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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