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  • Fitz Architects Access Statement For Marine Walk Development DESIGNED To EXCLUDE Persons With MOBILITY ISSUES

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    lowther27
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    Fitz Architects access statement is nothing more than words that inform persons with mobility issues they will not be treated equally. Fitz Architect desire for a Seafront Office for his business cannot be justification to design a development that is not inclusive by design. Inclusive design Inclusive design creates an environment where everyone can access and benefit from the full range of opportunities available to members of society. It aims to remove barriers which create undue effort, separation or special treatment and enables everyone to participate equally in mainstream activities independently with choice and dignity. The Secretary of State has refused an appeal to relax the requirement of a lift to first floor offices in practically identical circumstances. Here are some of the reasons he highlighted to refuse to relax the requirements of approved document M. You state that your client does not presently employ a member of staff that requires disabled facilities and that visitors to the unit are not anticipated. Your access statement also highlights your client’s commitment to removing any barriers preventing equality. The Secretary of State acknowledges that access statements are a useful tool in identifying the philosophy and approach to the design that has been adopted. However, the limitations of such a document should also be recognised. It is his opinion that where access statements are used to justify measures which do not follow the guidance provided in AD M the presumption must remain that these alternatives provide equivalent amenity in enabling access to and use of a building and its facilities. The guidance in AD M sets out that where required, movement between levels in a building can be facilitated by the provision of an accessible lift, platform lift or wheelchair stair lift. It does not suggest that making future provision for a lift installation meets the functional requirements where movement between levels is necessary. In the Secretary of State’s view this indicates that adopting such an approach would tend to demonstrate a lower level of compliance than the options explained in AD M. Moreover, it should be appreciated that the building control system cannot enforce an undertaking to make such provision in the future and the building control body must decide whether compliance has been achieved at the time the works are completed. Aside from the possible difficulties presented to visitors who are wheelchair users, the additional cost to the owner or occupier of making future lift provision would be more likely to create conditions where wheelchair users might be discriminated against when being considered for employment. In the event that your client does not wish to include suitable provisions in the unit for a wheelchair user, it is imperative that appropriate justification be provided. However, the Secretary of State considers that no such justification has been provided and there appear to be no extenuating circumstances. As a result a case has not been made to relax Requirement M1.

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    Fitz Architects Access Statement for Marine Walk Development DESIGNED to EXCLUDE Persons with MOBILITY ISSUES

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    Fitz Architects access statement is nothing more than words that inform persons with mobility issues they will not be treated equally. Fitz Architect desire for a Seafront Office for his business cannot be justification to design a development that is not inclusive by design. Inclusive design Inclusive design creates an environment where everyone can access and benefit from the full range of opportunities available to members of society. It aims to remove barriers which create undue effort, separation or special treatment and enables everyone to participate equally in mainstream activities independently with choice and dignity. The Secretary of State has refused an appeal to relax the requirement of a lift to first floor offices in practically identical circumstances. Here are some of the reasons he highlighted to refuse to relax the requirements of approved document M. You state that your client does not presently employ a member of staff that requires disabled facilities and that visitors to the unit are not anticipated. Your access statement also highlights your client’s commitment to removing any barriers preventing equality. The Secretary of State acknowledges that access statements are a useful tool in identifying the philosophy and approach to the design that has been adopted. However, the limitations of such a document should also be recognised. It is his opinion that where access statements are used to justify measures which do not follow the guidance provided in AD M the presumption must remain that these alternatives provide equivalent amenity in enabling access to and use of a building and its facilities. The guidance in AD M sets out that where required, movement between levels in a building can be facilitated by the provision of an accessible lift, platform lift or wheelchair stair lift. It does not suggest that making future provision for a lift installation meets the functional requirements where movement between levels is necessary. In the Secretary of State’s view this indicates that adopting such an approach would tend to demonstrate a lower level of compliance than the options explained in AD M. Moreover, it should be appreciated that the building control system cannot enforce an undertaking to make such provision in the future and the building control body must decide whether compliance has been achieved at the time the works are completed. Aside from the possible difficulties presented to visitors who are wheelchair users, the additional cost to the owner or occupier of making future lift provision would be more likely to create conditions where wheelchair users might be discriminated against when being considered for employment. In the event that your client does not wish to include suitable provisions in the unit for a wheelchair user, it is imperative that appropriate justification be provided. However, the Secretary of State considers that no such justification has been provided and there appear to be no extenuating circumstances. As a result a case has not been made to relax Requirement M1.

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    © All Rights Reserved
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    120 visualizzazioni4 pagine

    Fitz Architects Access Statement For Marine Walk Development DESIGNED To EXCLUDE Persons With MOBILITY ISSUES

    Caricato da

    lowther27
    Fitz Architects access statement is nothing more than words that inform persons with mobility issues they will not be treated equally. Fitz Architect desire for a Seafront Office for his business cannot be justification to design a development that is not inclusive by design. Inclusive design Inclusive design creates an environment where everyone can access and benefit from the full range of opportunities available to members of society. It aims to remove barriers which create undue effort, separation or special treatment and enables everyone to participate equally in mainstream activities independently with choice and dignity. The Secretary of State has refused an appeal to relax the requirement of a lift to first floor offices in practically identical circumstances. Here are some of the reasons he highlighted to refuse to relax the requirements of approved document M. You state that your client does not presently employ a member of staff that requires disabled facilities and that visitors to the unit are not anticipated. Your access statement also highlights your client’s commitment to removing any barriers preventing equality. The Secretary of State acknowledges that access statements are a useful tool in identifying the philosophy and approach to the design that has been adopted. However, the limitations of such a document should also be recognised. It is his opinion that where access statements are used to justify measures which do not follow the guidance provided in AD M the presumption must remain that these alternatives provide equivalent amenity in enabling access to and use of a building and its facilities. The guidance in AD M sets out that where required, movement between levels in a building can be facilitated by the provision of an accessible lift, platform lift or wheelchair stair lift. It does not suggest that making future provision for a lift installation meets the functional requirements where movement between levels is necessary. In the Secretary of State’s view this indicates that adopting such an approach would tend to demonstrate a lower level of compliance than the options explained in AD M. Moreover, it should be appreciated that the building control system cannot enforce an undertaking to make such provision in the future and the building control body must decide whether compliance has been achieved at the time the works are completed. Aside from the possible difficulties presented to visitors who are wheelchair users, the additional cost to the owner or occupier of making future lift provision would be more likely to create conditions where wheelchair users might be discriminated against when being considered for employment. In the event that your client does not wish to include suitable provisions in the unit for a wheelchair user, it is imperative that appropriate justification be provided. However, the Secretary of State considers that no such justification has been provided and there appear to be no extenuating circumstances. As a result a case has not been made to relax Requirement M1.

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    FITZA RCHITECTS

    PAGE DATE: PROJECT NUMBER: 1 OF 4

    17. 12.13 12 15

    ACCESS STATEMENT TO ACCOMPANY BUILDING REGULATIONS APPLICATION FOR MIXED USE DEVELOPMENT AT MARINE WALK, ROKER

    The site is located on Marine Walk, on the sea front at Roker. To access the site, turn off Harbour View A183 (which turns into Roker Terrace) and journey to the sea front. There are various sea front related buildings on Marine Walk, from small shops to amusements. The site is approximately 1.5 miles from the nearest Metro station, St Peters, and approximately 2.1 miles from the main station of Sunderland . The site is approximately 2.1 miles from the centre of Sunderland and approximately 15 miles from the centre of Newcastle.

    The site outlined in red above.

    FITZ ARC HITECTS LIMITED THE PLACE ATHENAEUM STREET SUNDERLAND SR 1 1QX T: +44 (0)191 5637025 F: +44 (0)191 5101746 WWW.FITZARCHITECTS.CO.UK OFFICE@FITZARCH ITECTS .CO.UK REGISTRATION NUMBER: 6130829 ENGLAND REGISTEREDADDRESS:STEPHENSON HOUSE, DH5 9HW

    RoyalInstitut e of British Architects Chartered Practice

    FITZA RCHITECTS
    PAGE 2 OF 4

    The site looking north.

    .......,--'4 ..n.-........"'"'"" ""''"'..................

    The site looking north.

    FITZ ARCHITECTS LIMITED THE PLACE ATHENAEUM STREET SUNDERLAND SR1 1QX T44 (0)191 5637025 F+44 (0)191 5101746 Y.l\IVW .FITZARCHITECTS.CO.UK OFF CE@FITZARCHI TECTS. I co UK REGISTRATION NUMBER 6130829 ENGLAND REGISTERED ADDRESS STEPHENSON HOUSE. DH5 9HW

    Royall nstitulc of Bri!ish Architects Chartered Prac!icc

    FITZA RCHITECTS
    PAGE 3 OF 4

    The development

    It is proposed to create five flexible ground floor commercial premises, all with a ground floor area of 67sqm. These will be rented out and could be anything from ice cream shops to surfboards rentals. These units will have a glazed frontage onto Marine Walk and the beach. There will be a door to the rear for access to the refuse area, and to act as a fire exit. It is proposed to create five first floor residential units, again with a floor area of 67sqm. The residential apartments have two bedrooms, bathroom and a living/kitchen/dining that over-looks the North Sea through floor to ceiling glazing, with a central Juliette balcony. The dwellings are accessed from the rear walkway and all have a terrace area. A detached unit to the south of the site will have parking underneath and office accommodation above. The site is very limited & difficult to develop, due to the existing levels & topography of the adjoining land. The existing retaining wall has to remain in-situ, which is to the rear of the site & limits access to the rear of the development. The adjoining access ramp/ footpath which runs adjacent to the development & links Marine Walk & Roker Terrace maybe redesigned/ redeveloped by the Local Authority as part of the future regeneration of the seafront . This new footpath could be linked to the first floor access area by the developer.
    Ground floor areas

    All the ground floor units will have level access and doors of appropriate design that enable access for all. Internal fit out design will be subject to future applications to suit each clients I end users requirement's, but will meet with appropriate design standards for accessibility and provision of facilit ies. A decked area will be provided to the north of the site. This will be accessed through a ramp to enable access for all.
    First floor areas

    The main first floor area over the retail units is specially designed for domestic apartments with the area above the residential parking as a generic architectural practice office. There are no regulatory requirements for a lift to be provided to the apartments which are accessed at first floor level from an ambulant disabled staircase that has been designed in accordance with Regulation M1. Due to the limited size and occupancy, this staircase is also considered appropriate to access the small office. Accessibi lity of the first floor architectural office is regarded as appropriate due to the small size of the office and the nature of the business provided by the practice. The actual office I studio space has only 55 sqm of floor area with ancillary facilities. This space will be occupied by a maximum of 4 people with the practice having no plans to expand due to the financial climate and also the nature of the practice (we are happy with the current management system and staff numbers). We do not offer any direct sales or goods sold and operate on an appointment only basis. No visitors can just visit the office without prior arrangements . Door access and internal facilities within the office area will be provided to accommodate ambulant disabled. We will prepare an office policy that meets the requirements of the Equality Act so that any disabled users will receive personal home visits rather than having to visit the office. This is standard practice with some of our existing clients now. The policy would also include provision for any prospective future employees who may be
    FITZ ARCH I TECTS LIMITED THE PLACE ATHENAEUM STREET SUNDERLAND SR1 1QX T+44 (0)191 5637025 F:+44 (0)1915101746

    \l\IVW FITZARCHITECTS.CO.UK
    OFFICE@FITZARCHITECTS .CO.UK REG I STRATION NUMBER 6130829 ENGLAND REG STERED I ADDR ESS STEPHENSON HOUSE. DH5 9HW

    Royal Institute of British Architects Chartered Practice

    FITZA RCHITECTS
    PAGE 4 OF 4

    disabled to enable home working as the practice is geared to this with a dedicated IT system that is networked and working remotely from home is already common. Should the need arise, with the use or occupancy changing, provision for a future lift has been incorporated into the design with the inclusion of a removable section of the floor in a suitable location. Taking all of the above into account and due to the following factors:Access is to one floor and the area is limited Occupancy I floor space factors are low The building is only 2 storeys Floor space does not contain any unique feature Members of the public require appointments to access There will be effective full time management in place Space constraints of site limit development opportunities Management arrangements will be in place to cater for disabled employees and potential visitors We believe that we have provided a design that meets the requirements to provide reasonable provision for people to access and use this development and its facilities in accordance with the guidance that is currently available.

    FITZ ARCHITECTS LIMITED THE PLACE ATHENAEUM STREET SUNDERLAND SR 110X T +44 (0)1915637025 F +44 (0)191 5101746 Wl/VW FITZARCHITECTS CO.UK OFFICE@FITZARCHITECTS . CO UK REGISTRATION NUMBER 6130829 ENGLAND REGISTERED ADDRESS STEPHENSON HOUSE. DH5 9HW

    Royal Institute of British Architec ts Chartered Practice

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