18 Blackfriars Road
Hotel Accessibility
Management Plan
December 2016
Revision
Description
Issued
Date
Checked
by
00
Accessibility Management Plan_035804
DD
02/12/2016
NS
01
Minor revisions
DD
07/12/2016
NS
This report has been prepared for the benefit, use and information of Black Pearl Ltd and for public
disclosure. The liability of Buro Happold Limited in respect of the information contained in the report will
not extend to any third party.
author
David Dropkin
date
07/12/16
approved
Neil Smith
signature
date
07/12/16
..
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
Revision 01
7 December 2016
Page 3
Contents
1 Introduction
9
1.1
Purpose of this report
9
1.2
London Plan Policy 4.5
9
2 Accessibility management plan (AMP) overview
10
2.1
Parking
10
2.2
Guest amenities
10
2.3
Guest rooms
11
2.4
Emergency egress
13
2.5
The role of the hotel operator
13
2.5.1
Staff Training
13
2.5.2
Policies and Procedures
13
2.5.3
Additional Equipment
14
3 Design development parameters
15
3.1
Circulation
15
3.2
Hotel accommodation
15
3.3
Internal finishes
16
3.4
Lighting
16
3.5
Communication Aids and Information Systems
16
3.6
Signage and Wayfinding Strategies
16
3.7
Emergency Egress
16
Appendix A Indicative AMP Structure
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
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Glossary
Term
Definition
AD B
Building Regulation Approved Document B – Fire Safety – Volume 2: buildings
other than dwellinghouses, 2006 edition incorporating 2007, 2010 and 2013
amendments
AD K
Building Regulation Approved Document K – Protection from falling, collision and
impact, 2013
AD M
Building Regulation Approved Document M – Access to and use of buildings –
Volume 2: buildings other than dwellings, 2015
AMP
Accessibility Management Plan
BS 8300
BS 8300:2009+A1:2010 Design of buildings and their approaches to meet the
needs of disabled people – Code of practice, British Standards Institution, 2010
BS 9999
BS 9999:2008 Code of practice for fire safety in the design, management and use
of buildings, 2008
BS EN 81:70
BS EN 81-70:2003 Incorporating Corrigenda Nos. 1 and 2 Safety rules for the
construction and installations of lifts — Particular applications for passenger and
good passengers lifts — Part 70: Accessibility to lifts for persons including persons
with disability, 2003
PAS
Publically Available Specification
SPG
Supplementary Planning Guidance
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
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1
Introduction
1.1
Purpose of this report
This report sets out the approach to ensuring that the hotel and hotel suites buildings located in the 18
Blackfriars Road development will address the requirements for accessible and inclusive hotel provision.
It is anticipated that the hotel will be operated by IGB Corporation Berhad, who Black Pearl Limited (‘the
Applicant’) are a subsidiary of. This report sets out to demonstrate that there is nothing in the physical
design that will preclude the operational or managerial processes required to deliver and maintain
accessible and inclusive hotel provision.
The approach from both the Applicant and design team perspective has been to meet or exceed minimum
requirements in determining these proposals.
1.2
Policy Requirements
The proposals are in accordance with London Plan Policy 4.5 ‘London’s visitor infrastructure’ which
requires that at least ten per cent of hotel rooms are wheelchair accessible. The Policy also recommends
that an accessibility management plan (AMP) is provided in order to demonstrate that an inclusive and
welcoming hotel experience can be provided by the hotel operator through the provision of an accessible
physical environment, appropriate room fit-out and equipment, and management practices.
This document sets out a proposed structure for the future operator to develop to ensure that
management and operation of the proposed facilities also address London Plan Policy 7.2 ‘Inclusive
Environments’ and that accessibility and inclusion are monitored throughout the life of the development.
Post-planning, the AMP will be revised to reflect the operator’s operational and management policies and
demonstrate how the AMP aligns with the recommendations of the GLA’s Town Centre SPG Appendix B
and Accessible London SPG Appendix 9. The revised AMP will be submitted to the LPA for approval.
Appendix A of this AMP sets out an indicative structure for the hotel operator to adopt and address when
submitting the revised AMP.
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Hotel Accessibility Management Plan
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2
Accessibility management plan (AMP) overview
2.1
Parking
There is a very limited amount of parking provided within the development, all associated with the
residential units, both market and affordable. At Basement Level B3 there will be 30 blue badge bays
fulfilling the LP Plan policy of 1:1 blue badge parking for the wheelchair housing and set out to accord with
Approved Document Volume 1 optional requirement M4(3). There will be an additional 14 standard
parking bays of which two provide an additional clear zone to the side satisfying the requirements of the
Approved Document Volume 1 optional requirement M4(2).
There is no associated parking with any of the non-residential elements of the 18 Blackfriars Road
development. However, one additional blue badge bay has been provided to accord with LB Southwark
Plan Policy 5.7 – ‘Parking standards for disabled people and the mobility impaired’ which requires at least
one accessible car parking space per development, where associated car parking is not provided’. It will be
set out to accord with BS 8300 and will be allocated to the hotel/hotel suites.
The operators will develop a strategy to address a drop-off point for hotel guests that may involve a
valeting service for blue-badge holders. The requirement for adapted vehicles (such as those with hand
controls) will preclude the use of a valet service; a meet and greet system may need to be devised for
those guests.
There will be a coach drop-off on Stamford Street to the north of the hotel giving access to the principal
lobby and a setting down point for 3 taxis on Paris Garden to the west with a large reception for the hotel.
A second, more low-key lobby offers access to the hotel suites building further south along Paris Garden
and a taxi setting point will be located in front of the entrance to the hotel suites.
2.2
Guest amenities
There will be two entrance lobbies associated with the hotel buildings. The principal hotel entrance lobby
will be at the northern end of the building directly addressing Stamford Street, providing the most
prominent and legible address for the hotel.
Within the lobby, on the west side of the development, a large reception will greet arriving guests. A bank
of four lifts will face onto an internal public arcade flanked by retail that links Stamford Street through to
the new central public square. The adjacent residential lobby also connects onto the internal public arcade.
Above this arcade the four lifts will all open onto a large central atrium space serving as a key orienting
device for guests with lightweight bridges connecting to the hotel rooms.
A second, more low-key lobby offers access to the hotel suites building further south along Paris Garden.
The remaining portion of the ground level façade will be occupied by retail units directly accessible from
the hotel lobby but also open to the general public with its own entrance from the new public square.
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
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Figure 1: Hotel/Hotel Suite Entrances
2.3
Guest rooms
The hotel and hotel suites buildings will provide 548 rooms in total. The hotel will have 324 rooms located
on Levels 1-7 of the Residential Tower. The hotel suites are located in a separate building facing Paris
Garden – there will be 224 hotel suites located on Levels 1-16.
Corridors are generous; at their narrowest the corridors in both buildings are 1500mm wide with turning
spaces of at least 1800mm x 1800mm adjacent. Lift lobbies will provide suitable manoeuvring space at lift
entrances.
18 Blackfriars Road
Hotel Accessibility Management Plan
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Spatially, all accessible rooms/ suites will meet or exceed the minimum requirements and provisions of
AD M for sleeping accommodation. The detailed design of the wheelchair accessible rooms is to be
determined by the hotel operator(s). At a minimum the layout of the accessible rooms accords with AD M
and BS 8300, providing suitable circulation and manoeuvring space. As part of detailed design, suitable
storage and alarm systems will be provided.
In accordance with the London Plan, at least 10% of the rooms will be accessible.
The approach taken for this submission assumes that half the accessible rooms will offer a mix of
wheelchair accessible rooms/suites with and without a fixed tracked-hoist system or similar system giving
the same degree of convenience and safety. The other half will be capable of being adapted in the future
to accessibility standards, that is, with more space to allow the use of a mobile hoist, wider doors,
provision for services and with enclosing walls capable of supporting the required fittings such as grab
rails and drop-down support rails. Post-planning, the hotel operator(s) will submit an updated Accessibility
Management Plan detailing their approach to the mix of accessible rooms.
Of the hotel’s 324 rooms, 33 will be accessible with the mix of wheelchair accessible and future adaptable
as described above.
Of the 224 hotel suites, 23 suites will would be suitable spatially to accommodate accessible provision
meeting the 10% requirement.
Figure 2: Hotel – Accessible Room Layout
Figure 3: Hotel Suites – Accessible Suite Layout
Based on the mix described above, the minimum offering would be half of the required 23 (i.e. 12) suites
would be wheelchair accessible at the outset and the remaining balance of 11 suites would be future
adaptable. An additional 9 suites above the required 10% would be spatially suitable for wheelchair users:
the operator would need to determine if these would also be specified to be adaptable in the future and
this would be addressed an updated Accessibility Management Plan.
18 Blackfriars Road
Hotel Accessibility Management Plan
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Accessible bedrooms in both the hotel and the hotel suites will offer a choice between a shower or bath
providing consumer choice as per the ‘Town Centres’ SPG recommendations.
2.4
Emergency egress
Evacuation for disabled people is a combination of physical and management procedures plus a liaison
between the building managers and occupants. The evacuation strategy for disabled people will be
developed in conjunction with the fire strategy and management policies with reference made to AD B
and good practice recommendations within BS 9999:2008.

The needs of people with sensory and cognitive impairments will be taken into account in the
development of an evacuation strategy

All refuge areas will be fitted with a means of two-way communication between the person
waiting in the refuge and a central monitored location from where evacuation assistance will
be coordinated

If appropriately managed, the lobbies may permit more than one disabled person to wait
safely for assistance; although only one official refuge space is indicated

Management strategies can also be set in place to provide assisted escape via the steps if
required

Staff may need to be suitably trained in evacuation features and procedures including ’carryup’ and ’carry-down’ procedures for evacuation of wheelchair users

A Personal Emergency Egress Plan (PEEP) should be developed by disabled staff members in
liaison with their employers and the building management.
2.5
The role of the hotel operator
This report recognises that the operational or managerial processes required to deliver and maintain
accessible and inclusive hotel provision will be dependent on the hotel operator. Post-planning, an
updated Accessibility Management Plan will be drafted to demonstrate the operator’s commitment to the
provision of a truly inclusive and accessible facility.
2.5.1 Staff Training
The accessibility and enjoyment of using a hotel can be greatly diminished for disabled people by
thoughtless customer care and poor practices and procedures. Therefore, the operator management plan
should establish staff training in disability equality issues and the use of equipment, such as induction
loops and hoists.
2.5.2 Policies and Procedures
In addition to the points raised above, the operator’s management plan should establish how the
following will be addressed:
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Hotel Accessibility Management Plan
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
The appointment of an individual Accessibility Coordinator, a member of staff who will
monitor customer feedback and be tasked with improving operational procedures to assist
disabled people using the hotel and updating this AMP

A methodology for monitoring and on-going review of the AMP

An inclusive enquiry, booking and reservation system, including making available in advance
information on accessible room provision, facilities and equipment

Coordination with the site-wide parking management strategy for the provision of Blue Badge
Bays and additional support for disabled and older hotel guests from drop-off locations

A policy for the allocation of adjacent/interconnecting rooms for personal assistants

Monitoring room layouts to ensure accessible rooms provide access to standard equipment
for example unimpeded access to curtains and storage of spare linens.

A communication/information strategy

Arrangements for the provision, booking and maintenance of specialist equipment

Means of escape procedures.
2.5.3 Additional Equipment
As the design develops the operator will assess the exact amount of additional equipment available for
disabled guests during their stay. However, the equipment is likely to include the following:

A portable induction loop for use in the mezzanine level meeting rooms to assist hearing aid
users

Vibrating fire pillow pads for guests with a hearing impairment

A toilet seat riser

A mobile hoist.
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
Revision 01
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3
Design development parameters
The parameters that follow are outlined within the Design and Access Statement (Chapter 11) which
accompanies the planning application.
3.1
Circulation

All doors are to be clearly identifiable within their immediate environment, with their
architraves contrasting visually with the walls in which they are mounted

Door widths and clearances are to meet the provisions of AD M and AD M Table 2

The force of operation of doors should not exceed 30N

Ironmongery is to meet the provisions of AD M

Where glazing is used within the façade and entrances manifestation is to be provided to
meet the provisions of AD K or guidance of BS 8300

Where there is stepped access there will be conveniently located alternative step-free access
(eg a lift) positioned to minimise the separation of people unable to use stairs and those that
can

Internal stairs are to be designed to accord with the provisions of AD K and AD M

Stepped routes and associated handrails are to be designed to meet the provisions of AD K
and AD M

Visually contrasting nosings are to be included on all stepped routes, to meet the
recommendations of BS 8300

3.2
All passenger lifts are to be specified to meet BS 8300 and BS EN 81:70.
Hotel accommodation

10% of the rooms will be accessible to wheelchair users in accordance with the GLA SPGs
‘Accessible London’ and ‘Town Centres’

Design detail will take into account the provisions of AD M, the guidance of BS 8300 and the
GLA SPGs ‘Town Centres’ Appendix B and ‘Accessible London’ Appendix 9 and PAS 88:2008
‘Guidance on accessibility of large hotel premises and hotel chains’

Public spaces and staff facilities will accord to the guidance of AD M and BS 8300.
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
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3.3
Internal finishes

Surface materials are to be firm, durable and slip resistant. with a maximum level difference of
5mm at joints conforming to the provisions of AD M

Particular attention is to be paid to visual contrast, lighting and materials for features such as
walls, ceilings and floors

Fixtures and fittings, including ironmongery and controls are to visually contrast with their
surrounds, be usable by people with limited dexterity and reachable by those who are seated
or standing

In areas where clear communication is required particular attention will be paid to the
reverberant nature of materials.
3.4
Lighting

Lighting at changes of level in stairwells will be provided to ensure they are safe to use and
will not shadow risers, and will clearly illuminate treads and ramp surfaces.
3.5
Communication Aids and Information Systems

Communication aids such as audio reinforcement systems and other sound reinforcement
systems to assist hearing aid users, as well as the hard-of-hearing and deafened staff and
visitors should be provided as appropriate.
3.6
Signage and Wayfinding Strategies
Key considerations for inclusive wayfinding are:

Location of signage, ensuring that signage is placed in logical positions and will be easily
identifiable

3.7
The strategy will take into account sight lines, lighting, visual contrast and legibility.
Emergency Egress
Evacuation for disabled people is a combination of physical and management procedures plus a liaison
between the building managers and occupants. The fire-fighting lifts will be used as evacuation lifts.
The evacuation strategy for disabled people including those with sensory and cognitive impairments
should be developed in conjunction with the fire strategy and management policies with reference made
to AD B and good practice recommendations within BS 9999:2008.
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
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
All refuge areas should be fitted with a means of two-way communication between the person
waiting in the refuge and a central monitored location from where evacuation assistance will
be coordinated

If appropriately managed, the lobbies may permit more than one disabled person to wait
safely for assistance; although only one official refuge space is indicated

Management strategies can also be set in place to provide assisted escape via the steps if
required

Staff may need to be suitably trained in evacuation features and procedures including ’carryup’ and ’carry down’ procedures for evacuation of wheelchair users and other people unable
to use stairs

A Personal Emergency Egress Plan (PEEP) should be developed by disabled staff members in
liaison with their employers.
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
Revision 01
7 December 2016
Page 17
Appendix A Indicative AMP Structure
Provision
1.
Policy
Implementation
Pre-arrival- Websites, accessibility and
booking
1.1
Accessible website format
1.2
Alternative formats and access guides are
made available in a variety of formats
1.3
Enquires and booking procedures
1.4
Booking of specialist equipment
(for example: bath seats, vibrating pagers)
1.5
Accessible parking, valet and assistance
2.
Arrival
2.1
Signage to parking and drop-off points
2.2
Designated pick-up and drop off points
2.3
Accessible bay provision
2.4
Alternative Parking
2.5
Valet Parking
2.6
Mobility assistance eg wheelchairs
3.
External areas and entrance
3.1
Maintenance of access routes, including
lift maintenance
3.2
Maintenance of main entrance doors and
door controls
4.
Check-in/out
4.1
Staff training
4.2
Induction loop maintenance
4.3
Assistance with luggage
4.4
Accessible Check-in (documents)
4.5
Additional Keys (Multiple Occupants/
Accessible facilities)
4.6
Visitor assessment and PEEP
5.
Internal accessibility (public areas)
5.1
General access provision
18 Blackfriars Road
Hotel Accessibility Management Plan
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Provision
5.2
Policy
Implementation
Staff training (including maintenance staff
and cleaning staff)
5.3
Maintenance of doors/door controls
5.4
Maintenance of auxiliary aids
5.5
Maintenance of WC facilities
5.6
Accessible signage/information
5.7
Re-fit/renovation design parameters
5.8
New equipment/furniture specification
parameters
5.9
Vending machine specification
parameters
6.
Room accessibility
6.1
Ensure minimum numbers (5%) available
and in suitable condition
6.2
Monitoring of accessible room requests
(Reviewed annually to review need for
additional rooms if required)
6.3
Maintenance of fixtures, fittings and
equipment
6.4
Maintaining the accessible layout and
furniture specification
6.5
Provision and Maintenance of specialist
equipment (bath seats, hoists, etc)
6.6
Provision and maintenance of accessible
18 Blackfriars Road
Hotel Accessibility Management Plan
Copyright © 1976 - 2016 BuroHappold Engineering. All Rights Reserved.
Revision 01
7 December 2016
David Dropkin
Buro Happold Limited
17 Newman Street
London
W1T 1PD
UK
T: +44 (0)207 927 9700
F: +44 (0)870 787 4145
Email: [email protected]