Transcript SE London Housing Partnership Update: Oct 2004

DESIGNING WHEELCHAIR
ACCESSIBLE HOMES IN SE
LONDON
Dave Shiress
SE London Housing
Partnership
Agenda
1. National and regional context
2. Why we need wheelchair design guidelines
(Jon Cowderoy, LB Southwark)
3. SE London Wheelchair Design Guidelines
(Trevor Dodd, LB Greenwich)
4. Recent practice in Bromley (Martin Poole, LB
Bromley)
5. Applications of wheelchair standards
National and regional context:
national level (1)
Part M of Building Regulations –
Disabled Access to and use of
Buildings
- ensures design of buildings does
not involve physical barriers.
National and regional context:
national level (2)
BSI British Standards: BS 8300 Design of
Buildings and their approaches to meet
the needs of disabled people. (Last
updated in 2009).
Applies to all buildings, not just
residential.
National and regional context:
national level (3)
Disability Discrimination Act 1995
- Emphasis on “reasonable adjustments” but
no direct reference to housing design
- 2005 amendments resulted in requirement of
public bodies to have Disability Equality
Schemes (Disability Equality Duty) – RSLs
too!
National and regional context:
national level (4)
Wheelchair Housing Design Guide –
Stephen Thorpe and Habinteg Housing
Association (2006)
This is referred to in the Housing
Corporation’s Design and Quality standards
2007. Now used by the Homes &
Communities Agency (HCA)
Lifetime Homes
These are 16 standards devised by the
Joseph Rowntree Foundation and
Habinteg HA.
Their implementation will make homes
more flexible and more accessible – but
they are not a substitute for wheelchair
accessible housing
Lifetime Homes
“Required” of RSLs and affordable
housing developers in the SE London
Guide for RSLs and Developers
Assumes inclusion of lifts for social
rented homes but not intermediate
homes
National and regional context:
London level
In recent years planning policy and guidance
relating to accessible housing has been
issued by the GLA.
e.g……….Lifetimes Homes are required in
Point 12 of the Accessible London SPG.
For more details: [email protected]
Draft Replacement London Plan Policy 7.2
An Inclusive Environment
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Development to achieve the highest standards of
accessible and inclusive design.
Borough LDF preparation should develop detailed
policies and proposals to ensure the principles of
inclusive design are adopted at the earliest stages of the
design process.
Planning decisions – applicants should demonstrate
that they meet inclusive design principles (see CABE
publications)
Access Statements should explain how the principles of
inclusive design, including the specific needs of
disabled people, have been integrated into the
proposals, whether best practice standards have been
complied with and how inclusion will be maintained and
managed.
DRLP Policy 3.8
Housing Choice
Londoners should have genuine choice of homes
they can afford and that meet their requirements
LDF preparation – boroughs to identify range of
needs and ensure that:
Development offers a range of choices in terms
of mix of housing sizes and types, taking account
of the housing requirements of different groups
All new housing is built to Lifetime Home
standards
10% of new housing is designed to be wheelchair
accessible or easily adaptable for residents who
are wheelchair users
Account taken of changing age structure of
population, in particular the varied needs of older
Londoners
Best Practice Guide
Wheelchair Accessible Housing
advice on policy implementation
explains difference between LTH
and wheelchair user housing
promotes the provision of more
wheelchair accessible housing
combat disability discrimination
in both the private and social
rented sectors
provides detail on the key
features in the SPG that make a
home easily adaptable for
wheelchair users
includes technical information
on design homes from the outset
that are easy to adapt
Applying wheelchair accessible
housing
1. Personalisation
2. HOLD
3. Accessible Housing Register
Personalisation
“Community Care” in the 70s and 80s signalled
a shift away from holding people in
institutional settings e.g. large hospitals
For many this represented housing in ‘group
homes’. The buildings were part of the
community but an element of
institutionalisation remained.
Personalisation
As some group homes reach their
sell by dates and as there has been
greater emphasis on individuals
have control over their own lives….
.. more people with disabilities have
opted live independently.
Personalisation
Encouragement in ‘Putting People First’
(2007)
“direct payments”, “self directed
support”, “person centred care” etc
HOLD
HOLD = “Home Ownership for
people with Long term Disabilities”.
A scheme run by In Touch (part of
Hyde HA) and funded by SE
London boroughs since 2009.
HOLD
15 households have been assisted to
move into New Build HomeBuy (shared
ownership) homes. Many more are
interested.
This is a significant part of the market for
wheelchair accessible intermediate
housing.
HOLD
All 15 households are people on disability
related benefits (long term)
Mortgages are arranged through MySafe
Home and Support for Mortgage Interest
(through Income support) covers the interest
cost of the mortgage.
Housing benefit covers the rent, including for
a full repairing lease.
HOLD
For some households provision of
a 2 bedroomed property allows
for overnight care.
London Accessible Housing Register
A CLG/GLA funded project
Ultimate aim is to enable people with
disabilities to make informed choices (e.g.
through Choice Based Lettings) about
where to live – including options for
moving to other areas
London Accessible Housing Register
Priority is to categorise social rented
properties
For more details contact
[email protected]
Adaptations
For households requiring adaptations in
order to properly access their home,
inside and out, adaptations are needed.
These follow OT assessments and
involve Disabled Facilities Grant (DFG).
DFGs are means tested but full cost is
not met through government grant.
Finally, some key messages
There is a need for more wheelchair
accessible homes in the social rented
sector.
There is demand for wheelchair
accessible homes in the intermediate
and possibly the private sector.
Inadequate standards result in financial
– and human – costs.