5/23/2018 Guide to Vertical Circulation in Non Domestic Buildings

LABC represents Local Authority Building Control in England and Wales.

Guide to vertical circulation innon domestic buildings

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This advice note has been produced to assist may be when justifying the omission of a full

members, promote good practice and encourage passenger lift.

consistency of interpretation for the benefit of our It is important to consider the ramifications of notclients. They are advisory in nature, and in all providing a lift in relation to equality issuescases the responsibility for determining around employability and the potentialcompliance with the Building Regulations remains discrimination that may result. Floor area,with the Local Authority concerned. occupancy levels and the height of the building

This guide supersedes the technical advice note are significant factors, but other factors such as

published in November 2009 Revision E, those discussed below also need to be

specifically where reference was previously considered before reaching a conclusion.made to the DDA this now reads Single Appendix A offers a work flow approach to theEqualities Act 2010. decision making process.

Introduction It is the intention of Part M of the Building

Legislation relating to equality continues toRegulations to assist in making the built

change, most recently through the Equalities Actenvironment accessible toall whether in

2010 which encompasses access to buildings, accessing employment opportunities, goods or

services and employment. services or helping in maintaining independance.

Therefore, the provision of a lift must be seen as

The aim of the Building Regulations (since 1985) the main solution for vertical travel.as well as the supporting Approved Document M

is to make new and altered buildings accessible toAs the guidance in Approved Document M 2000

all people in order to help meet the ongoingdoes not include a minimum floor area to be

requirements of the The Equalities Act 2010 for accessed when considering the provision of a lift,

access to buildings, services and employment.it is important to recognise that whilst the

provision of a passenger lift or, in certain

Whilst the requirement of the Building Regulations situations a lifting platform is the recommendedis for reasonable provision to be made for people option, the requirement of Part M is to achieve ato gain access to and use the building and its reasonable level of provision, and this can be

facilities,Approved Document M is very clear in achieved in a variety of ways.recommending a lift in all buildings of two storeys

or more to provide inclusive vertical circulation forAll applications should be looked at on a case by

all buildings users. As such every effort should be case basis as each situation will be different, this

made to provide means of access that allows a being one of the main reasons for the introduction

person with ambulatory difficulties to move of Access Statements in 2006. It is an opportunity

between different storeys of a building. for designers to offer reasoned arguments that

may vary on a project by project basis yet still

Key Issues achieve compliance with Part M.

An area giving rise to differing interpretation is the Meeting the requirements ofrequirement to provide a lift in a building.

Part M

The guidance in this document is intended to helpIn new buildings, it is anticipated that designers

achieve consistent decisions when determiningwill, other than in exceptional cases, meet the

how acceptable alternativeequivalent decisions

Best Practice note on application of Building Regulations

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5/23/2018 Guide to Vertical Circulation in Non Domestic Buildings

LABC represents Local Authority Building Control in England and Wales.

requirements of the Building Regulations by

following the guidance in Approved Document M.

In existing or extended buildings it is more likely

that a case may be put forward for not meeting the

requirements on full accessibility; however it is

important to remember the intention of the

Building Regulations is that all new and existingnon-domestic buildings that are materially altered

or extended are accessible to all.

In some instances on small scale developments it

may be possible to adapt access provision where

there is inadequate space for a passenger lift. In

such cases it would be expected any alternative

solutions would be supported by a full Access

Statement.

In all cases the use of the building must be taken

into consideration, and if there is no public access

on upper or lower floors and it can be

demonstrated the type of work activity precludes

people with disabilities, the provision of a full

passenger lift may be considered unreasonable.

However, this type of decision cannot be made

without knowing the intended occupancy and

usage of the building. Any decision may also be

influenced by possible future changes in

occupancy type, therefore, any variation from Part

M must be supported by an Access Statement.

Factors that may influence theprovision of or the type of lift

Access is to one or two floors only and thearea is limited

Occupancy/floor space factors are lowThe building does not exceed 3 storeysFloor space does not contain a unique facilityThe constraints of the building precludealterations, particularly if it is of historic interestMeans of escape provision may not be

achieved due to floor space/layout constraints

Members of the public are not permitted on thefloor

Nature of business precludes the use ofpersons with significant ambulatory difficulties

There is effective full time management inplace

Space constraints of a site or unusual/irregularplan layout may limit provision of a lift

All of the uniquefacilitiesand an accessibleWC could be provided at an accessible level

Management arrangements are in place tocater for disabled employees and visitors

The provision of certain types of lifting devicesmay restrict means of escape routes i.e.stairlifts.

RememberThe first decision you should make is whether the

provision of a lift is unreasonable, you may then goon to consider what other measures could be

introduced. Should it be decided a lift is not

reasonable the decision must be fully defensible

under the The Equalities Act 2010 and other

legislation. Whatever form of access is provided to

floors above or below the ground floor, an

ambulant disabled staircase should always be

provided. This guidance is not exhaustive as each

case will differ in usage, occupancy, management

arrangements and other material factors. It merelygives guidance for consideration of particular

situations.

Factors to consider when deciding onthe provision of lifts

In new buildings there is an expectationthat a lift

will be provided, but there may be circumstances

where a reduced standard is acceptable, as in a

small low rise building, or parts of buildings with

low occupancy factors.Similarly this may apply to extensions and material

changes of use of buildings.

The requirement is for reasonable provision to

be made for people to gain access to and use the

building and its facilities. This allows for a variation

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5/23/2018 Guide to Vertical Circulation in Non Domestic Buildings

MG0171211 LABC represents Local Authority Building Control in England and Wales.

of the requirements in cases where the provision

of a lift might be considered unduly onerous.

The following are examples of different ways that

might show compliance with Part M.

Full passenger lift plus at least one ambulantdisabled stair (Ideal)

Platform lift or access to a goods lift plus atleast one ambulant disabled stairWheelchair platform stair-lift plus at least one

ambulant disabled stair

Single folding seat stair-lift plus at least oneambulant disabled stair

At least one ambulant disabled stair or ramp(Minimum )

At least one ambulant disabled stair andallowance for a future lift.

In every case where a full passenger lift is not to

be installed, the AccessStatementshould state

the reasons why, and include what other facilities

are being provided.

Whilst a small floor area or low occupancy may be

a major reason why the provision of a lift is not

reasonable, any judgment should not be made

solely on these factors, as there may be other

over-riding reasons to require a lift.

If after reasoned deliberation it is decided not to

install a lift, provision for future easy installation

should be recommended. Whilst a building may be

considered too small for a lift at present, if it is later

extended, the requirement for a lift may apply and

therefore a future installation through a removable

section of floor in a suitable location would be a

clear advantage. This circumstance may only be

relevant where the use of the floor is limited and the

business process would tend to suggest that an

individual either would not need to access the floor

in question or could not be employed on that floor

due to the nature of the business.

Any future change in the use of a building could

utilise any structural openings in the floor to install

an appropriate lifting mechanism. At all times it is

important to consider whether the lack of any

mechanical vertical circulation will prejudice any of

the buildings users or occupants.

The provision of at least one ambulant disabled

stair is considered to be the minimum standard of

accessibility for the purposes of this document, in

addition to whatever other method of vertical

circulation is provided.

In all cases a combination of the following will be

required to justify not providing a full passenger

lift. Additional facilities, guidance or signage may

be required where a full passenger lift is not

provided.

ConclusionIt is important to take account of other key matters

when considering alternative means of vertical

access to ensure you do not reduce the

effectiveness or ongoing viability of the building or

service and also not create a legally indefensible

position for the designer, building owner or service

provider.

These should include:

The ongoing duties and requirements of theThe Equalities Act 2010 and other equalitylegislation

Loss of, or reduced Public/Government grantfunding for the business or service

Achievement of an Inclusivedesign andequality of access to employment and services

Versatility in the current and future uses of thebuilding

Not restricting employment opportunities forpeople with ambulatory disabilities.

LABC technical guidance notes are intended toprovide information, promote good practice andencourage consistency of interpretation for thebenefit of our clients. They are advisory in nature, and in all cases the responsibility for determiningcompliance with the Building Regulations remainswith the building control body concerned.

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For further information contact your local authority or

Local Authority Building Control at:

LABC T: 020 7091 6860

66 South Lambeth Road F: 020 7091 6879

London SW8 1RL E: info@labc.uk.com

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5/23/2018 Guide to Vertical Circulation in Non Domestic Buildings

Appendix A Means of vertical circulation in non domestic buildings

Starting Point: Provide full passenger lift OR consider following parameters

When using the flowchart, where any of the 3 factors of floor area, occupancy or number of storeys

moves from low to medium or medium to high then the higher minimum requirement should be applied.

Key to types of lift/means of access

ADS = Ambulant disabled stairs

FPL = Full passenger lift,

PL = Platform Lift,

GL = Use of goods lift,

Notes:

1. Floor areas slightly greater than 100m2 may be acceptable in certain circumstances as justified in

the access statement

2. The use of a goods lift should only be considered where there is no danger to the user at the points

of access or egress, the controls are in accordance with ADM, and assistance or a call alarm is

available.

3. Single seat stair-lifts and wheelchair stair-lifts may be used where the total rise is one storey or less

and the width of the stairs is such that they do not impede means of escape.

4. When considering the type of lift provision, the additional influencing factors shown in the guide

should be considered as well.

5. Whilst the above are the minimum lift provision, the aim should be to use the best possible means

of access available given the constraints of the building, and therefore a higher level of provision is

always preferable.

Floor area

Low (under 50m2 per floor) Medium (50m2 but under 100m2) High (over 100m2)

Occupancy

Low (less than 5 people) Medium (5 to 20 people) High (over 20 people)

No of storeys

Low (2 Storeys) Medium (3 - 4 Storeys) High (Over 4 Storeys)

Acceptablemeans ofverticalaccess

ADS + FPL or PL or GL(Minimum = ADS)

ADS + FPL or PL or GL(Minimum ADS + GL)

ADS + FPL