"I can rest comfortably, knowing the work will be done with the utmost care."
Yenok Hatamian, DDA Projects, London Borough of Camden

"utterly reliable, extremely flexible and very effective."
Tony Jones, Principal. St Elizabeth's Specialist College, Hertfordshire

Existing Building Audits

Over 95% of the UK's building stock is existing, i.e. they are not new build or recent developments, but older buildings spanning many decades of construction technology and design development. These buildings often present many physical barriers, as accessibility for disabled people was not generally considered at the time of design. An access audit generates an action plan of items or features which require adjustment or improvement and these are prioritised for action. Audits of existing buildings have to be realistic - recommendations for adjustments must be reasonable and in line with the use of the facility and the way services are provided. It is not always possible to meet current best practice in an existing building and looking purely at the building in isolation is simply not enough.

A holistic approach looks at management and maintenance solutions as well as those adjustments that may be beneficial or essential to the structure or fabric of the building. Wherever possible, several options for improving or removing the barrier are suggested so that clients can choose the most appropriate action for their resources and service delivery. Many findings may be relatively inexpensive to fulfil but requirement the investment of management time, training and new procedures.

A priority system is agreed to meet individual project needs, but is likely to include importance of the item, works classification, and suggested timing for completing the item.

Budget cost indicators are usually given for each recommendation, unless otherwise agreed.

New or Refurbished Building Reviews

Access Design Appraisals are desktop reviews of proposed new build, refurbishment or minor works items and because they are conducted before construction work starts, they provide an excellent opportunity to improve access at little or no extra cost as part of a scheme development.

Access design appraisals generally take less time than a building audit; time spent reviewing future plans and specifications as part of the design team is a cost effective investment for clients, as it will highlight features that should be changed prior to any commitment to construction. An access professional works alongside designers and architects to ensure the end result will provide an inclusive experience for future occupiers.

Unless a specific need is identified, all audits and design appraisals are pan-disability i.e. the review takes into account a full spectrum of potential user needs, spanning physical, sensory, cognitive, and learning impairments and considers the use and activities proposed for the building. This holistic approach to creating an inclusive environment ensures any weaknesses can be resolved.

Legislative Drivers

Advice and recommendations are generally based upon current good practice and regulatory standards, which include:

• The Equality Act 2010 (which replaces the Disability Discrimination Acts 1995 and 2005 and SENDA 2001)
• Building Regulations Parts B, E, K, M and N
• BS8300: 2009 Code of Practice - Design of Buildings and their approaches to meet the needs of disabled people
• BS7000-6: 2005 Managing Inclusive Design
• BS9999 Code of practice for fire safety in the design, management and use of buildings
• Regulatory Reform Fire Safety Order 2005

Planning

The Planning and Compulsory Purchase Act 2004 introduced the requirement for a Design and Access Statement (DAS) with the majority of planning applications. As an access professional retained to provide access input on planning applications in two London boroughs, Jean has the experience to develop access statements to reflect the design team’s efforts for submission with planning applications, or later for building control.

Building Control

Building Regulations apply to all new build, extensions and major refurbishments as well as a change of use classification application. Since 2004, an Access Statement has been mandatory to support most building regulation applications where Part M applies and Jean is able to support applicants in preparing a suitably descriptive statement.

Access Assessments

The list below outlines some of the areas that should be considered as part of an access assessment, whether this is an audit of an existing building or an appraisal of plans and specifications for a new build or refurbished facility.

Depending on the nature of the scheme, the following features may be reviewed:

• External Environments and Approach – this may include access from local transport, pedestrian and vehicle access from site boundary, vehicle setting down, parking facilities, pedestrian routes, public spaces and pathways. Features are likely to include wayfinding, surfaces, ramps, steps, handrails, external lifts, lighting, and general safety. The pedestrian routes from the nearest public transport stations will also be reviewed and observations recorded.
• Doors - vision panels/glazing manifestation, entrance matting, lobby sizes, entry control/security systems, automatic/manual operating systems, safety controls, thresholds, clear widths, closer strengths and door furniture.
• Horizontal circulation - corridor widths, circulation areas, obstructions, clearance widths and hazards.
• Vertical circulation - platform lifts, stairlifts, passenger lifts, control locations, stairs, nosings, ramps, and handrails.
• Facilities - reception desks, information, communications, seating, refreshment and vending areas, sports and leisure facilities, classrooms, interactive displays, showcases.
• Sanitary facilities - accessible and general WCs, sizes, location, fittings, dispensers, doors, alerting systems, shower rooms and wash facilities
• Means of escape - refuge spaces, accessible escape routes, evacuation arrangements, alarm call points, visual, acoustic and tactile alerting systems.
• Lighting - lux levels, glare control, switch positions, and assistive aids.
• Acoustics - general quality, echo, assistive equipment.
• Finishes - walls, ceilings, decor, light reflectance, contrast, absorbency, floor finishes, slip resistance, visual/tactile properties.
• Fixtures – display of notices, clarity and simplicity of information to meet the widest possible needs of diverse user needs, collections and exhibits.
• Wayfinding - signage, pathways, tactile clues, warning surfaces, tactile/audio maps.
• Information/communication - telephones, videophones, inductive couplers, textphones, sound enhancement systems, induction loops, infra red, radio, TV/Video, PA systems.