Getting accessibility right
In this blog, we will break down what accessibility is, the accessibility regulations you must be aware of, as well as take you through the process of a disabled audit, and how our surveyors in Kent and London can help.
What is accessibility?
Accessibility can mean different things in different contexts. By definition, accessibility is about ensuring that whatever needs to be accessed, can be accessed by anyone who is permitted to, regardless of ability.
How can surveyors help with access for the disabled?
Creating an accessible built environment can be challenging. We have a lot of clients who come to us asking if they need to make alterations to their homes or business premises because of a family or staff member’s disability. Very often, a contractor lacks relevant training and experience to get this right, so they too might make enquiries with us.
Several of Collier Stevens’ chartered surveyors are highly experienced in navigating disabled access and accessibility issues, so you can rest assured that you’re in the right hands.
Sometimes, the access requirements may not need to be permanent, for example, if someone has an injury like a broken leg that has rendered them temporarily disabled. No matter the situation, we’re here to help.
What are the disabled access regulations for business?
There is no specific set of ‘regulations’. However, the Equality Act 2010 makes discrimination against disabled people unlawful. This includes failing to consider how disabled people may access your building and service. It states that changes (known as ‘reasonable adjustments’) should be made to buildings to ensure disabled people can access any of the following:
- Education
- Employment
- Housing
- Goods and services like shops, banks, cinemas, hospitals, council offices, and leisure centres
- Associations and private clubs like the Scouts and Guides, social clubs and private golf clubs.
These reasonable adjustments include:
- Removing the physical feature in question
- Altering it
- Providing a reasonable means of avoiding it
- Reasonable adjustments can be proportionate to both the service and the nature of the business – for instance a national chain of supermarkets may be held to a higher standard than a corner shop grocer.
The Equality Act supersedes the Disability Discrimination Act 1995 (except in Northern Ireland). For more information about disabled access compliance, take a look at our Equality Act guidance from the Disability Rights Commission.
What are the disabled access requirements in the UK?
Disabled access isn’t just about getting into and out of a building. It’s about access to your services, and might include everything inside, including toilets, meeting rooms, canteens, corridors, doors.
Many people forget that equitable access isn’t just for wheelchair users. Some disabilities are hidden, for instance photosensitive epilepsy which could be triggered by fluorescent lighting. Consideration must be given to visually and hearing impaired people and those with walking difficulties not requiring a wheelchair.
The Statutory Code of Practice defines a person as having a disability if they ‘have a physical or mental impairment, which has a substantial and long-term effect on their ability to carry out normal day-to-day activities’.
With this in mind, many elements of accessibility need to be right.
The route to the building
- Parking: There’s currently no requirement to have disabled parking bays, but if you do have them, they should be the correct size and be adequately signposted from the point of entry to a car park. The opening area hatches do not have to be on both sides of the space but should be on the driver’s side for the first space and alternate sides thereafter.
- Ramps: Permanent, fixed wheelchair ramps must comply with Part M and Part K Building Regulations. They must have a maximum gradient between 1:12 and 1:20 depending on length, a minimum width of 900mm–1500mm, level landings top and bottom, slip-resistant surfaces, and handrails for rises over 600mm. They should not be used for a rise greater than 2 metres. Portable and semi-permanent wheelchair ramps do not need to comply as they are not fixed structures. However, care should be taken to ensure they are safe and suitable for use.
- Railings: A disabled access handrail should have a tube diameter of 40-45mm. There should be no sharp edges or snag points, and should be continuously smooth. It should also contrast visually with the surrounding environment for those with poor eyesight. For handrails outside, they should also be a certain temperature – never cold to touch, even in winter conditions. This is to prevent people with sensitivity to the cold from letting go of it whilst using it.
- Paving: There are six different types of paving (known as tactile paving) that are used on public spaces to inform people with impaired vision of the layout of their surroundings. For example, if they are near steps, a kerb edge, a cycle path, etc. The most common are blister paving (small round bumps) and corduroy paving (raised bars of equal distance apart). There are specific rules about the colour and the size of these types of paving that must be followed to comply with disabled access regulations, and ensure the safety of visually impaired people.
The entrance and inside the building
- Doors: Doors must be wide enough to allow access for wheelchairs and other mobility aids, and there must be enough space in front of the door to manoevre. To aid visually impaired people, they should have clear signage and high-contrast markings. Thresholds should be minimal and door handles at an appropriate height and style (if an automatic door is not fitted).
- Signage: Disabled access signage must be clear, high-contrast, tactile, and properly positioned. Key requirements include using sans-serif fonts, tactile/Braille elements, simple messaging, and mounting at accessible heights (typically 1400–1700mm).
- Colours and reflections: Colour contrast between building elements, for instance walls and floors, makes a significant difference to the usability of a building by the visually impaired. You should also be aware that reflections and polished surfaces can be problematic for visually impaired people. For example, polished floors can look like water.
- WCs: Accessible toilet facilities must prioritise the ability to move around with a wheelchair. There should be wide doors, low-fixed or adjustable sinks, lever taps, and essential grab/drop-down rails and an emergency pull cord.
- Emergency scenarios: Consideration must be given to the types of alarms and alerts that ensure both visually and hearing impaired people are alerted to an emergency. The evacuation of physically disabled people should be covered through personal emergency evacuation plans (PEEPs) and clear evacuation routes, refuge areas and equipment (such as evacuation chairs or sledges). This is also aided through design features such as high contrast markings, non-slip surfaces, and clear signage are necessary for accessibility.
Is it UK law to have disabled access compliance?
Yes. It’s a statutory requirement and a key duty for businesses and public organisations to make it possible for disabled people to access public buildings and services.
What is a disabled access audit?
Do you know how accessible your business and buildings are? An access audit is a comprehensive assessment of a building, open space, or service to measure its accessibility and usability for people with physical, sensory, and cognitive impairments. Our chartered building surveyors will identify any barriers and evaluate compliance with the Equality Act 2010. The audit report will make recommendations for improvements.
When access is wrong
Here are a few examples where accessibility has been done incorrectly:
Take these steps for instance. There are no handrails, no contrasted nosings, no textured paving and a sign saying suitable for wheelchairs.
Would you trust this timber ramp that leads into a pub? The construction looks less than adequate and there are no handrails, an inadequate landing and a door that’s too narrow.
These brand-new accessible parking spaces look to have been finished perfectly. But they are not – they are poorly identified, poorly marked and there is no hatching.
We see a surprising number of disabled parking bays being used for storage too – wheelie bins are a common culprit, or in the situation pictured here, a generator. Unfortunately, there is no requirement to keep these spaces available long after the project is completed.
Get accessibility support with Collier Stevens
If you need further guidance about disabled access for your project or business, get in touch.
The information in this article is for guidance only. Ask us for advice specific to your situation:
Steven Way
Steven Way BSc MIHEEM MFPWS MRICS is the Practice Principal and is a Chartered Building Surveyor. With over 35 years as a practicing surveyor, Steve has a wealth of experience and expertise in both residential and commercial building surveying, party wall advice and disabled access auditing. He has also built his reputation as an expert witness.