Accessibility & Adaptability

North Norfolk’s attractive and distinctive coastal and rural environments have proved popular retirement locations. The 2011 Census shows that 58% of the population were over 45 compared to 43% in the eastern region and 41% nationally. 29% of the population are currently over 65 compared to 17% for England as a whole. Retirement has been a major cause of the net inward migration which has fuelled population growth in the area over the last thirty years or so (in spite of the fact that deaths have exceeded births in the area during this period). This attractiveness to retired incomers is an economic resource supporting a range of local services and businesses, but also raises challenges for housing, health care and provision of services. By 2036 the ONS 2016 population projections suggest that 39.9% of the population of the District will be over 65 years of age.

In North Norfolk the census recorded 18,892 households across all tenures where one person was over 65. This equates to 41% of all households in the District. With this picture in mind, it is vital that the Districts housing stock readily reacts to the challenge of an ageing population through provision of suitably accessible and adaptable accommodation.  

Ageing Population Key Considerations

• The majority of properties in North Norfolk are owner occupied; 
• A large historic deficit of accessible and adaptable properties exists (non fully visitable and require remedial work);
• There is a lack of accessible and adaptable properties across all tenures but the greatest requirement remains in the private sector; 
• North Norfolk’s Population is older than average, and is projected to age significantly. The proportion of those ages over 65 is projected to increase from 32% to 39%. (ONS 2016); 
• The higher age cohorts of over 80s are increasing at a faster rate than any other with the over 90s projected to increase by 100% by 2036;
• The proportion of those ages over 80 is projected to increase from 9% to 14%. (ONS 2016); 
• The working population is projected to fall from 59% to 44% by 2036 of the population. (ONS2016);
• By 2016 there will be an additional 11,500 over 65s in the District;
• The increase in the older population will lead to an increase in health and disabilities. 24% of residents over 65 currently have a long term disability or health condition and the percentage is set to grow across all health related issues; those with a health issue which limits daily activities in the over 65’s is set to increase 49% from 6,643 to 9,906 by 2036;
• There will be a 40% increase in the number of older people living on their own, 17,169 by 2036; 
• Social care and public health strategies are placing less emphasis on placing people in residential care and more emphasis on supporting people in their own homes.

“Where a local planning authority adopts a policy to provide enhanced accessibility or adaptability they should do so only by reference to Requirement M4 (2) and / or M4 (3) of the optional requirements in the Building Regulations and should not impose any additional information requirements …. They should clearly state in their Local Plan what proportion of new dwellings should comply with the requirement.”

Paragraph: 008 Reference ID: 56-008-20160519 revision date 19.05.18

Current national housing standards are set out in The 2010 Building Regulations: Document M: Volume 1 – Access to and use of Dwellings, 2015. Standards M4(1) Visitable Dwellings are mandatory. The remaining two standards covering accessibility and adaptability are optional as set out in the NPPG.

Through the new Local Plan, the Council has resolved to adopt Optional Technical standards based on:

• 100% dwelling requirement for Optional M4(2) - Accessible and Adaptable dwellings;

• 5% dwelling requirement on affordable properties for optional M4(3) - Wheelchair User Dwellings;

These categories and the requirements are defined below:

• Mandatory M4(1) – Visitable Dwellings
  Requires specific provisions around establishing a safe approach route to dwellings and minimum standards around access to habitable rooms and sanitary facilities on the entrance storey.
• Optional M4(2) - Accessible and Adaptable Dwellings
  Enables Councils to stipulate through planning policy that a specific percentage of dwellings in a development should meet the differing needs of occupants with differing needs, including some of the needs of older and disabled people, and to allow adaptation of the dwelling to meet the changing needs of occupants over time. It requires that reasonable provision should be made to enable most people to access the dwelling. The dwelling should incorporate features that make it potentially suitable for a wide range of occupants, including older people, those with reduced mobility and some wheelchair users.
• Optional M4(3)- Wheelchair User Dwellings
  Enables Councils to stipulate through planning policy that a specific percentage of dwellings in a development should meet the needs of wheelchair users and allow for the simple adaption of the dwelling for wheelchair users. This requires wheelchair users to be able to live in the dwelling and use any associated private outdoor space, parking and communal facilities that may be provided for the use of the occupants.

 

Mandatory Requirement M4(1)	Optional Requirement M4(2)	Optional Requirement M4(3)
Category 1 Visitable Dwellings	Category 2 Accessible and Adaptable Dwellings	Category3 – Wheelchair User dwellings
A. Within the curtilage of the dwelling the approach route is safe and convenient for most and conforms to minimum width (900mm) + an additional allowance for wheelchair users around parked cars.	A. Within the curtilage of the dwelling, or of the building containing the dwelling, it is reasonably possible to approach and gain step-free access to the dwelling and to any associated parking space and communal facilities intended for the occupants to use. Level space must be available to standard parking bays to allow widening for wheelchair access.	A. Within the curtilage of the dwelling or of the building containing the dwelling, a wheelchair user can approach and gain step-free access to every private entrance to the dwelling and to every associated private outdoor space, parking space and communal facility for occupants’ use. Approach routes should be the shallowest gradient possible. Clear access zones to side & rear of parking.
B. It is possible to gain access to the dwelling, or the building containing the dwelling, from the most likely point of alighting from a car.	B. Access is step free + there is step-free access to the WC and other accommodation within the entrance storey, and to any associated private outdoor space directly connected to the entrance storey.	B. Within the curtilage of the dwelling or of the building containing the dwelling, a wheelchair user can approach and gain step-free access to every private entrance to the dwelling and to every associated private outdoor space, parking space and communal facility for occupants’ use.
C. Communal entrances conform to minimum opening standards and accessible thresholds.	C. Communal entrances & landings comply with prescribed opening and accessible thresholds & lighting.	C. There is sufficient internal space to make accommodation within the dwelling suitable for a wheelchair user. Additional opening / turning area standards prescribed
D. Visitors can access and use the habitable rooms (minimum clear openings) and a WC within the entrance storey of the dwelling (or the principal storey where the entrance storey does not contain a habitable room).	D. Wide range of people, including older and disabled people and some wheelchair users, are able to use the accommodation and its sanitary facilities- step free access throughout living area & clear access zones in front of kitchen units / beds	D. The dwelling is wheelchair adaptable such that key parts of the accommodation, including sanitary facilities and kitchens, could be easily altered to meet the needs of a wheelchair user or, where required by a local planning authority, the dwelling is wheelchair accessible. Minimum combined floor area for living, dining & kitchen. Principle bedroom on entrance floor. Wet room facilities with level access.
E. Switches and sockets serving habitable rooms are located within standard accessible range, above 450mm from floor and no more tha1,200mm high	E. Wall-mounted switches, socket outlets and other controls such as windows are reasonably accessible to people who have reduced reach	E. Wall-mounted switches, controls and socket outlets are accessible to people who have reduced reach.

 

Further details on how to comply with these requirements can be found here.