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 designInclusive 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.
DATE:17. 12.13PROJECT NUMBER: 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 LIMITEDTHE PLACE ATHENAEUM STREETSUNDERLANDSR 1
1QX
FITZA RCHITECTSPAGE3 OF 4
RoyalInstitut e of British Architects Chartered Practice
T: +44 (0)191 5637025F: +44 (0)191 5101746
WWW.FITZARCHITECTS.CO.UK OFFICE@FITZARCH ITECTS.CO.UKREGISTRATION
NUMBER: 6130829 ENGLAND REGISTEREDADDRESS:STEPHENSON HOUSE, DH5
9HW
REGISTRATION NUMBER 6130829 ENGLAND REGISTERED ADDRESS
STEPHENSON HOUSE. DH5 9HWRoyallnstitulc of Bri!ish Architects
Chartered Prac!icc
......,--'4.-.n.-........"'"'"" ""''"'..................
The site looking north.
The site looking north.
FITZ ARCHITECTS LIMITEDTHE PLACE ATHENAEUM STREETSUNDERLANDSR1
1QX
T44 (0)191 5637025F+44 (0)191 5101746 Y.l\IVW
.FITZARCHITECTS.CO.UK OFFICE@FITZARCHI TECTS.co UK
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 facilities.
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 beFITZ ARCHITECTS LIMITEDTHE PLACE ATHENAEUM
STREETSUNDERLANDSR1 1QX
T+44 (0)191 5637025F:+44 (0)1915101746\l\IVW
FITZARCHITECTS.CO.UK
OFFICE@FITZARCHITECTS .CO.UK REGISTRATION NUMBER 6130829 ENGLAND
REGISTERED ADDR ESS STEPHENSON HOUSE. DH5 9HWRoyal Institute of
British Architects Chartered Practice
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
limitedOccupancy I floor space factors are lowThe building is only
2 storeysFloor 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 opportunitiesManagement 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 LIMITEDTHE PLACE ATHENAEUM STREETSUNDERLANDSR
110X
T +44 (0)1915637025F +44 (0)191 5101746 Wl/VW FITZARCHITECTS
CO.UK
OFFICE@FITZARCHITECTS .CO UK REGISTRATION NUMBER 6130829
ENGLANDREGISTERED ADDRESS STEPHENSON HOUSE. DH5 9HWRoyal Institute
of British Architec ts Chartered Practice
