For the most part, residential developers think about inclusivity only within the framework of advertising booklets, often passing off solutions that are already mandatory according to standards as the results of their reflections. Although the introduction of the concept of “universal environment” into market practice is gradually beginning to change the situation
Today in Russia there are a number of regulatory documents regulating the creation of a barrier—free environment for low-mobility groups of the population, the requirements of which must be observed when designing buildings – and this is good. In particular, as experts of the Etalon group note, there are requirements for traffic paths along the site (construction of ramps and exits from the sidewalk to the roadway, information markings along the way and recreation areas, dimensions of pedestrian paths for traffic, requirements for coating materials, etc.) and inside the building for guest access (width corridors, contrasting information designations, door openings, installation of platforms in front of entrances, and so on), dimensional requirements for sanitary rooms in commercial premises, requirements for evacuation in case of fire (with the device of traffic paths, warning signs, as well as safety zones for people with disabilities in a wheelchair with a call button for help) – Of course, this is not a complete list yet.
But what is not very good: according to the observations of the deputy director of the architectural bureau ABD architects, Katerina Levyant, most of the developers working in the residential segment are limited by them, fixed in the norms and rules of the requirements, without spending money on additional solutions.
Katerina Levyant GAP, Deputy director of the architectural bureau ABD architects “Developers who really think about inclusivity in their facilities are those whose managers, for example, have experience working in Europe and are imbued with the social importance of such an approach. After all, inclusivity is relevant not only for people whose opportunities are currently limited: with age, everyone becomes less mobile and tries to choose a place that will make life and movement as easy as possible for them. Unfortunately, in Russian practice, developers often think about inclusivity only within the framework of advertising booklets, presenting solutions for it, and so necessary for implementation according to regulatory documents.”
Harsh but true words. If we leave out the conversation of the leaders of the residential segment, then for the most part developers have never (neither before, in the “fat” times of the real estate market, nor now, in economically difficult conditions) they did not seek to go beyond the boundaries of inclusivity established by the norms. People with disabilities are never the target audience for any project (well, how many of them will there be for the entire residential complex?), these are not families with children and not healthy people, on whom you can make an absolutely working advertising and marketing bet, so is it worth spending time, effort and money coming up with somethingis that extra for a couple of visually impaired people or a few wheelchair users? Share your experience — who has ever met a representative of the “silver age” in an LCD advertisement who does not flaunt a white-toothed smile and excellent physical shape? And a person with disorders of the musculoskeletal system or with black glasses and a guide dog? Moreover, as Stanislav Kondratiev, Vice President of product at Etalon Group, emphasizes, designing apartments for low-mobility groups of citizens is not mandatory.
Stanislav Kondratiev, Vice President of Product at Etalon Group, “Apartment plans designed for residents with additional needs include expanded doorways and, accordingly, doors, take into account a large turning radius and other features that increase the area of a small apartment by five to seven meters or more. This changes the apartment structure, increases the cost of construction and sale of real estate. Most developers do not seek to invest in creating an inclusive environment beyond regulatory requirements. At the same time, the equipment of public areas for people with disabilities does not incur additional operating costs, and the implementation of the concept of barrier—free courtyards can become a unique trade offer – because when there are no curbs, stairs and other natural obstacles on the way of a person through the territory of a residential complex, not only people with disabilities benefit, but also, for example parents with strollers.”
According to the observations of Peter Kirillovsky, Director of the Product Development Department of FGC Group, now many developers from among those involved in the current agenda use the concept of a “universal environment”. It is much broader and includes not only work on creating an inclusive environment, but also taking into account the mobility of people, which varies depending on the life cycle.
Pyotr Kirillovsky, Director of the Product Development Department at FGC Universal Environment Group, takes into account, for example, the presence of small children or a baby stroller. It even takes into account the number of packages that a resident of the house carries from the store to the apartment. Therefore, the task of the developer is to lay solutions that are convenient for all user groups: children, large families, the elderly and people with limited mobility. For example, in our company, we have implemented landscaping standards that, when creating a universal environment, are based on seven key points: equality of use, flexibility in use, simple and intuitive design, easily perceptible information, low physical effort, tolerance for error, as well as size and space for use. That is, we are designing an environment that offers solutions for space sharing. But at the same time, we must understand that we are adapting this space: in particular, tactile elements can be attributed to this, which are ready to become assistants in the perception of space.”
Of course, for any company, such standards are a purely voluntary decision. Then can we say that the simplest and at the same time the most effective way to increase the level of inclusivity of the environment within each specific residential complex is to tighten legislation? Katerina Levyant thinks not.
“Legislatively tightening the requirements is not the best way. A more effective method, in my opinion, is to create a mechanism in which meeting the requirements for inclusivity will work for sales, which means that the developer is very interested. Such a mechanism could be a media campaign telling citizens, potential buyers, about inclusivity, so that they understand what the ideal housing for them could be. For example, many people are looking for comfortable real estate to live in retirement, and this is just the age when a person’s capabilities are gradually beginning to be limited. In this case, the potential buyer will give preference (and more money) to the residential complex where the principles of an inclusive environment are implemented not only in a beautiful advertising booklet, but in reality,” the expert suggests.
In addition, Peter Kirillovsky notes that “today we live in a very highly competitive market, which, in fact, is the regulator of solutions implemented by the developer. And the more comfortable urban space he, the developer, creates, the more likely his product will be in demand.”
According to Stanislav Kondratiev, the state’s participation in the formation of an inclusive environment may be expressed not in stricter requirements, but in fulfilling the role of the customer. If the state acts as a buyer of real estate for people with disabilities, developers will form an offer corresponding to financially supported demand. That is, if there is a buyer on the market who is interested in purchasing real estate for low-mobility groups of citizens, developers themselves will begin to build and actively offer such housing, the expert is sure.
“Now at Etalon we are discussing the idea of designing apartments on the ground floors, taking into account the requirements for housing for people with disabilities, for low-mobility groups of citizens. So far, as an experiment. But it is possible that inclusive real estate on the ground floors will be in demand and in the future we will increase this supply,” Stanislav Kondratiev puts an end to it and gives the floor to representatives of the commercial real estate segment. Their relationship with the concept of an “inclusive environment” is described in the final part of the material.
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