ACCESSIBLE BUILDING (F1) HOUSING DESIGN (G1)

Transcription

1 BUILDING (F1) HOUSING DESIGN (G1) GUIDELINE APPROVED BY THE HELSINKI BUILDING CONTROL COMMISSION Approved on 21 january 2014, specified on 10 february 2015 TABLE OF CONTENTS 1 GENERAL 1 2 HOUSING DESIGN FROM THE POINT OF VIEW OF ACCESSIBILITY MULTI-STORIED BUILDINGS DETACHED HOUSES SPECIAL HOUSING 6 3 BUILDINGS INCLUDING SERVICE AND WORK ROOMS FROM THE POINT OF VIEW OF ACCESSIBILITY ADMINISTRATIVE AND SERVICE BUILDING OTHER BUILDINGS WITH BUSINESS AND SERVICE PREMISES HOTELS WORK SPACES 7 4. REPAIR AND CONSTRUCTION REPAIR AND CONSTRUCTION WORK IN RESIDENTIAL BUILDINGS REPAIR AND CONSTRUCTION WORK IN DETACHED HOUSES REPAIR AND CONSTRUCTION WORK IN ADMINISTRATIVE AND SERVICE BUILDINGS REPAIR AND CONSTRUCTION WORK IN CAFES AND RESTAURANTS REPAIR AND CONSTRUCTION WORK IN BUILDINGS INCLUDING WORK SPACES EXPANSION PROJECTS 11 FURTHER INFORMATION 12 1 GENERAL This guideline discusses the accessibility of buildings at three different levels: 1. level: Absolute binding regulations 2. level: Regulations subject to case-specific consideration 3. level: Recommendations Absoluteness signifies that the minimum level set in the regulation must be fulfilled when applying for a permit. Deviations from regulations may be applied for when so separately specified. Case-specific consideration signifies that regulations are flexible. In this case, it will be determined whether flexible regulations are interpreted from the point of view of accessibility or another factor. Recommendations signify that, by being in compliance with them, the result will be clearly better and more highly recommended than the level of current standards in terms of accessibility. 2 HOUSING DESIGN FROM THE POINT OF VIEW OF ACCESSIBILITY Multi-storied buildings and detached houses are in a different position in terms of accessibility. 1

2 2.1 MULTI-STORIED BUILDINGS A residential building consists of at least two floors and more than one flat. A residential building includes premises belonging to different flats on top of each other. Considering accessibility regulations, multi-storied buildings are divided into two different categories: (a) a building where flats are accessed on the third or higher floors, including the entrance floor (i.e. three-storied buildings and higher) Photo 1: A ramp of a sufficiently low gradient is located on the side of the multi-storied building facing the street. (b) a building where flats are accessed on no more than two floors Asbsolute binding regulations Photo 2: The yard is shaped so that the entrance door is easily accessible. These regulations particularly concern the following: a connection leading to the building from a plot border and a parking space intended for the disabled a connection leading to play and recreational areas parking spaces: some parking spaces must be designed for wheelchair users a lift requirement; this requirement concerns residential buildings referred to in item (a) above public premises; this requirement concerns residential buildings referred to in item (a) above that require a lift a connection in necessary premises that serve housing purposes the free width of doors and openings the dimensioning of toilet and washing premises; this requirement concerns residential buildings referred to in item (a) above that require a lift The more detailed content of the regulations is presented in sections G1 (Housing design) and F1 (Accessible building) in the National Building Code of Finland. Section F2 (Safety in buildings) sets out regulations concerning ramps, steps, railings and handrails ( Photo 3: An accessible entrance has been arranged using a ramp Regulations subject to case-specific consideration The wheelchair turning radius is 1,300 mm inside a flat. It must be 1,500 mm in outdoor areas and in front of the flat entrance door. If the entrance floor of two-storied flats located in residential buildings that require a lift is built as a survival floor, it is sufficient that the entrance floor is accessible. In addition to a wheelchairdimensioned bathroom, the survival room must offer kitchen and sleeping facilities for at least one person. Photo 4: An accessible entrance to buildings has been arranged through the shape of the yard. Flat-specific terraces and balconies: when a single flat in a residential building which requires a lift includes a balcony and a roof or flat terrace, either of the two must be accessible. Necessary premises that serve housing purposes: 2

3 Terraces in jointly-used premises must be accessible by all using a built-in ramp or passenger lift Equipment store rooms: some store cabinets must be accessible Saunas in flats: the free door width of 800 mm can be built structurally so that the minimum width can be fulfilled later without damaging structures or waterproofing. Connections: STREET Photo 5 and layout: On the side of the multistoried building facing the street, there is a wide opening where ramps covered by the second floor are located. If the difference between levels exceeds the floor height, an accessible connection must be arranged using a lift. This requirement applies to situations where an unreasonably long ramp would otherwise need to be built to outdoor areas. If the local plan permits that the building can be constructed immediately next to the street line and requires that the floor level of the first floor needs to be raised higher than normal in order to prevent a direct visual connection, an accessible connection must primarily be arranged to the staircase from the street side. An exception is formed in a situation where the accessible entrance route arranged from the yard is no longer than 50 m and the solution is a natural one, taking the building s location into account. All solutions need to be considered separately according to the case Recommendations Two-storied flats in residential buildings: The entrance floor to two-storied flats located in residential buildings that require a lift is recommended to be designed as a survival floor. In addition to a wheelchair-dimensioned bathroom, the survival room must offer kitchen and sleeping facilities (for at least one person). This same recommendation regarding the survival floor in two-storied flats applies to residential buildings where a lift is not a necessity. Even though the bathroom does not need to be dimensioned for a wheelchair according to regulations, it is recommended. It is recommended that both floor levels are accessible using a lift. When a single flat in a residential building which does not require a lift includes a balcony and a roof or flat terrace, either of the two must be accessible. It is recommended that common jointly-used premises is equipped with an accessible toilet. The turning radius in the entrance hall is recommended to be 1,500 mm. STREET Photo 6 and layout: A ramp aligned with the facade is located underneath a recess on the street side. Public premises in flats should be built taking into account any use by the disabled. 3

4 YARD STREET Layout: The multi-storied building is equipped with an accessible entrance from the street using a walkthrough lift. Layout: There is an accessible entrance from the yard through a ramp. 2.2 DETACHED HOUSES LIFT RESERVATION Detached house refers to a building other than a multistoried building in terms of accessibility regulations. For example, a terraced house is a detached house, even though it may consist of a large number of flats. The concept of a detached house is not linked to the number of flats with regard to accessibility. In a detached house, premises belonging to different flats are not usually placed on top of each other. Terraced or detached houses in a residential building block: detached house regulations (no lift) are interpreted even if the building is in contact with a multi-storied building Absolute binding regulations STREET Layout: For example in townhouses, an accessible entrance from the parking garage and street can be arranged using a walkthrough lift. These regulations concern only the following: a connection from the plot border and parking space at ground level: to be built suitable for the disabled if possible considering the shape of the terrain and differences in elevation. doors and openings: the free width must be at least 800 mm; this regulation does not apply to premises 4

5 that do not constitute necessary premises that serve housing purposes Regulations subject to case-specific consideration LIFT RESERVATION A sauna inside a flat is regarded as a space necessary for housing purposes. However, the sauna is not a necessity as such. In sauna premises, including the steam room, the free door width must be at least 800 mm. The door opening must be built structurally so that the minimum width can be fulfilled later without damaging structures or waterproofing. If the shape of the terrain or differences in elevation do not enable an accessible solution, a connection suitable for the disabled from the plot border or parking space to the flat is not required Recommendations STREET Layout: The accessible entrance to a multistoried detached house is arranged using a lift. It is recommended that true and consistent accessibility is the objective in the design and construction of detached houses. In this case and in addition to absolutely binding regulations the entrance is accessible (ramp, passenger lift, etc.) the maximum height of door sills is 20 mm the entrance floor is built as a survival floor (turning radius in toilet and washing premises is 1,300 mm, cooking facilities, living room) a reservation for a regular or stair lift leading to the second floor is built into the building public premises in flats should be built, taking into account any use by the disabled. When these solutions are built as specified above in a detached house, an additional floor area of 5 m2 is permitted. However, the additional area caused by accessibility must not exceed 5%. (10 February 2015) When building an accessible terraced or two-family house, an additional floor area of 5 m2 per flat is permitted. However, the additional area caused by accessibility must not exceed 5%. In the example, the accessible entrance has been arranged through a covered parking area, from where the gradient of 8% can be fulfilled naturally. A maximum difference in elevation of 200 mm is recommended to be resolved using a ramp. In this case, the length of the ramp is 4 m with a gradient of 5% or 2.5 m with a gradient of 8%. The gradient of 8% requires a heated or covered ramp. Larger differences in elevation should be resolved by shaping the terrain. A difference in elevation of 500 mm requires a ramp of 10 m 5

6 with a gradient of 5%, in which case at least one rest platform of 1,500 mm is required. With a gradient of 8%, the length of the ramp would be 6,250 mm. In this case, an accessible entrance should be arranged through a covered parking area or another cover. 2.3 SPECIAL HOUSING Accessibility regulations do not include any separate provisions concerning special housing. As a result, accessibility should be evaluated considering whether special housing is located in a detached house or a multi-storied building. Provided that a student or similar dormitory is designed so that all of its public premises fulfil all valid accessibility regulations, washing rooms in some flats can, for example, be dimensioned according to the following table, deviating from the regulations: dormitories with less than 20 flats: 5 flats may deviate from regulations dormitories with flats: 6 10 flats may deviate from regulations dormitories with flats: flats may deviate from regulations dormitories with flats: flats may deviate from regulations dormitories with more than 120 flats: 20 flats may deviate from regulations. The precondition is that a sufficient number of spacious public premises are designed so that they give wheelchair users access all floors. Within these limits, any deviations from these regulations can be interpreted to be minor if there are specific reasons to deviate from them. If these limits are to be stretched, a specific permit will be required. Such a permit may not be required if washing rooms can easily be modified so that they fulfil the accessibility regulations. 3 BUILDINGS INCLUDING SERVICE AND WORK ROOMS FROM THE POINT OF VIEW OF ACCESSIBILITY The situation differs according to whether the site is an administrative and service building or another type of building. With regard to other buildings, the accessibility requirement varies depending on whether the site is a business and service facility or a space intended for working. 3.1 ADMINISTRATIVE AND SERVICE BUILDING Asbsolute binding regulations These regulations concern particularly the following: parking spaces: some parking spaces must be suitable for wheelchair users an accessible connection from the plot boundary and parking spaces to the building and premises a connection suitable for the disabled between functionally interconnected levels and platforms the free width of doors a lift requirement 6

7 the maximum gradient of a ramp hygienic premises. The more detailed content of the regulations is presented in section F1 (Accessible building) in the National Building Code of Finland ( Regulations subject to case-specific consideration Multi-storied office buildings must be equipped with a toilet suitable for the disabled on every floor. 3.2 OTHER BUILDINGS WITH BUSINESS AND SERVICE PREMISES Asbsolute binding regulations In principle, the regulations are as tight as those applied to administrative and service buildings Regulations subject to case-specific consideration There may be room for interpretation regarding the location of accessible toilets in shopping centres and similar buildings. Accessible toilets must always be within a reasonable distance and otherwise easy to reach and find in customer areas. 3.3 HOTELS Hotels are regulated by the same principles as those applied to administrative and service buildings. In addition, there must be fully accessible accommodation rooms on every floor, plus an accessible toilet for visitors must be located in connection with public premises. In practice, new hotel buildings should be designed to be accessible in every way. 3.4 WORK SPACES Asbsolute binding regulations When a workspace comprises part of an administrative and service building or other business and service premises located in another building, the workspace must fulfil regular accessibility requirements (e.g. concerning lifts). However, not all service and storage rooms in a building need to meet the accessibility requirements. With regard to hygienic premises, it is sufficient that some are suitable for the disabled. Such premises must be furnished with a proper symbol. Considering buildings that only include workspaces, the nature of the work being performed and the viewpoint of equality need to be taken into account when evaluating accessibility Regulations subject to case-specific consideration When working is clearly difficult or impossible when using a wheelchair, accessibility is not a requirement. In small workplaces of less than 10 employees, the accessibility requirement should not be 7

8 unreasonable considering building costs. The requirement can be deemed to be reasonable when it causes a maximum increase of 5% in total costs Recommendations It is recommended that offices and an accessible toilet are located on the first floor in production and similar buildings. If this is not possible, an accessible connection should be arranged according to normal regulations using a lift. 4. REPAIR AND CONSTRUCTION Considering the regulations, repair and construction work is in a different position from new buildings. Repair and construction work is governed by general guidelines that allow the specific authority to exercise a right of discretion regarding practically all building regulations. In this perspective, accessibility is a theme among many others. In addition, the purpose of use of each building determines how accessibility should be taken into account and to what extent. The principle of subtle repairs (section 118 of the Land Use and Building Act) sets out legal obligations according to which no historically or architecturally valuable buildings can be damaged during repairs and modifications. However, there are situations where the objective to reach a level of accessibility offered by new buildings may be in conflict with historical values. A high-level of design is always required in historically valuable buildings. Repair and construction cases are so different that it is difficult to set out universal design guidelines. When it comes to an expansion of existing premises, normal regulations on accessibility must be followed. Accessible routes should be examined as a whole. For example, when an entrance is inaccessible due to numerous steps on a lift-equipped route, and cannot be reasonably made accessible, the flats that can be reached through the lift connection do not need to be built to be accessible. 4.1 REPAIR AND CONSTRUCTION WORK IN RESIDENTIAL BUILDINGS Retrofitted lifts should be as accessible as possible. For example, the lift can be installed between staircases, the rest of the floor space, outside the building frame or in place of a staircase so that new stairs are built outside the building frame. The principle of subtle repairs and conservation provisions set out in detailed plans may prevent fully accessible solutions. With regard to jurisdiction, the guideline set by the Supreme Administrative Court must be taken into account whereby a retrofitted lift in a protected and valuable staircase that has remained in an original or near original condition requires a deviating solution. Instead, if the values of interior protection have largely been lost beforehand, no deviating solution will be required. 8

9 Photo 7: A new glazed lift cage has been installed in a new lift tower outside the building frame. Photo 8: A view opens from the glazed lift cage through the lift tower window. Photo 9: A lift has been retrofitted between staircases. The other staircase has been slightly narrowed in the large space. 9

10 Photos 10 and 11: A new lift has been installed in place of a staircase, and a new staircase has been installed outside the building frame. Photos 12 and 13: A new walkthrough lift has been installed in a new lift tower that is partly located outside the building frame. 10

11 4.2 REPAIR AND CONSTRUCTION WORK IN DETACHED HOUSES When repairing a detached house, measures that improve accessibility are mainly required when the detached house is being expanded in terms of its floor area. 4.3 REPAIR AND CONSTRUCTION WORK IN ADMINISTRATIVE AND SERVICE BUILDINGS With regard to extensive repair projects in administrative and service buildings, the improvement of accessibility can be required within specific limits. If the repair project covers the interior of the building and concerns any changes in the purpose of use of premises, the improvement of accessibility can be required. Specifically, this applies to business and service premises inside the building. In principle, accessible routes must be arranged in public buildings. This can only be deviated from for specifically weighty reasons, such as conservation reasons. The principle of subtle repairs may supersede the accessibility requirement. All requirements set out in the Occupational Safety and Health Act must be taken into account 4.4 REPAIR AND CONSTRUCTION WORK IN CAFES AND RESTAURANTS There is a separate guideline for restaurants, cafes, etc. issued by the Helsinki Building Control Department, the Environment Centre and the Rescue Department ( An accessible toilet is a requirement if there are more than 25 seats for customers. 4.5 REPAIR AND CONSTRUCTION WORK IN BUILDINGS INCLUDING WORK SPACES The aforementioned requirements for administrative and service buildings also apply to buildings that already include workspaces. If premises other than workspaces are modified into workspaces, it must be determined separately whether or not accessibility is a requirement, taking the nature of work into account. The starting points of the premises and, above all, the type and scope of the project should also be evaluated. 4.6 EXPANSION PROJECTS Expansions to existing buildings are mainly governed by regulations on new buildings. If lifts in the existing building section are to be used, they need to fulfil accessibility requirements. However, all building protection requirements must be taken into account. There is a separate guideline on attic construction ( When building attic flats, the construction of lifts or their extension to the attic floor is not required. However, it is recommended that a lift be built. Instead, attic flats are required to be accessible where applicable. Building protection requirements must be taken into account. 11

12 FURTHER INFORMATION Sections 12, 13, 117, 135, 171, 172 and 175 of the Land Use and Building Act ( fi) Sections 51, 52, 53 and 54 of the Land Use and Building Decree ( Sections F1, G1 and F2 of the National Building Code of Finland ( Esteetön rakennus ja ympäristö (Accesible building and environment). Rakennustieto Oy ( Opening a restaurant or a cafe. Customer guideline ( Ullakkorakentaminen (Attic construction). Customer guidelines ( Photos and drawings: Photos 1, 2, 5 ja 6: Heli Virkamäki, Photos 3 ja 4: Ulla Vahtera, Photos 7 ja 9: Mauri Helenius, Photos 8, 10 ja 11: Erkki Holappa, Photo 12: Sami Kivilä Drawings: Päivi Hellman Postal address: Visiting address: Tel: Fax: Website: Building Control Department Building Control Department (09) (09) P.O. Box 2300 Siltasaarenkatu CITY OF HELSINKI Helsinki 53 rakennusvalvonta@hel.fi 12