New homes - enhancing accessibility, adaptability and usability: consultation analysis

18. Other proposed changes to HfVN Part 1

The chapter presents the analysis of responses to Question 39, Question 40 and Question 41.

Question 39. How do you feel about the proposal to not include the clauses within Section 20 of Part 1 of the current Housing for Varying Needs design guide in the updated guide?

Over half (58%) of respondents who answered Question 39 agreed with the proposal not to include clauses within Section 20 in the updated guide (covering refurbishment and adaptations). Just over one in 10 (12%) disagreed and felt that some of the clauses should be included, 5% felt all the clauses should be included and 25% neither agreed nor disagreed. Organisations (61%) were more likely than individuals (46%) to agree with the proposal.

Guidance for adaptations and refurbishments

Just over a third of all respondents provided open comments in response to this question. The most common theme reiterated the importance of providing guidance for adaptations and refurbishments of existing housing stock, as well as new build properties, with some calls for more detail and clarity about the guidance that will be available.

“With the aim to try and reduce carbon emissions and re-use existing buildings as much as possible, what guidelines are proposed for conversions etc? Would a separate document be prepared or would reference to the new document be noted as a base point?” - Organisation

Several respondents felt that some or all the clauses should be retained and updated as necessary in the updated guide to ensure that existing properties meet the same standards as new build dwellings.

“Our existing stock makes up the majority of what we have to let, therefore best use of existing stock needs included and would suggest it is important to maximise the benefit of any refurbishment, adaptation or conversion.” - Organisation

“We feel that it is essential that we keep guidance to cover adaptations and refurbishment - a huge percentage of us (over 80%) who are alive today will continue to live in houses already built - not new build so supporting best practice in adaptations is a crucial part of the whole system approach.” - Organisation

Need for flexibility and reasonable assessment

The consultation paper notes that ‘projects delivered through the Affordable Housing Supply Programme involving the refurbishment of existing residential properties, or the conversion of non-residential property into housing, would be expected to incorporate those criteria within the updated Housing for Varying Needs design guide that would be feasible to achieve’. Some respondents emphasised their agreement that there should be flexibility with this requirement, recognising that it may not be possible to achieve all the criteria.

“Not all the design criteria will be met when refurbishing or adapting existing properties and therefore as long as it’s recognised that the Scottish Government will apply flexibility to the standard that optimises accessibility then I agree.” - Organisation

Service user and professional input to adaptations

The need to design individual adaptations and refurbishments in consultation with the end user or professionals involved in their care, such as Occupational Therapists, was highlighted by some respondents.

“It is important to highlight the importance of the involvement of the person whose needs are to be met and occupational therapy with the design team when housing is being delivered to meet a particular need. Involvement from the earliest possible stage is recommended to prevent any unnecessary cost and delays. Although a common sense approach, retention of reference to this within the updated guide would be beneficial.” - Organisation

Adaptations should be considered separately from new build properties

Some respondents agreed the clauses should be removed because they felt adaptations should be considered separately from new builds as they are often based on specific referrals and recommendations from professionals to meet individuals’ needs.

Section 20.3

A small number commented specifically about section 20.3 in the existing guide, which is entitled ‘adaptations for confused people’. While the proposal outlined in the consultation paper was not to include any of the clauses within section 20 in the updated guide (as set out in Question 39), a few noted that the terminology used (‘confused people’) needs to be updated. One felt this section should be retained because they argued it is useful to have all clauses for people living with dementia outlined in one section of the guide.

Question 40. Are there any other design changes that you would like to see included in the updated guide?

Just under half of those who answered Question 40 (49%) said there were other design changes they would like included in the updated guide. A third (34%) did not and 17% had no opinion.

Open responses to Question 40 were provided by two-fifths of all respondents. Some made specific suggestions for additions to the guide. These were wide-ranging, with little commonality among respondents. A few called for bariatric care to be considered in the guidance. Two suggested including provision for charging electric vehicles.

Other suggestions, each made by a singular respondent, include:

• removing references to ‘future’ showers and installing a shower room on the principal living level instead
• providing space for curtain rails
• ensuring adequate cycle storage space
• installing coved skirting for all kitchens, wet rooms, bathrooms, shower rooms and WCs, especially in housing for wheelchair users
• minimum space requirements at the top and bottom of stairs to allow for easier transfers on and off stair lifts

Some respondents used this question as an opportunity to comment on specific proposals within the consultation paper. Two, for example, called for increased storage space. These comments have been included in the analysis of the most relevant question.

Other comments, each made by one respondent, include:

• disagreement with the provision of car ports and covered walkways in dwellings for wheelchair users. This respondent suggested this could be onerous and expensive. They suggested retaining the car port but removing the reference to a covered walkway. It is important to note that this respondent interpreted the latter as a requirement, but this was not stipulated in the consultation paper
• opposition to the requirement for tactile surfaces at the top of landings in communal access areas
• excluding paths, ramps and stairs that do not form part of the accessible route to dwellings from the guidance
• providing more information about requirements for bathrooms
• updating furniture and room layout requirements to reflect modern needs and trends
• ensuring gas and electric meters and fire test switches are accessible

A few called for the proposals to go further. One, for example, called for all new housing to be future-proofed, while another felt that some provisions for older people should be ‘as standard’ for everyone. A third suggested there should be more emphasis on ‘general needs’ housing features that can be adjusted to meet the needs of wheelchair users rather than having a separate category of dwellings designed specifically for wheelchair users.

Question 41. Do you have any practical suggestions for improving how the updated guide should be structured and/or presented?

Three-fifths of respondents who answered the question (62%) said they had practical suggestions for improving how the updated guide should be structured and/or presented. Just over a quarter (27%) did not have any suggestions and 10% did not know. Organisations (67%) were more likely than individuals (38%) to have suggestions.

Retain summary of design table

Just over two-fifths of all respondents provided open responses to Question 41. Several respondents called for the summary of design table to be retained in the updated guide. Respondents explained this is a helpful checklist for developers and landlords while also assisting navigation through the document.

“We would strongly wish to see the summary of design table be retained either at the front of each section or at the end. In practice it is used to navigate back and forth through the document to particular clauses in the main guidance when checking on the detail for compliance on a particular item.” - Organisation

More diagrams, drawings and examples

Calls for more drawings and diagrams to aid understanding of the document were evident among some respondents. A few also called for more case studies and examples to illustrate the requirements.

“More graphic, 3D, interactive resources could be useful for non-experts who wish to engage with the guidance.” - Individual

Online format

Some respondents called for the guide to be made available online to make it more easily accessible. Suggestions for easing navigation through an online version, such as a hyperlinked contents page and bookmarks, were made by some. Some suggested including hyperlinks to other relevant documents and standards including Building Standards and good practice on design for people living with dementia or visual impairments, while one called for the standards to be optimised for smartphone and tablet screens to aid mobile working.

Clear and concise information

Calls for more clear and concise standards were made by some. These included comments that the guide is too long and would benefit from being more concise, as well as a feeling that some clauses are too vague and open to interpretation. Two felt an easy read version of the guide would be beneficial.

Streamlining requirements into one document

Some were concerned that the guidance is spread across different documents, including the Housing for Varying Needs design guide and Building Standards Technical Handbooks. These respondents called for all the relevant information to be included in one document.

Positive comments about current version

Positive comments about the presentation of the current Housing for Varying Needs design guide were made by some respondents.

“The current guide is excellent and overall the format works.” - Individual