The importance of considering accessibility in the management of buildings. What guidance is provided in Technical Guidance Document M?
It’s not just the design of the building that will affect accessibility. It is important to consider how the day-to-day management of a building will impact on the ease and use at which people access a building and uses it’s facilities. It is also important to ensure that adequate management and maintenance policies and procedures have considered accessibility (i.e. Staff training or testing of access equipment on a regular basis).
Section 0.12 of Technical Guidance Document (TGD) M 2010 states “Whilst the provisions of the Building Regulations do not relate to management or maintenance and compliance with the Regulations is not dependent on these, it is acknowledged that they are important functions and contribute to the ongoing accessibility of the building”.
Section 0.12 also lists some of the important issues which are normally the responsibility of the building management (i.e. the procurement of accessible goods and service) and makes reference to further sources of guidance which cover the day to day management of buildings. These include publications such as Building for Everyone, BS 8300:2009 and the NDA publication entitled ‘Access Handbook Template’ (www.nda.ie).
The following is a brief list of management and maintenance issues prepared by O’Herlihy Access Consultancy which should be considered in the day to day management of buildings:
- Car parking: Ensure that bays intended for use by disabled users are not used by non-disabled users and that any signage and markings are well maintained.
- Routes and external paving surfaces: Ensure that routes including ramps and steps remain free of obstacles, are free of water and ice or algae growth.
- Doors and door opening forces: Ensure that doors are easy to use and well maintained.
- Horizontal circulation: Ensure spaces for wheelchair maneuvering are kept free of obstacles and not used for storage etc.
- Vertical circulation: Ensure lifts are maintained and regularly checked and that any visually contrasting nosing’s etc. in stairwells remains visible.
- Sanitary facilities: Ensure the transfer space within accessible WC’S remains free of obstacles and that the emergency alarm system is maintained.
- Signage: Ensure that proposed new signage is integrated with any existing signage.
- Hearing enhancement systems: Ensure that these are advertised correctly, regularly checked and maintained and that staff is trained in their use.
- Alarms: Ensure they are regularly checked and that staff are trained to respond to alarm activation.
- Surfaces: Ensure that cleaning methods are those recommended by the manufacturer and that cleaning does not reduce the slip-resistance of the surfaces. Flooring junctions should not create a trip hazard and should be replaced where worn.
- Lighting: Ensure faulty lighting is fixed and bulbs are replaced and that any windows and blinds etc. are cleaned regularly to ensure the maximum amount of light is available.
- Information: Ensure that information about the building and its facilities is up to date and that users are aware that assistance is available where necessary.
- Policy issues: These can include staff training, evacuation procedures such as an evacuation plan and PEEPS (Personal Emergency Evacuation Plans).
