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Access Statements

Access Statement Downloads
Access Statements - Why? - Who? - When? - What?
Social Inclusion
What design advice is available?
What do I need to consider?
What does an Access Statement include?
What is the Royal Borough of Windsor and Maidenhead's Policy?
Where can I get further guidance?

Social Inclusion

Social inclusion means recognising the different needs of all people and the variations in the ways that they use the built environment. Even though an environment is 'accessible' it does not mean it is 'inclusive', because it can lead to seperate facilities and therefore segregate people because they have an impairment. Social inclusion recognises that people are not disabled by their impairment, but by the barrires and structures present in society and introduces the concept of a single solution for everyone. The requirement for an Access Statement encourages access issues to be addressed at an early stage.

Access Statements

An Access Statement is an explanation of how access and facilities for people with disabilities and others has been addressed in a particular scheme. The statement will vary in size dependent on the type and scale of the development but should generally include the following elements :

Description of the proposed works and the intended use of the building
Access design philosophy on the scheme
Sources of advice and guidance
Evidence of any consultation with the Council's Access Officer or the Local Access Group
Description of the building
Key issues of the scheme
Current access provisions
Proposed areas for improvement
Areas not proposed for improvement and/or reasons why an alternative approach has been adopted

Why?

From May 1st 2004, Approved Document M of the Building Regulations, 'Access to and use of buildings', impacts on the majority of building work being undertaken. An Access Statement is intended to allow the applicant to demonstrate how well they meet the various legislative requirements and is seen as an essential tool in demonstrating compliance. It is not a 'get out of jail free card'.

Ultimately the driving force for the recent changes to the Approved Document is the Disability Discrimination Act 1995 (DDA), placing a greater emphasis on designers and occupiers to work towards meeting the Governments commitment to achieving "Thriving, inclusive and sustainable communities in all regions". By considering access issues for all members of society at the earliest opportunity steps can be taken to ensure that facilities are suitable for use, and accessible by everyone. The process will also help inclusive design proposals to be fully integrated into the design from the beginning rather than considered towards the end of the process, when only ineffective, compromise solutions can be achieved.

Early consultation with all those involved including designers, developers, planners, building control and all potential users is key to any successful inclusive development. The production of an Access Statement is seen as an important means of achieving this goal.

An access statement will enable Planning Authorities and Building Control Bodies to make judgements about whether the proposals make reasonable provision to meet these requirements, therefore one should be submitted to compliment the normal deposit of plans.

In existing buildings, it is also an opportunity to explain, in cases where building constraints make it difficult to meet Approved Document M, that an equivalent level of accessibility is achieved. Equivalency can be shown with reference to other recognised design guides.

The requirement for the production of an access statement should encourage project sponsors / clients, designers and developers to consider access issues at the earliest possible stage of the development process. This will prevent the need for unnecessary, ineffective and 'reactive' access decisions to be made late in the design.

Who?

The access statement should come from a member of the design team and be a realistic and accurate account as to the intentions of their client in terms of accessibility issues and inclusive design.

When?

Building Control may request an access statement wherever Approved Document M is applicable; therefore one will be required in the following instances:

For new build projects.
Where a material change of use creates, a hotel or boarding house, an institution, a public building or a shop.
Where a material alteration is carried out affecting Approved Document M.

It has been recommended, planning and access for the disabled: A good practice guide, published by the Department of Communities and Local Government (DCLG) requests that one be produced to support the planning submission.

The compilation of an Acccess Statement should begin at the pre-planning stage. It is intended to be a ' living document' that grows in detail as the project proceeds. In this way it will help to provide an audit trail to demonstrate whether particular matters have been considered adequately and with the benefit of current and authoritive guidance. This will be to the benefit of the client and any future occupiers where such matters are material to the Disability Discrimination Act 1995. It is commenced at the project inception, developed during the planning stage, design details added for the Building Regulation submission and updated upon completion as part of the buiding management package. This should allow fulfilment of the DDA obligations.

What?

The size and level of detail in the access statement will depend on the size, nature and complexity of the development and may therefore vary considerably. However, each statement (where relevant) should clearly identify :

The philosophy and approach to inclusive design being adopted.
The key issues of the particular scheme including any environmental constraints.
The source of advice documents and guidance used and specialist consultations.
How the principles of inclusive design have been implemented into the scheme.
How inclusion will be maintained and managed once the building is in use.

What design advice is available ?

It is estimated that there are nearly 12 million disabled people in the U.K. Disabled people have often been denied access to facilities and services that able bodied people have taken for granted.

The difficulties often relate, not to an individual's disability, but to the lack of thought and awareness of society when designing the built environment around us, and when establishing how services are provided.

The way that buildings are designed has an impact on disabled people, elderly people and parents with children. Their access requirements should be incorporated into how we shape our environment. We can all benefit from a more easily accessible built environment. Accessible design is invariably good design for all.

Access by Design Guide All six unitary authorities in Berkshire are working to ensure that the environment is accessible to all. " Accessibility By Design" has been produced to give clear guidance to those planning, designing and implementing how we should safeguard the environment. It also details the standards of accessibility that each authority is looking to be achieved in all developments within Berkshire.

A hard copy of the document is also available from the Building Control Consultancy team on 01628 796870.

What do I need to consider ?

We have included a checklist to help you identify the areas that require addressing (where relevant) in the Access Statement, this then forms part of the submission which is made for Planning Permission/ Building Regulation approval. Special considerations need to be given to Listed Buildings, developments in Conservation Areas and other buildings or spaces of special inerest.

Matters of consideration for all developments include :-

Transport links
Disabled parking provision or setting down points or garaging
Approach routes to building - wayfinding signage, gradient, width , surface finish
External hazards/ features - hard landscaping, projections, furniture
External steps/ ramps - gradient, width, guarding and heights
Entrances - primary and secondary
Doors - operation, size, level threshold, automatic
Lobby sizes - for manoeuvrability
Reception - counter height
Aids for hearing impaired people - induction loop
Visibility of signage - size and contrast for people with impaired vision
Interpretation and Braille facilities
Internal corridors - widths, obstructions, gradients
Internal steps/ ramps - height, width, gradients
Lifts - size, height of controls
WC accomodation - size, layout, number
Spectator seating - number of spaces, choice of viewing point, facilities
Access to special facilities - meeting rooms, swimming pools, sports equipment etc.
Usability of the building/ facilities - to meet the DDA
Management arrangements - for assisted access and means of escape

Ongoing obligations for owners/ occupiers

The Access Statement should be amended to reflect any subsequent decisions reached on site irrespective of whether the amendment requires approval under the Planning Acts or Building Regulations. Any new owner should be aware of the rationale used in making decisions which impact on accessibility and their ongoing obligations under the Disability Discrimination Act. An up to date Access Statement can form part of the 'Sellers Pack' , which will help to inform future owners/ occupiers of the access provision in and around the building.

What does an Access Statement include ?

A sample Access Statement is also available below for you to download, complete and submit with your Planning and Building Regulation applications.

What is the Royal Borough of Windsor and Maidenhead's policy ?

Following the earlier guidance from the Department of Communities and Local Government (DCLG) in 'Planning and Access: a good practice guide', which deals with the submission of a planning application with an Access Statement. The Borough's eventual aim is to encourage the submission of an Access Statement with all planning applications concerning buildings accessible to the public. In order to help develop their awareness, from 1st September 2005, the Borough has introduced a requirement for all major planning application submissions to include an Access Statement. This will assist designers, developers and their clients to achieve an accessible environment to the benefit of all users of their developments.