On July 26, 1990, the United States issued the first document stating that no person could be discriminated against on account of their disability. This was the
It should be emphasized that the mere presence of architectural barriers, whether in urban spaces or residential dwellings, is a form of discrimination against people with disabilities. Design advocated as “universal” and following the principle of facilitating products and services in such a way that these are accessible to all ([5], art.2) does not seem to be implemented much, at least not to the full extent it could be. While public spaces are becoming more open and accessible to people with disabilities, residential spaces do not always meet the required criteria. The provision of Article 5.1. point 4 of The Building Law Act states that
In Poland, current legislation regarding accessibility of buildings in terms of access for people with disabilities refers to and concerns buildings built after 1994. The laws do not take into account residential buildings from the previous period, although such buildings constitute a significant percentage of dwellings (over 80% according to the 2011 census). Due to the existing housing structure in Poland, people with disabilities tend to live in premises from the earlier periods (pre-1994). The vast majority of these are buildings constructed in a pre-fab concrete slabtechnology. The aim of the paper is to demonstrate that virtually all apartments, both those built before 1995 as well as the newer buildings built after that date, require adaptation measures in terms of accessibility. The major differences remain the scope of necessary changes, their cost and the possibility of reimbursements for renovations and adaptations. For the study, a short qualitative research in which the main criterion was the functional quality of a flat for a person with disabilities was carried out. As a determinant factor of ensuring the comfort of movement in the interior, a manoeuvring area in the form of a square of 150 × 150 cm was assumed. The research was based on relevant literature review, thorough analysis of design documentation in terms of the possibility of redevelopment and adaptation and conclusions drawn from the design of a selection of concrete slab buildings.
A rough approximation of estimated costs of adaptations needed for a person with a disability in an apartment constructed in concrete slab system is provided below. This is further compared with approximate costs of similar adjustments in contemporary flats.
At the same time these costs will be linked to the possibility of reimbursemesnts, which can be claimed under the State Fund for the Rehabilitation of the Disabled (PFRON) programme.
This paper presents some of the typical projects of the 70s and 80s, which were developed based on various older technologies and systems such as: OWT-67, WUF-T, WWP, Szczecin System, W-70, SBM-75 and OWT-75. These “sample” projects are then “tailored” to the needs of the disabled. An indicative estimate of the repair works and a comparison table are presented. This paper illustrates the amount of financial contributions needed and the flexibility of some of these technologies to changes [8] needed in order to facilitate better accessibility. The conclusions presented compare the cost effectiveness of adaptability of old flats versus the adaptability of modern apartments, which, in hindsight, should have already been designed and built with the disabled access and functionality in mind.
The idea of design that takes people with disabilities in consideration is not a new one in Poland. Towards the end of the 1960s a few papers related to the needs of the elderly were published by Wanda Czeczerda and Danuta Kozińska [9, 10]. In 1978 in Miedzeszyn, the Scientific Council of the Central Association of Housing Cooperatives organized a scientific seminar on the integration of people with disabilities in the housing environment. The seminar discussed issues of architectural and urban barriers. Even then it was noted that there were many physical barriers in the interiors themselves, such as
This national research centre develops and promotes the philosophy of universal design in residential, public and urban environments as well as product design [21]. In Poland, this theme was raised by Ewa Kuryłowicz in 1996 for probably the first time. She published a paper on making the environment accessible to people with disabilities [22]. Another researcher, Marek Wysocki, draws attention to the responsibility of local governments in developing legal regulations defining the nature of public spaces [23]. Design trends nowadays are often referred to as
The subject of disability discussed so far in relation to older people seems to be covering the main theme quite extensively. However, the issues studied so far do not refer directly to specific types of housing and the possibility of physical adaptation of these buildings. Anna Ostańska’s monograph concerning the revitalization of industrial housing estates [28] is an important paper tackling the subject. In the publication, valid proposals for systematic adaptation of staircases in blocks in OWT technology for disabled are presented. OWT buildings were built in two variants: one as a five-storey building without lifts and the other as a high (7 to 12 storeys) building with a lift. Unfortunately, even the existing lifts are not suitable for the transportation of people with disabilities due to their small dimensions, because of the way the door opens (manually), not to mention the difference in heights between the sidewalk and the ground floor level. For the taller buildings, Ostańska proposes to solve the problem by inserting new accessible elevators into the shafts remaining from the existing elevators. Direct access to the lift from the sidewalk would then be possible from the areas that used to be chutes. In the five-storey buildings where there are no elevators, the writer proposes to install new accessible ones in place of the smallest living quarters. People living there would need to be relocated to the two-story block superstructure added to the initial building. A ramp located on the opposite side of the building, with intact original entrances remaining, would subsequently provide the entrance for the disabled [28]. Another solution that can be offered to maximize and adapt space is to insert an elevator in place of an existing staircase and to then build a new free-standing stair in front of the building.
There are virtually no publications on the types of existing buildings in terms of the scale of problems with access for disabled and costs that a future user would encounter had they needed to adapt a particular space for a disabled person's needs.
Assuming that a residential building has been modernized and in the new spirit of design it has been adapted as an environment suitable
All new builds, which are advertised as fit for the disabled, require a large cash sum or a long-term loan. These costs, even in case of purchase of a small two- or three-bedroom flats (40-50m2), mean 40 000 to 100 000 PLN price rise in comparison with the price of an old build with the lack of good accessibility. It is worth then to consider what financial investments would be required to adjust an older flat to a convenient accessible model rather than jump directly into a purchase of an expensive new build.
Comparison of indicative prices per square meter [PLN] in buildings with specific technology and particular date of build (as of August 2017)
Area | Technology and time of build / prices | |||||
brick (until 1969) | pre-fab concrete slabs | brick (1970-1989) | new brick (after 1989) | apartments from 2011 1 | base built 2018 2 | |
< 20 m2 | 5450 – 5550 | - | - | - | - | - |
20 – 25 m2 | 4150 – 5850 | 5200-6800 | 5200 – 5950 | - | - | - |
25.1 – 30 | 3950 – 6850 | 4150-5550 | 4150 – 5900 | 5050 – 5750 | 5300-5950 | 5350-6500 |
30.1 – 40 | 3900 – 6450 | 3650-5300 | 4400 – 5800 | 4050 – 6550 | 5350-7750 | 4900-6100 |
40.1 – 50 | 3650 – 6750 | 3500-5200 | 3450 – 4700 | 4450 – 7750 | 4900-7750 | 3950-6000 |
50.1 – 60 | 3650 – 5600 | 3150-4950 | 3250 – 5550 | 3350 – 5950 | 5000-6450 | 3900-5890 |
60.1 – 70 | 3400 – 5300 | 2950-4800 | 3550 – 5150 | 3200 – 6350 | 5200-7400 | 3900-5400 |
< 70 | 3750 – 5000 | 2200-4550 | 4700 – 4850 | 2500 – 7850 | 4900-7100 | 3900-6300 3 |
Collated by the author; based on relevant data from chosen estate agencies
Not including the prices of furnished apartments where prices reach 12500 PLN per square metre
Not including the prices of a recent development where a square meter in the smallest flat was at 8000 – 9000 PLN, and in flats of 150 m2 – approximately 6600 PLN.
Prices for 100 m2 flats; bigger flats are at 2400–4000 PLN
Typically, all apartments, regardless of the time of their build, are subject to some sort of reorganization and adaptation to the needs of the occupiers. Disabled users, especially those with reduced mobility, have the most difficult task. It has been assumed that the opening door clearance of 90 cm is sufficient for a disabled user to move from a space to a space, so is 120 cm width in case of a corridor. In addition, a manoeuvring space equivalent to a circle with 150 cm diameter at the pivot points is required, although the disabled themselves indicate that these requirements depend on the type of wheelchair (in fact more room might be needed). As a result, the biggest problems faced by people with disabilities are: door thresholds, the width of the door openings, narrow corridors and inaccessible bathrooms. Additionally, the areas just in front of the doors (door clearance) become crucial points too, and often one has to stand “sideways” to open them. The required comfortable “manoeuvring area” depends on the direction in which the door opens: clearly more space is needed for the doors opening “in/towards” than “out”.
In all the concrete slab blocks of flats the main problem is the width of the door openings. As far as the entrance doors are concerned – these are just at about the required 90 cm. In this case the problem may not be as visible, however, the doors to individual rooms within the flats are only 83 cm wide, proving beyond reach to wheelchair users. In such flats, the bathroom becomes completely inaccessible with 70 cm wide doors and clearly not enough space for the rotation of a wheelchair. Often, the decision to replace a bathtub with a shower is not only motivated by the comfort of use, but also an attempt to enlarge the space. The kitchen area is more adaptable, but there often remains the problem of storage space that needs to be within the reach of a disabled user. Similarly, there are issues with accessible storage solutions due to narrow corridors.
Presented below are some of the main features of older concrete slab systems developed in the 20th century alongside some sample plans and construction methods [29]. For comparison, M3 apartments of similar size were chosen, all between 38–48 m2. These projects are presented alongside the proposed changes that should be implemented in selected apartments. The suggested alterations take into consideration the principle of designing spaces for people with disabilities in such a way that the interiors ensure maximum mobility with the use of the least amount of energy. In the drawings, “predicted manoeuvring” space is marked as 150 × 150 cm square.
Savings Concrete Slab Buildings
Warsaw Universal Form – Standard buildings
A. Apartment type M3 in OWT-67 technology. Source: author based on [29]
B. Adjustment of the apartment to the needs of the disabled, proposed changes. Source: author
A. Apartment type M3 in WUF-T technology. Source: author based on [29]
B. Adjustment of the apartment to the needs of the disabled, proposed changes. Source: author
Wroclaw Concrete Slab Buildings
The system has a ready-made concrete sanitary capsule inserted into the interior. The modification of this space is, therefore, very difficult. It is possible to propose to demolish a wall which the WC is sharing with the bathroom cubicle and suggest the use of the toilet unit from the bathroom “manoeuver” space. In place of the bath one could insert a shower and a washbasin opposite the entrance door (Fig. 4B). It would also be possible to use the adjacent corridor space to install a washing machine accessible from the bathroom. In order to ensure enough room in the corridor area in front of the kitchen and bathroom, it would be necessary to remove two parts of the wall adjacent to the kitchen and to widen the entrance to the bathroom from 70 cm to a minimum of 80 cm, although it could cause additional problems with the wall-embedded electric installation.
Second generation open system
A. Apartment type M3 in WWP technology. Source: author based on [29]
B. Adjustment of the apartment to the needs of the disabled, proposed changes. Source: author
A. Apartment type M3 in Szczecin System. Source: author based on [29]
B. Adjustment of the apartment to the needs of the disabled, proposed changes. Source: author
A. Apartment type M3 in W-70 technology. Source: author based on [29]
B. Adjustment of the apartment to the needs of the disabled, proposed changes. Source: author
Monolithic Building System
A. Apartment typeM3 in SBM-75 technology. Source: author based on [29]
B. Adjustment of the apartment to the needs of the disabled, proposed changes. Source: author
A. Apartment type M3 in OWT-75 technology. Source: author based on [29]
B. Adjustment of the apartment to the needs of the disabled, proposed changes. Source: author
Savings Concrete Slab – Standard
The table below lists some indicative costs of the proposed renovations. It is assumed that the changes made are combined with the costs of complete renovation of the sanitary facilities (bathroom and WC). The estimates are based on construction calculators [30] and relevant information from a specialist company (specializing in drilling, forging and cutting of concrete and reinforced concrete [31]. In addition, the average costs of ceramic tiles and fittings, the same in all cases, were taken into account.
Indicative comparison of the costs of adapting an M3 flat to the needs of the disabled (adjustments shown in Figures B); built in dif-ferent technologies
Purchasing and construction | Cost in a particular building system | ||||||
OWT-67 | WUF-T | WWP | Szczecinski | W-70 | SBM-75 | OWT-5 | |
modernization works without bathroom equipment (PLN) | |||||||
demolition of partition walls, | 1850 | 5900 | 1300 | 2100 | 2500 | 3750 | 3450 |
widening of the opening for the bathroom door | 250 | - | 250 | 250 | 250 | 250 | 250 |
fixing of the wall around the new door opening | 400 | - | 400 | 400 | 400 | 400 | - |
erecting a partition wall (with the material - plasterboard) | - | 260 | - | - | - | 500 | 700 |
floor replacement (terracotta – 41.50 PLN / m2) | 900 | 950 | 950 | 1050 | 1050 | 1150 | 1250 |
replacement of wall tiles (glaze – 41,50 PLN / m2) | 2700 | 2900 | 2950 | 2950 | 2800 | 2950 | 3600 |
purchase and door installation | 600 | 1300 | 600 | 600 | 600 | 600 | 600 |
replacement/installation of water and sewage plumbing systems | 1100 | 1100 | 1700 | 1100 | 1100 | 1700 | 1700 |
installation of plumbing fixtures | 1000 | 1000 | 1000 | 1000 | 1000 | 1000 | 1000 |
repairs to/replacement of electrical installation | 650 | 900 | 750 | 650 | 650 | 1000 | 1100 |
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purchase of bathroom equipment and assembly (PLN) | |||||||
purchase of Washbasin/s, Toilet Bowl, Shower Tray | 1300 | ||||||
Shower | 800 | ||||||
Bidet Toilet Seat | 550 | ||||||
Taps | 1000 | ||||||
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total cost with the use of no tray shower* | 14 900 | 19 760 | 14 900 | 15 550 | 15 800 | 18 750 | 19 100 |
the possibility of inserting a bath for the disabled ** | NO | YES |
NO | NO | YES |
YES |
NO |
Using a no-tray shower add: shower +900, cabin +700, liner 200.
The examples given are illustrated (drawings XB). In the case of purchasing of a bathtub for the disabled, the price of the bath needs be added at 170 × 75 – 4200 PLN, 160 × 75 – 3900 PLN, 135 × 75 – 5400 PLN, (data from Polimat) and the shower and shower tray installation at approx. 1400 PLN should be detracted from the repair cost
Every renovation is very absorbing, requires a new design, suitable contractors and is extremely costly. The biggest expenses are to do with the main construction works, plumbing and electrical installations – all the issues that people with disabilities who are improving their flats are most likely to encounter. It is of utmost importance that under the Ordinance of the Minister of Labour and Social Policy of 25 June 2002 [32] disabled persons who are owners of the property or who have the consent of the owner of the premises where they live permanently may apply for co-financing of adjustments and improvements in their living premises from the PFRON funds ([32] §2.(4)). Applications for such payments are handled by the District Family Support Centres (PCPR) or the Municipal Family Relief Centres (MOPRs). The amount of funding claimed can reach up to 95% of the planned expenditure, but may not exceed fifteen times the average salary ([32] §13. 4). In 2013, as a result of the Resolution of the PFRON Board of Directors, an official “Catalogue of equipment, works and other activities subject to financial support from the PFRON funds for the elimination of architectural barriers” was created [33]. Most importantly, any projects and works that were to be implemented in buildings built after January 1, 1995 cannot qualify for the funding. This proves that all newly built apartments are, or at least should be, on paper, adapted for use by persons with disabilities.
Even a very quick analysis of the contemporary housing indicates that the availability of housing for the disabled is not a priority for developers. Due to the current housing crisis, quantitative housing needs are met at the expense of quality [34]. Nowadays, when the apartments are purchased within the minimum needs (basic functionality) and the maximum financial capacity (extremely costly flats) there is a lack of incentive for developers and designers of multi-family housing to deliver well designed spaces. Undoubtedly, it is equally noticeable that there is no adequate buyer awareness either. It is important to note that flats are usually bought by young people who, faced with a thirty-year loan, tend to analyse the number of square feet of space rather than space itself. They do not think in terms of functionality or the lack of it, so it is crucial that this role is sustained and modelled by the designers. In Poland people don’t tend to live in rented apartments, although it often seems necessary, which also can be a problem. This is a result of economic conditions rather than a lifestyle choice. As soon as the borrowers get adequate mortgage, they decide to buy their own apartment rather than rent. It is difficult to talk about the high mobility of Polish society or the possibility of a quick change of housing arrangements depending on needs because of the aforementioned factors.
Newly built dwellings are an improvement in the quality of functional solutions, but in recent years there still have been a number of shortcomings that may affect the quality of life of their users. The first problems can be spotted in the corridor areas. Due to the regulations stating that the apartments are to be accessible from each floor, almost all the blocks currently being built, are equipped with elevators, which significantly increases the cost of construction.
To balance this extra cost developers tend to propose over-simplified layouts. This creates many unilateral dwellings in which the whole apartment is laid out along one long access corridor. This causes the communication issues and the difficulty in moving easily in such an interior. The most spatially - sought apartments are the 50 m2 ones, consisting of 2 bedrooms, a living room and a kitchen, or more often just a kitchenette. Bathrooms in these premises are usually combined with a WC and have an area of between 3 to 5 m2. Some of them have a very generous space, where one can easily find enough room to manoeuvre a wheelchair freely.
Unfortunately, often the way the units and fixtures are laid out does not indicate that the functional layout had been designed with a disabled person in mind. The cost of adapting the bathroom in a new building is comparable to its functional modernization, because of the cost of new apartments most buyers choose to buy these at the “developer stage”, but where they still need to do “the final touches”. Therefore, one can assume that bathrooms in new flats will not normally require complete renovation, but only surface “cosmetic” changes. Nevertheless, it may be necessary to reinstall the plumbing system so that the fixtures can be moved around or swapped to accommodate for needs of a disabled person (e.g. installing a low shower tray instead of a bathtub). Creating extra space usually happens at the expense of a washing machine which is subsequently transferred to the kitchen. The cost of “improving” a bathroom of 4 square meters will amount to about 5300 PLN (floor and tiling: 550 PLN, walls: 1600 PLN, changes to plumbing: 800 PLN, equipment and assembly: 2350 PLN). Neither of these steps, even the less substantial adjustments, will be eligible for refunds in case of new builds.
Flat Accessibility Chart 1
Flat Accessibility Chart | ||
Door lock below 120 cm | YES | NO |
Threshold (if any) lower than 2 cm | YES | NO |
150x150 cm free manoeuvring space when doors are open | YES | NO |
Does every room have an opening (door) of 80-90 cm wide? | YES | NO |
Is it possible to insert sliding doors into the rooms? | YES | NO |
Is there enough room to rotate a wheelchair by 180°? | YES | NO |
Is the kitchen open-plan or has an entrance opening of minimum 90 cm? | YES | NO |
Electrical and light switches are located at 90-120 cm. | YES | NO |
Are the plugs located at a height of 20-30 cm from the floor? | YES | NO |
Does the bathroom have a manoeuvrable space equivalent to Ø 150 cm? | YES | NO |
Will the bathroom have such space after replacing the bathtub with a shower? | YES | NO |
Is there enough room to position the wheelchair next to the toilet seat? | YES | NO |
Is there enough room for mounting brackets on both sides of the toilet seat (including at least one that is movable)? | YES | NO |
In the case of a separate small WC toilet is the toilet seat accessible from the main bathroom? | YES | NO |
the more YES answers, the more accessible the flat is
According to the brief analysis presented above, modern developments are more accessible and better suited to the needs of the disabled in comparison with the flats built before 1995. These do provide better ease of access for disabled people to all premises in the buildings. Only sporadically, however, the same principle is applied within the interiors of the apartments, which inevitably undermines the effort and the investments in the initial and “external” improvements. It is therefore important to promote solutions that ensure that all occupants (and their guests) could use all the spaces of the building (both the communal and access areas as well as private spaces within the flats) without undue effort. It should be noted that this must not only mean adding equipment for the disabled. It should come from the design and well-thought solutions proposed at the design stage, otherwise this kind of post-facto intervention might lead to further segregation rather than the feeling of inclusivity. In principle, accessibility should be imperceptible and “a natural phenomenon”. An interior should be completely accessible to anyone and everyone irrespective of their degree of efficiency, age, health or disability. Designers and developers should follow the principles of universal design, “pre-emptive design”, as advocated by representatives of the Wroclaw University of Technology [34]. The current level of housing quality in the face of the lack of funding for adaptation measures (in terms of eliminating barriers) puts the average user in a tricky situation. Even if not every apartment is designed directly for a disabled user, it should be planned in such a way that it could be easily adapted to their needs. Perhaps, it would be good to require from the designers two options of design layout: one that is the “standard” one and another fully adapted to the needs of a disabled person. This increased amount of work for the designers will undoubtedly affect the way the individual rooms are thought out at initial stages. Current legislation does not propose any standards that would regulate these issues; it would be a good idea to introduce some housing accessibility standards for flats (interiors), as it already is the case in public spaces [35]. At the same time it would be possible to propose and collate a kind of a Charter (Standard) of the housing accessibility, similar to Checklist: in order to check whether the building and its interior spaces are accessible to all [36], which would allow for the classification of the apartments still at the design phase and at the project approval stage (including administration purposes).
In conclusion, the need to include the concrete slab pre-fab buildings into the accessibility debate should be emphasized. Adapted externally and internally for people with disabilities these would become much more competitive. The improvements would also contribute to the overall quality of life of all the residents, as many of them are still living in the relatively excluded world of the elderly in the same flats they purchased when they were young. Perhaps, some funds could be obtained from the EU? It would be good to use the potential of old blocks of flats, which, in most cases, are well located, have convenient infrastructure and are quite spacious, especially so because their repetitive layouts can easily (albeit a bit costly) be adapted to modern standards and personal needs of all users.