Inclusive projects

10. Appendix A: Typical pitfalls and possible causes

10.1.1. The following examples indicate some of the more common defects that arise and also highlights a number of possible causes.

A ticket hall located off a station concourse

Key Access Issue

The ticket hall generally provides high quality access including automated doors and a dropped service counter. However the tenant has installed freestanding queuing barriers that prevent unhindered circulation within the ticket hall. Additionally a tenant's raised floor behind the counter (containing structured cabling) prevents step-free access to the staff side of counter.

Possible causes

• A lack of co-ordination between the tenant's and the developer's /employer's design team.
• The absence of an occupational brief (including relevant access considerations).
• Failure by the design team to liaise with the tenant.
• The absence of an Access Champion in the tenant's equipping team resulting in access issues being overlooked.
• Post -completion changes by local managers.
• Hand-over documentation lacking information on access strategy.

A doorway between an external car park and the interior of a building

Key Access Issue

A short, steep concrete 'ramp' has been installed late in the project to accommodate the difference in finished floor levels between the car park and the inside of the building.

The ramp is inappropriate in many respects but cannot be improved without encroaching the circulation within the car park.

Possible causes

• The absence of a co-ordinated access strategy at project briefing stages.
• A split in design responsibilities between contracts and / or design teams.
• A lack of strategic co-ordination between designers.

An accessible WC

Key Access Issue

Although many aspects of this facility have been appropriately designed and constructed, the WC pan has been moved by necessity into the centre of the cubicle to allow connection of the waste outlet to the soil and vent pipe (the pipe is boxed in to the back right of the cubicle).

This renders the available transfer space to the WC pan far below the minimum required, thus seriously prejudicing the effectiveness of the cubicle.

Possible causes

• A lack of design co-ordination between the architect and the mechanical services engineer.
• A mechanical services contractor may have slightly relocated the soil and vent pipe to avoid structural obstructions or other services.
• Inadequate detail on the drawings.
• Inadequate supervision.

Lift controls

Key Access Issue

Although many aspects of the lift controls are appropriately designed, the duel controls are located beside each other rather than on opposite sides of the lift car.

Possible causes

• The requirement for duel controls is likely to have been written into a project brief and hence into a specification. It is also likely that a sub-contractor undertook the detailed design of the lift car.
• The absence of an Access Champion to rigorously assess and approve the sub contractor's design proposals, may have allowed this inappropriate design to gain approval.

Street furniture

Key Access Issue

A lamp post is located in the centre of the pavement, thus obstructing one of the main approach routes to the new public facility seen on the right hand side of the picture. (The lamp post is likely to have predated the development). Cars are also obstructing the pavement.

Possible causes

• An absence of a co-ordained access strategy within the project briefing stages to include liaison with the local statutory highway authority.
• A failure to consider access issues beyond the boundary of the development, such as reaching the development by local transport.

External approach to a principal entrance

Key Access Issue

The edge of the car-parking bay is not clear delineated. Car drivers therefore inadvertently obstruct the external approach to the building making it impassable to prams, buggies and wheelchair users.

Possible causes

• The lack of a clear access strategy within the project briefs.
• Failure of designer to appreciate the importance of maintaining a clear and protected external approach.

Principal entrance door

Key Access Issue

Vision panel does not provide adequate visual communication between the interior and exterior. The weight of the door is excessive, rendering it difficult to operate.

Possible causes

• Designers did not consider in a co-ordinated way, the 'in-use' performance requirements of the building including the door.
• The District Surveyor or Approved Inspector may have inadvertently approved a door design that does not meet the prescriptive requirements of Part M of the Building Regulations.

Internal circulation

Key Access Issue

The location of the fire extinguishers and the presence of the column cladding reduce the effective width of the corridor and also create a hazard.

Possible causes

• The absence of an occupational brief (including relevant access considerations) highlighting the need to maintain access provisions.
• Post completion changes by local managers with thought given to access routes.

Internal staircase

Key Access Issue

A handrail has only been provided to one side of the staircase. This may be for aesthetic reasons.

Possible causes

• Absence of a clear access strategy within the project briefs.
• Architect's aesthetic desires may have over-ridden access considerations.
• The District Surveyor or Approved Inspector may have inadvertently approved a design that does not meet the prescriptive requirements of Part M of the Building Regulations.

Internal staircase

Key Access Issue

Although compliant with the essential requirements of the Building Regulations (Part K) due to the presence of nearby passenger lift, this principal entrance staircase does not meet accepted good practice standards as the flight rise and pitch is excessive.

Possible causes

• Employer/designers did not appreciate the good practice requirements of access.
• May have been due to the absence of clear discussion and agreement on best practice versus essential standards.
• Possible absence of access considerations in project briefing documents.

Internal reception area

Key Access Issue

Furniture is unsuitable as it is too soft, has no armrests and is too low. No alternative furniture is provided.

Possible causes

• The absence of an occupational brief (including relevant access considerations).
• Uninformed furniture purchases by tenants based on absence of guidance/handover information.
• Failure of design team to liaise with tenant.
• Post-completion changes by local manager.

Emergency escape

Key Access Issue

The wheelchair refuge is inadequately sized and obstructs the passage of escape by others. Absence of signage and emergency communication facilities within the refuge.

Possible causes

• The absence of an appropriate evacuations strategies within the project briefs.
• Absence of clear discussion and agreement on the distinction between best practice and essential standards.

Published: 17 June 2003

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