Hi,
I agree with Stuart's thoughts on this matter.
Martin's observations are possibly valid, but my understanding of the Access
Statement for BR is that the Statement should be used where the design is
departing from suggested provision in AD M and that any Statement should
contain an alternative which is equal to or better than that suggested in AD
M. Clearly the suggested two bedroom scenario would be the optimum and
mitigate any potential DDA claim further down the line.
I wouldn't expect any potential claim to be successfully defended if none of
the existing rooms had accessible facilities and they built three more rooms
again without those facilities. But again, as Stuart indicated, they are a
potential high risk candidate for a DDA claim if they go ahead. However,
much is dependent on the local authority Building Control and whether they
consider this acceptable. The DDA element is essentially down to the client.
John.
John Gregory
Programme Leader - Accessibility and Inclusive Design
School of the Built Environment
University of Salford
Eml. [log in to unmask]
-----Original Message-----
From: Accessibuilt list [mailto:[log in to unmask]] On Behalf Of
McConaghy, Martin
Sent: 28 April 2010 16:38
To: [log in to unmask]
Subject: Re: Part M and change of use
Hi,
I concur with Stewart.
I would suggest they provide a sketch demonstrating that full wheelchair
access can't be achieved, to accompany the Access Statement. Then ensure
that the design is as ambulant friendly as possible.
To mitigate the risk under the DDA the client may be prudent to keep on file
calcs to prove that providing two facilities won't work financially for
them. I can understand the problem, they need to make sure they have
properly considered the pros and cons of providing a wheelchair accessible
facilities and document it before moving on.
Regards
Martin
-----Original Message-----
From: Accessibuilt list [mailto:[log in to unmask]] On Behalf Of
Stewart McGough
Sent: 28 April 2010 16:31
To: [log in to unmask]
Subject: Re: Part M and change of use
Hi
Part m requires 1 in 20 or any part thereof. BS8300 applies slightly more
onerous criteria.
Under B Reg M you provide an access statement stating that the spatial
limitations in squeezing 3 bedrooms into the existing shell preclude the
provision of a Part m wheelchair access toilet/ shower. Building Control in
approving this will accept no responsibility for DDA claims against the
service provider.
However by not providing an accessible room anywhere in the hotel the
service provider will be at risk under the DDA.
To avoid the risk is it possible to design 1 room with a wheelchair access
toilet /shower within a tighter footprint than the AD M model?
Alternatively is it worth considering reducing the fit out to 2 ensuite
rooms at least one of which would provide space within the bedroom and
ensuite for comfortable wheelchair access?
This is a client risk assessment situation.
Stewart McGough
Regional Manager - Access Consultancy
Aedas
Building Consultancy | Architecture | Imaging | Interiors | R&D | Urban
Design & Landscape
21 St Mary's Street, Shrewsbury SY1 1ED, UK T +44 (0)1743 283 000 F +44
(0)1743 232 717 E [log in to unmask] W www.aedas.com
-----Original Message-----
From: Accessibuilt list [mailto:[log in to unmask]] On Behalf Of
Alan Hunt
Sent: 28 April 2010 16:05
To: [log in to unmask]
Subject: Part M and change of use
Hi All
I have been asked to advise on a change of use application from a guest
house accommodation provider. They want to convert an old, stand alone,
stone outbuildiing into extra bedroom accommodation with ensuite facilities.
The 3 units are very small and although the entrances etc will be level and
accessible there is not room for any of the bedrooms to have an accessible
shower room / toilet measuring 2.4m x 2.5m. as per Part M. The developer
is keen to provide an eccessible facility but the design submitted is just
too small to be of use to a wheelchair user for instance and there is no
scope to enlarge within the existing outbuilding. BS8300 suggests 1 bedroom
in 20 should be accessible but does give a minimum number (eg 1) this guest
house has less than 15 rooms.
The problem is the change of use criteria which states that all such work
shall be carried out as is necessary to ensure that the building complies
with the applicable requirements of Schedule 1.
any advice gratefully received.
regards
alan
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