‘path’ may overlap activity spaces.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

11.2

Design criteria

Living rooms

Reference

11.2.1, as updated

Design criteria

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).

Transposed into Building Standards

Standard 3.11

Clause 3.11.1

Reference

11.3

Design criteria

Dining space

Reference

11.3.1

Design criteria

Notional furniture must be allowed for as follows: (a) dining table and chairs, or space for a wheelchair, for the number of bedspaces plus occasional visitors, and (b) sideboard/ dresser if this area is in a separate dining room.

Transposed into Building Standards

Standard 3.11

Clause 3.11.1

Reference

11.3.2

Design criteria

The dining space should be within easy reach of the kitchen.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

11.4

Design criteria

Bedrooms

Reference

11.4.1

Design criteria

Notional furniture must be allowed for as follows:

• bed or beds
• for each bed space
• 600mm minimum run of hanging space
• drawer units 1000mm high and totalling 1200mm in length, and
• bedside table.

Where built-in shelved storage is provided in conjunction with built-in hanging space, this may replace some, but not all, of the drawer unit requirement.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

11.4.2

Design criteria

Double bedrooms should be able to accommodate two single beds to allow for different types of households. This is particularly so in dwellings intended to accommodate two people, but with only one bedroom. All bedrooms in this situation should allow for two single beds. In other dwellings all but one double bedroom should allow for two single beds.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

11.4.3

Design criteria

At least one bedroom in all dwellings must allow for wheelchair access from the door to alongside a bed with a ‘path’ from the door and clear space beside the bed at least 800mm wide.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

12

Design criteria

Storage

Reference

12.1

Design criteria

The needs

Reference

12.1.1

Design criteria

In all dwellings there should be adequate and easily accessible storage for: outdoor clothes (beside entrance door), cleaning and other household equipment (vacuum cleaner, mop, ironing board etc), linen, general storage (suitcases, equipment for hobbies, DIY, gardening, garden chairs etc), in family houses a pram, and special items such as baby equipment, sports gear or aids for older and disabled people.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

12.1.2

Design criteria

Any cupboard providing space for water cylinders or tanks, or bedroom wardrobe space, is additional to these storage needs.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

12.2

Design criteria

Provision

Reference

12.2.1

Design criteria

All storage should be easily accessible to someone with impaired mobility and should partly be in shallow cupboards 500mm – 600mm deep, that could be shelved, and partly in walk-in cupboards to take larger items.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

12.2.2

Design criteria

Where meters are located in storage space they must not be on rear walls but should be immediately adjacent to the door so that they can be easily read and the storage space can be fully utilised.

Transposed into Building Standards

Standard 3.11 Clause 3.11.1

Reference

13

Design criteria

Kitchens

Reference

13.2

Design criteria

Layout

Reference

13.2.3

Design criteria

There must be a clear space of at least 1200mm in front of all fittings and appliances to allow easy access and circulation space.

Transposed into Building Standards

Standard 3.11 Clause 3.11.3

Reference

13.3

Design criteria

Kitchen units and storage

Reference

13.3.1

Design criteria

Kitchen storage, excluding storage for cleaning equipment etc (see Section 12.1), should be between 1.5m³ and 2.0m³, depending on the size of the dwelling.

Transposed into Building Standards

Standard 3.11 Clause 3.11.3

Reference

13.3.2

Design criteria

All worktops should be 600mm deep to accommodate standard sized appliances below them and be at the standard height of 900mm from the floor.

Transposed into Building Standards

Standard 3.11 Clause 3.11.3

Reference

14

Design criteria

Bathrooms and WC compartments

Reference

14.2

Design criteria

General requirements for bathrooms

Reference

14.2.1

Design criteria

The layout and dimensions of all bathrooms must accommodate different needs and allow for: (a) a bath or a shower (b) space for someone in a wheelchair to enter and close the door (c) space for a stool or small chair (d) fittings with the necessary activity spaces (as per figures 14.1, 14.2, 14.3,14.4 and 14.9) and (d) access to window and/ or ventilation control, see 16.3.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

14.2.6, as updated

Design criteria

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.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

14.3

Design criteria

WCs

Reference

14.3.1

Design criteria

WCs should be positioned with their centre line 450mm from a wall.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

14.4

Design criteria

Wash basins

Reference

14.4.2

Design criteria

The centre line of the wash basin should be at least 500mm from any adjacent wall to allow space for arms while hair washing.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

14.5

Design criteria

Baths

Reference

14.5.1

Design criteria

The bath position must not be hard against a wall at both ends nor below a window.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

14.5.2

Design criteria

When a bath is provided it should have a wall-mounted shower over it (or at least the necessary service connections). The shower position should be as described in 14.6.2.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

14.6

Design criteria

Showers

Reference

14.6.2

Design criteria

All showers should have heads that are adjustable in height and have a flexible hose that is demountable and can be hand held.

Transposed into Building Standards

Standard 3.12

Clause 3.12.3

Standard 4.8

Clause 4.8.5

Reference

14.6.3

Design criteria

The controls should be at a maximum height of 1200mm – 1350mm from the shower tray, or the bottom of the bath so that they can be reached from a seated position.

Transposed into Building Standards

Standard 3.12

Clause 3.12.3

Standard 4.8

Clause 4.8.5

Reference

14.8

Design criteria

Additional WCs

Reference

14.8.2, as updated

Design criteria

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.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

16

Design criteria

Windows

Reference

16.1

Design criteria

The needs

Reference

16.1.1

Design criteria

Windows should be positioned and designed to allow for people of various heights and different physical abilities.

Transposed into Building Standards

Standard 3.16 Clause 3.16.1

Reference

16.2

Design criteria

Window design

Reference

16.2.1

Design criteria

Living room windows, and bedroom windows where privacy is not affected, should have a sill height of no greater than 600mm from the floor, which allows a seated person to see the view outside.

Transposed into Building Standards

Standard 3.16 Clause 3.16.1

Reference

16.2 (new clause)

Design criteria

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.

Transposed into Building Standards

Standard 3.16 Clause 3.16.1

Reference

16.3

Design criteria

Operating the window

Reference

16.3.2

Design criteria

In bathrooms the bath should not be positioned below the window and the position of the wash basin and WC should allow access to the window controls.

Transposed into Building Standards

Standard 3.12 Clause 3.12.3

Reference

16.3.3

Design criteria

All handles and controls should be of a design that is easily grasped and adjusted.

Transposed into Building Standards

Standard 4.8

Clause 4.8.5

Reference

17

Design criteria

Heating, ventilation and water services

Reference

17.1

Design criteria

Heating

Reference

17.1.3

Design criteria

Radiators must be carefully positioned so that they do not prevent a sensible furniture arrangement and do not obstruct circulation in passages or rooms. They should have individual thermostatic controls. The controls should have clear, bold markings, be of a type that can be easily grasped and positioned at the top of the radiator at a height of 600mm – 800mm from the floor.

Transposed into Building Standards

Standard 3.13 Clause 3.13.1

Standard 4.8

Clause 4.8.5

Reference

17.1.5

Design criteria

The main heating programmer must be easily read and set and, in cases where it is fixed to the wall, should be positioned at a height 900mm – 1050mm from the floor. Access to this should be unobstructed as users may need to be close to it when adjusting it.

Transposed into Building Standards

Standard 4.8

Clause 4.8.5

Reference

17.2

Design criteria

Ventilation

Reference

17.2.1

Design criteria

It should be possible for all adult occupants to control ventilation while standing on the floor.

Transposed into Building Standards

Standard 3.14 Clause 3.14.6

Standard 4.8

Clause 4.8.5

Reference

18

Design criteria

Power and communications

Reference

18.2

Design criteria

Electric power

Reference

18.2.3, as updated

Design criteria

All dwellings should have at least eight power sockets in the kitchen, eight power sockets in the living room, six power sockets in each remaining apartment, and six power sockets elsewhere in the home, alongside sockets adjacent to both the telephone and television outlets. A power socket within this requirement should be included at the designated desk or work space, and a power socket in addition to this requirement should be provided at each flight of stairs within a dwelling to allow for a future stair lift installation.

Transposed into Building Standards

Standard 4.6 Clause 4.6.4

Reference

18.2.9

Design criteria

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

Transposed into Building Standards

Standard 4.5

Clause 4.5.1

Standard 4.8

Clause 4.8.5

Reference

18.2.11

Design criteria

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

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

• Light switch, and base of pull switch – both 900 – 1050 and level with door handle
• Power sockets generally, TV socket, and telephone socket – at least 450
• Flex outlets for kitchen appliances under worktops – 600
• Isolating switches for appliances, and power sockets for appliances not under worktops – 1050
• Cooker control unit – 1050 (to side of cooker)
• Heating programmer, and immersion heater switch – 1050
• Mains switch and consumer unit – 600 – 1050
• Doorbell – 1000 – 1050
• Door entry unit – within 900 – 1200

Transposed into Building Standards

Standard 4.8

Clause 4.8.5

Reference

18.3

Design criteria

Lighting

Reference

18.3.1

Design criteria

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

Transposed into Building Standards

Standard 4.6

Clause 4.6.1

Standard 6.5

Clause 6.5.1

Reference

18.4

Design criteria

TV and telephone

Reference

18.4.1

Design criteria

TV and telephone outlets should have adjacent power sockets.

Transposed into Building Standards

Standard 4.6

Clause 4.6.4

Reference

18.5

Design criteria

Door entry systems and automatic controls

Reference

18.5.1

Design criteria

Individual door entry systems should be provided in all first-floor flats which have their own individual entrance door at ground level.

Transposed into Building Standards

Standard 4.1 Clause 4.1.7

Standard 4.6

Clause 4.6.3

Question 43:

Do you feel that the indicative design criteria listed in Table 1 would be appropriate to apply to all new housing across all tenures?

Please select one of the following only:

I feel that all of the criteria would be appropriate to apply to all new housing across all tenures

I feel that some but not all of the criteria would be appropriate to apply to all new housing across all tenures

I do not feel that the criteria would be appropriate to apply to all new housing across all tenures

Please explain the reasons for your answer.

We would also welcome your thoughts on whether there are any other design criteria that are not currently proposed to be transposed into building standards that you would wish to see included within the Scottish Accessible Homes Standard.

Question 44:

Are there any other design criteria that are not currently proposed to be transposed into building standards that you would wish to see included within the Scottish Accessible Homes Standard?

Please select one of the following only:

Yes

No

Don’t know/ no opinion

Please explain the reasons for your answer.

Private and communal stairs

Since 2007, guidance within Section 3 ‘Environment’ and Section 4 ‘Safety’ of the Building Standards Domestic Technical Handbook on making new homes accessible has recognised and cited relevant design criteria from sources including Housing for Varying Needs. Existing guidance for stairs and access between storeys is set out under Standard 4.3 of the Building Standards Domestic Technical Handbook.

Specific proposals for changes to guidance on the design of communal and private stairs is not addressed through the proposed updates to Part 1 of the Housing for Varying Needs design guide. It is however important that, in the context of developing a Scottish Accessible Homes Standard, consideration is given to further change which can improve access to dwellings and ease of access to accommodation in dwellings on more than one storey.

Accordingly, we would welcome your view on two issues to inform a possible review of current guidance on the accessibility and safety of stairs in new homes.

Question 45:

Do you have any comments on the existing design guidance for stairs contained within Standard 4.3 of the Building Standards Domestic Technical Handbooks?

Please select one of the following only:

Yes

No

Don’t know/ no opinion

Please explain the reasons for your answer.

Question 46:

Do you have any examples of situations where you have gone beyond the minimum standards for stairs or access between storeys set out by building regulations, and the benefits such an approach has delivered?

Please select one of the following only:

Yes

No

Don’t know/ no opinion

Please explain the reasons for your answer.

Costings

We would highlight that costings are not provided for the indicative list of design criteria listed in Table 1 above. It is recognised however that the implementation of the Scottish Accessible Homes Standard will present additional costs to the private sector which are over and above those outlined in the Partial Business and Regulatory Impact Assessment within Annex V of this consultation paper. Given the variation in the design of private sector homes, costings will be explored with private sector stakeholders during the consultation and included within the final Business and Regulatory Impact Assessment.

Housing designed specifically for wheelchair users

In Housing to 2040 we committed to taking action so that our homes support disabled people and people with long-term conditions, and so that everyone who can and wants to is able to live independently in a home of their own. National Planning Framework 4 supports proposals for new homes that improve affordability and choice by being adaptable to changing and diverse needs. This includes accessible, adaptable and wheelchair accessible homes.

While the Scottish Accessible Homes Standard will further improve the accessibility, adaptability and usability of new homes for a wide-range of users, including wheelchair users, we would highlight that the update to Part 1 of the Housing for Varying Needs design guide will continue to provide design criteria for housing designed specifically for wheelchair users. Although these will not be directly transposed into building standards, the Building Standards Technical Handbooks will signpost use of these design criteria where a home is being designed specifically for wheelchair users. Where such dwellings are to be included within a residential building, it will also be expected that all common areas are designed to meet the relevant ‘as standard’ requirements set out within the updated Housing for Varying Needs design guide.

Any other comments

We would welcome any other comments that you may have on our proposals for the Scottish Accessible Homes Standard.

Question 47:

Do you have any other comments on our proposals for the Scottish Accessible Homes Standard?

Please select one of the following only:

Yes

No

Don’t know/ no opinion

Please explain the reasons for your answer.