Space Standards and Accessibility

propriate. Policy HO.2 Space Standards and Accessibility A. Amenity Standards All new residential development, including dwellings created through the subdivision of existing dwellings or conversion, will comply with Nationally Described Space Standards (NDSS), or any subsequent government space standard. B. Accessible Living Standards All new residential development, including dwellings created through the subdivision of existing dwellings or conversion, must as a minimum be designed to be accessible and adaptable in accordance with technical standard M4(2) of the Building Regulations (or as updated). On new residential developments, at least 2.5% of market dwellings must be designed to be accessible and adaptable in accordance with technical standard M4(3)(2a) of the Building Regulations (or as updated). On new residential developments at least 5% of Affordable Dwellings, must be designed to be wheelchair user friendly dwellings. For affordable home ownership dwellings this will be in accordance with technical standard M4(3)(2a) and for rented affordable dwellings this will be in accordance with M4(3)(2b) of the Building Regulations (or as updated). Where the percentages above result in a fractional requirement the requirement will be rounded to the nearest whole number. Policy HO.2 ~ Development Management Considerations Normal rounding principles will be applied to the requirement for accessible homes. Therefore if application of the percentages results in a figure below 0.5, the requirement will be zero. If the percentages result in a figure of 0.5 or above, this will be rounded to one. There will be circumstances where meeting either the space standards or accessibility standards, or both, will not be possible due to site constraints such as topography, flood risk or heritage considerations. The Council will expect applicants to provide robust evidence to justify not meeting the policy. Policy Justification 5.1.6 The Nationally Described Space Standards (NDSS) set space requirements for new homes, based on the level of occupancy and number of storeys of a dwelling. The standards include minimum gross floor area as well as minimum requirements for bedroom sizes and storage space. 5.1.7 The NPPF allows local authorities to require compliance with the NDSS in the interests of creating homes with a high standard of amenity for existing and future users, where a need for the standard can be justified. 5.1.8 The NPPF also allows local authorities to introduce optional technical standards for accessible and adaptable housing where this would address an identified need for such properties. The optional technical standards are set out in Approved Document M (Volume 1) of the Building Regulations as follows: • M4(1) Category 1: Visitable dwellings • M4(2) Category 2: Accessible and adaptable dwellings • M4(3) Category 3: Wheelchair user dwellings  M4(3)(2a): Wheelchair adaptable dwellings (homes that can be easily adapted to meet the needs of a wheelchair user)  M4(3)(2b): Wheelchair accessible (homes readily useable by a wheelchair user at the point of completion) 5.1.9 Compliance with Category 1 is mandatory under the Building Regulations, however Categories 2 & 3 are optional, subject to a need being identified. 5.1.10 The need for accessible housing stems from anticipated increases in both the older person population and the number of people with disabilities. The SHMA (2026) explains that between 2025-50 the population aged 65+ is expected to rise 53% in Stratford-on-Avon district and 43% in Warwick district, compared to the under 65 population which is projected to see growth between 26% and 28% respectively. 5.1.11 The SHMA also highlights that older people are more likely to have a disability with around 30% of those aged 65 and over currently falling into this category. Combined with the ageing population, it is expected that between 2025-50 there will be a 73% increase in those aged 65 and over with a mobility problem in Stratford-on-Avon district and a 58% increase in Warwick District. The changes in those with disabilities are not however limited to the older population. There is expected to be an increase in the population aged 16-64 with impaired mobility of 31% and 34% across the two districts respectively. As a result the SHMA recommends that all new homes are built to M4(2) Category 2 standard. 5.1.12 Compliance with this standard will help the two districts address the needs of those with disabilities now and those who will experience disability in the future. It is important to recognise that disability can affect anyone at any point in their lives, sometimes without warning. Therefore, requiring all homes to meet the M4(2) standard will ensure they can be more easily adapted to meet occupiers needs as required. 5.1.13 The SHMA also investigated the need for wheelchair accessible housing across South Warwickshire and noted that 6.7% of social tenants were wheelchair users compared to 2.6% of owner-occupiers. Using a combination of population projections and prevalence rates for wheelchair users the SHMA calculated that an additional 44 wheelchair user dwellings are required per annum and recommended a need for 2.5% of market homes and 5% of affordable homes to be built as wheelchair user dwellings (Category 3). 5.1.14 In respect of wheelchair accessible homes, the Planning Practice Guidance states that policies for wheelchair accessible homes can only be applied to dwellings where the local authority is responsible for allocating or nominating a person to live. This means that the M4(3)(2b) standard can only be required for social and affordable rented homes as these are the only tenures that either Council nominates residents to live in. Market and affordable home ownership properties can only be required to reach M4(3)(2a) and this is reflected in the policy. 5.1.15 The Councils are mindful that if homes are built to the M4(3)(2b) standard but there is no end user suitable for the home, the cost of installing the necessary upgrades would be abortive. To avoid this situation, the Councils will identify an end user prior to commencement