A building can technically comply with accessibility requirements and still be difficult to use.
The accessible parking bay may be provided, but the route to the entrance is awkward.
A ramp may exist, but it leads to a side door while everyone else uses the main entrance.
Signage may be installed, but it is difficult to read.
A reception desk may look impressive while being uncomfortable for someone using a wheelchair.
Universal design asks a broader question:
Can as many people as possible use this building comfortably and independently?
The concept was developed around designing products and environments to be usable by people with a wide range of abilities without relying unnecessarily on specialist adaptation. The widely recognised seven principles include equitable use, flexibility, simple and intuitive use, perceptible information, tolerance for error, low physical effort, and appropriate size and space for approach and use.
For commercial architecture, these principles can influence everything from parking and entrances to lifts, workspaces, toilets, signage and emergency planning.
What Is Universal Design?
Universal design is an approach that considers human diversity from the beginning of the design process.
Rather than designing a standard building first and adding accessibility features later, it asks whether the primary design can already accommodate more people.
This can include people who:
- Use wheelchairs
- Have limited mobility
- Have visual or hearing impairments
- Are older
- Are temporarily injured
- Are carrying heavy items
- Are travelling with children
A design feature that helps one group often makes the building easier for many others too.
Universal Design Is Broader Than Accessibility Compliance
Accessibility regulations provide important minimum requirements.
Universal design goes further.
A regulation may specify that an accessible route must exist.
Universal design asks:
- Is that route direct?
- Does it feel like the normal route?
- Is it easy to understand?
- Does it work independently?
South Africa's SANS 10400-S addresses facilities for persons with disabilities and explicitly notes that its provisions represent minimum requirements rather than the maximum level of access designers should aim to provide. It encourages making sites, buildings and facilities usable to the greatest practical extent by people with disabilities.
Compliance Should Be the Starting Point
Commercial buildings still need to comply with applicable:
- National Building Regulations
- Municipal requirements
- Fire regulations
- Occupational requirements
- Relevant standards
South Africa's National Building Regulations and Building Standards Act establishes the legislative framework for building standards and approvals.
Universal design does not replace those obligations.
It provides a broader design approach that can sit above minimum compliance.
Principle One: Equitable Use
The first recognised principle of universal design is equitable use.
The intention is to create a design that can be used by people with different abilities without unnecessary segregation.
In a commercial building, that might mean avoiding a situation where wheelchair users must:
- Enter through a service entrance
- Travel around the back of the building
- Ask staff to unlock a separate door
when everyone else enters directly from the main frontage.
Where practical, the same primary entrance should work for as many people as possible.
Main Entrances Should Work for Everyone
The main entrance creates the first impression of a commercial building.
It should ideally provide:
- Step-free access
- Adequate width
- Clear visibility
- Easy operation
If a ramp or alternative accessible route is needed, it should be integrated into the architecture rather than treated like an afterthought.
An entrance that works well for someone using a wheelchair also works well for:
- Someone pulling luggage
- A courier moving goods
- A parent with a pram
Avoid Separate Accessible Entrances Where Possible
A separate accessible entrance may sometimes be unavoidable because of:
- Existing building constraints
- Heritage conditions
- Difficult levels
For new commercial buildings, however, accessibility should preferably be incorporated into the primary arrival sequence.
People should not need to feel that they are entering through the secondary route simply because of the way they move.
Principle Two: Flexibility in Use
The second principle recognises that different people may use the same environment differently.
A good design should accommodate a range of preferences and abilities.
In commercial buildings, flexibility can apply to:
- Workstations
- Meeting spaces
- Doors
- Controls
- Furniture
Providing more than one reasonable way to perform a task can make a building useful to a wider range of people.
Adjustable Workstations Support More Users
Commercial workplaces increasingly accommodate employees with different:
- Heights
- Body types
- Mobility requirements
Adjustable workstations can allow people to change:
- Desk height
- Chair position
- Screen position
This can support both seated and standing work.
Not every workstation needs every possible adjustment.
The workplace should provide enough flexibility to accommodate realistic user variation.
Meeting Rooms Need Flexible Furniture
A meeting room filled with fixed furniture provides fewer options.
Movable tables and chairs can allow spaces to accommodate:
- Wheelchairs
- Different group sizes
- Presentations
- Workshops
This also allows the room to change as workplace requirements change.
Universal design and adaptable commercial design often support one another.
Principle Three: Simple and Intuitive Use
A building should be understandable without requiring users to study complicated instructions.
The third universal design principle focuses on making use easy to understand regardless of a person's experience, knowledge or language ability.
Commercial architecture can support this through:
- Clear entrances
- Logical circulation
- Consistent signage
- Predictable layouts
If visitors repeatedly need to ask where reception is, the spatial organisation may be doing too little of the work.
Reception Should Be Easy to Find
A visitor entering an unfamiliar commercial building should quickly understand where to go.
Reception can be made easier to identify through:
- Direct sightlines
- Lighting
- Signage
- Spatial hierarchy
Do not hide it behind a maze of corridors.
The first few seconds inside the building should provide orientation.
Circulation Should Feel Logical
Commercial buildings are easier to use when circulation follows understandable patterns.
People should be able to identify routes towards:
- Reception
- Lifts
- Stairs
- Toilets
- Meeting rooms
- Exits
Complicated circulation increases reliance on signage.
Good planning reduces that dependence.
Consistency Helps People Learn the Building
If room numbers, floor layouts and signage follow a consistent system, users can more easily understand unfamiliar areas.
For example:
If lift lobbies appear in similar locations on every floor, visitors learn where to expect them.
Consistency is particularly valuable in:
- Hospitals
- Office campuses
- Shopping environments
- Large commercial complexes
Principle Four: Perceptible Information
Important information should be communicated in ways that work for people with different sensory abilities and under different environmental conditions.
This can involve combining:
- Visual information
- Tactile information
- Audible information
rather than relying entirely on one format.
Signage Should Be Easy to Read
Good commercial signage needs:
- Appropriate text size
- Strong contrast
- Clear wording
- Logical placement
A beautifully designed sign that nobody can read from a reasonable distance has failed at its basic job.
Avoid low-contrast combinations chosen only because they match the interior colour scheme.
Do Not Rely Only on Colour
Colour can help organise a building.
It should not be the only way important information is communicated.
For example, instead of identifying zones only as:
Red
and:
Green
also use:
- Names
- Numbers
- Symbols
This makes the system useful to people who perceive colour differently.
Tactile Information Can Improve Access
Where required and appropriate, tactile information can assist users with visual impairments.
This may include:
- Raised lettering
- Braille
- Tactile indicators
These elements should be positioned consistently and designed according to applicable standards.
Adding braille randomly to a few signs does not create a coherent accessible information system.
Audible Information Can Support Visual Information
Lifts provide a common example.
Useful systems may include:
- Visual floor indicators
- Audible floor announcements
- Clearly labelled controls
The same information is available in more than one way.
That aligns directly with the universal design principle of perceptible information.
Principle Five: Tolerance for Error
Buildings should reduce unnecessary hazards and limit the consequences of predictable mistakes.
This principle does not mean designing as though users will never make errors.
It assumes that they sometimes will.
Commercial architecture can support this through:
- Clear level changes
- Guarding
- Safe circulation
- Warning indicators
- Sensible door placement
Hazards should not depend on perfect attention from every person at every moment.
Changes in Level Need Clear Treatment
Unexpected:
- Steps
- Kerbs
- Drops
can create hazards.
Where level changes are necessary, they should be:
- Visible
- Appropriately protected
- Clearly incorporated into circulation
Small, isolated steps in otherwise level spaces can be particularly easy to miss.
Glazed Doors and Walls Need Visibility
Large areas of transparent glass can be difficult to perceive.
Appropriate visual manifestation can help users recognise:
- Doors
- Full-height glazing
- Internal glazed partitions
This is especially important in brightly lit commercial interiors where reflections may make transparent surfaces difficult to identify.
Principle Six: Low Physical Effort
People should be able to use a building without unnecessary physical strain.
This principle considers how much:
- Force
- Repetition
- Sustained effort
an activity requires.
In buildings, apparently minor decisions can significantly affect physical effort.
Doors Should Not Be Unnecessarily Difficult to Open
A heavy entrance door can be difficult for:
- Older users
- Children
- People with limited upper-body strength
Automatic doors can be appropriate in high-traffic settings.
Where manually operated doors are used, opening forces and hardware should meet applicable requirements.
The design should not create avoidable resistance.
Lever Handles Are Often Easier to Operate
Certain users may find round knobs difficult because they require gripping and twisting.
Lever-style hardware can generally be used with less grip strength.
Hardware selection should consider:
- Usability
- Durability
- Security
- Fire requirements
A small specification decision can make a noticeable difference to everyday use.
Long Routes Increase Physical Effort
Accessibility is not only about whether a destination can technically be reached.
Distance matters.
If an accessible parking bay is located near the entrance but the accessible internal route then requires a lengthy detour, the building may remain difficult to use.
Direct routes reduce unnecessary effort.
Principle Seven: Size and Space for Approach and Use
The final principle concerns providing enough space for people with different:
- Body sizes
- Postures
- Mobility devices
to approach and use facilities comfortably.
This principle affects almost every commercial environment.
Circulation Width Matters
Corridors need enough space for the people who use them.
Requirements may depend on:
- Occupancy
- Fire escape
- Accessibility
- Building type
Avoid filling otherwise adequate routes with:
- Display stands
- Loose furniture
- Storage
A corridor that was compliant on the construction drawings can become difficult to use after occupation if management slowly narrows it.
Turning Space Needs to Remain Clear
Accessible areas may require sufficient manoeuvring space for wheelchairs and other mobility aids.
This can affect:
- Lobbies
- Toilets
- Meeting rooms
- Reception areas
Designing the space is only part of the job.
Furniture layouts need to preserve it.
Accessible Parking Starts the Journey
Universal access begins before a person enters the building.
Parking design should consider:
- Bay dimensions
- Transfer space
- Gradient
- Surface quality
- Route to entrance
An accessible bay located across a difficult kerb or broken walkway does not create a complete accessible journey.
The Route From Parking Matters as Much as the Bay
Think of accessibility as a continuous route.
It might run:
Parking → Path → Entrance → Reception → Lift → Office → Toilet
A failure at any point can make the destination inaccessible.
Checking individual components without reviewing the whole journey can therefore produce misleading results.
Drop-Off Areas Should Be Considered Too
Some users arrive by:
- Taxi
- Shuttle
- Private driver
- Accessible transport
A safe drop-off area can be particularly useful at:
- Medical offices
- Hotels
- Large corporate buildings
- Public-facing commercial facilities
Consider weather protection and the distance to the entrance.
Kerbs Can Create Major Barriers
A small kerb may seem insignificant to an able-bodied pedestrian.
For someone using:
- Wheelchair
- Walker
- Mobility scooter
it can interrupt the entire route.
Kerb ramps should be placed where they support actual pedestrian movement rather than where they were easiest to fit into the paving plan.
Surface Quality Matters
External routes should avoid unnecessary:
- Uneven paving
- Loose gravel
- Large joints
- Slippery finishes
Decorative surfaces need to remain usable.
A visually attractive path that is difficult to cross with a wheelchair, cane or walking aid is a poor universal design outcome.
Ramps Need More Than the Correct Gradient
Ramp design should also consider:
- Landings
- Width
- Handrails
- Edge protection
- Surface
- Drainage
A technically correct slope can still become difficult if the ramp:
- Is exposed to weather
- Has poor handrails
- Ends awkwardly
The whole route needs to work together.
Stairs Still Matter
Universal design does not mean removing stairs.
Some users prefer them.
Others rely on them.
Stairs should be designed with:
- Consistent risers
- Appropriate handrails
- Clear edges
- Good lighting
The objective is to provide suitable alternatives without making either route unnecessarily inconvenient.
Handrails Help More People Than Expected
Handrails are useful for people who:
- Have limited balance
- Are recovering from injury
- Become tired easily
They should be easy to grip and positioned according to applicable standards.
A decorative rail that is difficult to hold does not perform the same function.
Lifts Need to Be Easy to Reach and Use
In multi-storey commercial buildings, lifts are central to universal access.
Consider:
- Location
- Door width
- Internal space
- Controls
- Visual indicators
- Audible information
The lift should form part of the obvious circulation system.
It should not feel like specialist equipment hidden behind service corridors.
Lift Controls Need Reachable Positions
Controls should be positioned so that they can be reached from different:
- Heights
- Postures
They should also provide clear visual and tactile information where required.
The interface should be straightforward enough for a first-time visitor to understand.
Reception Desks Should Accommodate Different Users
Reception desks are frequently designed around a standing visitor.
Providing a suitable lower section can improve access for:
- Wheelchair users
- People of shorter stature
- Seated visitors
The lower section should be genuinely usable rather than filled with:
- Brochures
- Computers
- Decorative objects
after opening.
Waiting Areas Need Flexible Seating
A waiting area should not consist entirely of identical fixed chairs.
Providing variation can accommodate:
- Mobility devices
- Different body sizes
- People who need armrests
- Companions
Leave appropriate open positions so a wheelchair user can sit with the group rather than in an awkward leftover gap.
Retail Counters Need Similar Thinking
In shops and customer-service environments, counters can create barriers.
Consider:
- Height
- Reach
- Payment terminals
- Visibility
A card machine placed at the back of a deep counter may be difficult for some customers to reach independently.
Small operational decisions can undermine otherwise accessible architecture.
Payment Systems Should Be Reachable
Modern commercial buildings increasingly rely on:
- Touchscreens
- Card terminals
- Self-service kiosks
These should be positioned so they can be used from different heights and positions.
Digital interfaces should also consider:
- Text size
- Contrast
- Clear instructions
Universal design now extends beyond walls and doors.
Self-Service Technology Can Create New Barriers
A business may remove a staffed reception desk and replace it with a digital kiosk.
That may improve efficiency for some users.
It can create difficulties for others.
Consider whether there is:
- An alternative interaction method
- Staff assistance
- An accessible interface
Technology should widen options rather than remove every other route.
Accessible Toilets Need Proper Planning
Accessible sanitary facilities require more than installing grab rails in a larger cubicle.
The layout needs to consider:
- Door movement
- Transfer space
- Fixture position
- Reach
- Circulation
South African accessibility provisions for commercial and public buildings are addressed through the applicable National Building Regulations and SANS 10400-S framework.
Design teams should work from current applicable requirements for the specific project.
Do Not Use Accessible Toilets as Storage
This is a common operational failure.
After handover, accessible toilets sometimes become convenient places to store:
- Cleaning equipment
- Boxes
- Spare furniture
That compromises the space specifically provided for users who may need it.
Facilities management needs to preserve accessibility after occupation.
Door Swings Can Affect Toilet Usability
Door position and direction can interfere with:
- Transfer
- Circulation
- Emergency assistance
The toilet should be tested as a three-dimensional space rather than simply checked against a fixture list.
Small planning errors can significantly reduce usability.
Accessible Toilets Should Be Easy to Find
Do not hide accessible facilities on another floor or behind obscure corridors.
Signage should make them straightforward to locate.
Where practical, accessible facilities should be integrated with the main sanitary arrangement rather than unnecessarily separated.
Kitchens and Tea Stations Need Accessible Elements
Commercial workplaces often provide:
- Kitchens
- Tea points
- Break areas
Consider whether employees with different abilities can reach:
- Work surfaces
- Sinks
- Appliances
- Storage
Not every element needs to be duplicated.
A reasonable portion of the facilities should be usable by a wider range of people.
Meeting Rooms Need Enough Space Around Tables
A large table can dominate a room and leave very little circulation.
Allow space for:
- Different seating arrangements
- Mobility devices
- Movement behind chairs
Do not calculate room capacity using chairs packed so tightly that nobody can move comfortably.
Boardrooms Can Become Surprisingly Inaccessible
A boardroom may have a generous floor area but still be difficult to use because of:
- Oversized table
- Heavy doors
- Loose cables
- Fixed furniture
Review the room as it will actually be furnished.
Furniture is part of the user experience.
Workplaces Should Accommodate Different Bodies
Commercial office design often assumes one standard worker.
People differ in:
- Height
- Reach
- Strength
- Mobility
Furniture systems should provide reasonable variation.
This can contribute to a workplace that remains useful to more employees without substantial later modification.
Flexible Workplaces Can Support Universal Design
Flexible office environments can provide different settings for:
- Quiet work
- Collaboration
- Meetings
- Rest
This variety can benefit people with different working preferences and sensory needs.
Universal design is not limited to mobility.
People also experience:
- Light
- Sound
- Crowding
differently.
Acoustic Conditions Matter
Commercial spaces with excessive background noise can be difficult for:
- People with hearing loss
- People trying to concentrate
- People using hearing technology
Acoustic design can consider:
- Sound absorption
- Separation
- Background noise
- Meeting-room privacy
A visually striking open office may still be uncomfortable if sound has not been considered.
Meeting Rooms Should Support Hearing
Depending on building type and user requirements, meeting environments may benefit from systems that support people with hearing impairments.
These might include appropriate:
- Assistive listening technologies
- Acoustic treatment
- Visual presentation systems
The specific solution should be selected according to the space and applicable standards.
Lighting Should Support Visibility
Lighting affects the ability to:
- Read signage
- Recognise faces
- Identify hazards
- Move safely
Avoid excessive contrast between:
- Very bright
- Very dark
areas along primary circulation routes.
Uniformity and glare control can be as important as overall brightness.
Glare Can Create Accessibility Problems
Highly reflective:
- Floors
- Walls
- Glazing
can create visual discomfort.
Direct sunlight across a polished floor may also make changes in level or surface harder to interpret for some users.
Material and lighting decisions should be coordinated.
Contrast Can Help Identify Important Elements
Useful visual contrast can make it easier to identify:
- Doorways
- Handrails
- Controls
- Signage
- Stair edges
Contrast should serve a functional purpose.
It does not require turning the entire building into a collection of bright colours.
Wayfinding Should Use More Than Signs
People understand buildings through:
- Views
- Light
- Landmarks
- Spatial sequence
Architecture itself can help explain where people are.
For example, a central atrium can become a recognisable orientation point.
Good wayfinding reduces dependence on constantly reading signs.
Numbering Systems Should Follow Logic
Room and floor numbering should be predictable.
Avoid systems that make sense only to the facilities team.
Visitors should be able to make reasonable assumptions about:
- Floor
- Zone
- Direction
based on the numbering structure.
Icons Need to Be Recognisable
Symbols can help users who do not share the same first language.
Use widely understood pictograms where appropriate.
Highly abstract custom icons may look elegant while being difficult to interpret.
Signs exist to communicate first.
Language Choices Matter
South African commercial environments can serve people speaking many different languages.
Not every sign can practically include every language.
Clear:
- Pictograms
- Numbers
- Familiar terminology
can help reduce dependence on complex written instructions.
The appropriate approach depends on the users of the building.
Emergency Design Must Include Everyone
Universal design should continue during emergencies.
Consider whether people with different abilities can:
- Receive warnings
- Reach safe areas
- Obtain assistance
Fire and emergency design must comply with applicable regulations and be coordinated with professional fire-safety requirements.
Accessibility cannot disappear simply because the building is in emergency mode.
Alarm Systems May Need Multiple Forms of Warning
An audible alarm alone may not communicate effectively with every occupant.
Where required, emergency systems can combine:
- Audible alerts
- Visual alerts
The appropriate systems depend on building regulations, occupancy and fire design.
Essential warnings should reach as many occupants as practical.
Emergency Planning Is Operational Too
Architecture can provide:
- Escape routes
- Refuge arrangements where applicable
- Emergency systems
But building management also needs procedures for assisting users who may require support.
Design and operations need to work together.
Universal Design Continues Outside the Building
Commercial sites may include:
- Courtyards
- Gardens
- Outdoor dining
- Pedestrian streets
These areas should also consider:
- Accessible surfaces
- Routes
- Seating
- Shade
A fully accessible office that opens onto an inaccessible staff courtyard still excludes people from part of the workplace experience.
Outdoor Seating Should Offer Choice
Not everyone can comfortably use:
- Low benches
- Backless seats
- High stools
Provide some variation.
Seating with:
- Backs
- Armrests
can help people who need additional support when sitting or standing.
Landscape Should Not Block Accessible Routes
Plants change size.
A path that is clear at opening can become narrower as:
- Hedges spread
- Tree roots lift paving
- Branches grow
Landscape maintenance needs to preserve clear routes.
Universal access is an ongoing management responsibility.
Shade Can Support Older and Less Mobile Users
Long exposed outdoor routes can become difficult during hot weather.
Shade from:
- Trees
- Canopies
- Covered walkways
can reduce physical strain.
Climate-responsive design and universal design often reinforce each other.
Weather Protection Matters at Entrances
People may take longer to:
- Enter
- Exit vehicles
- Operate mobility devices
Covered drop-offs and entrances can provide protection from:
- Sun
- Rain
This benefits almost everyone using the building.
Universal Design Helps Older Users
Populations change over time.
A commercial building designed around young, highly mobile users may become less suitable as employees and customers age.
Features such as:
- Handrails
- Clear signage
- Good lighting
- Resting places
- Low-effort doors
can help older users remain independent.
Temporary Disability Matters Too
Accessibility is not relevant only to people with permanent disabilities.
Someone may temporarily be:
- Using crutches
- Recovering from surgery
- Experiencing an injury
A universally designed building can continue working for them without special alterations.
Parents and Caregivers Benefit Too
Step-free routes, automatic doors and spacious circulation can help people:
- Pushing prams
- Accompanying young children
- Assisting older relatives
This illustrates why universal design benefits a broader population than accessibility terminology sometimes suggests.
Delivery Staff Use the Building Differently
Commercial buildings also need to work for:
- Couriers
- Maintenance staff
- Suppliers
Someone pushing a trolley benefits from:
- Level access
- Wide doors
- Clear routes
Good universal design can also make everyday operations easier.
Universal Design Can Support Visitor Confidence
People are more comfortable in buildings they can understand.
Clear:
- Entrances
- Routes
- Signage
- Facilities
reduce the need to repeatedly ask for assistance.
That independence can improve the experience for:
- Customers
- Employees
- Visitors
A building that is easy to use usually feels more welcoming.
Universal Design Can Support Commercial Value
A building usable by a wider range of people can appeal to more:
- Tenants
- Employees
- Customers
It may also be easier to adapt as occupant requirements change.
Universal design should not be treated solely as a compliance cost.
It can contribute to long-term building usefulness.
Accessibility Retrofitting Can Be Expensive
Correcting inaccessible design after construction can require:
- New ramps
- Modified entrances
- Altered toilets
- Lift changes
- Reconfigured parking
SANS 10400-S specifically notes that adapting buildings after construction can be prohibitively expensive in some circumstances, which is one reason access should be considered carefully during initial design.
Planning early usually provides more options.
Existing Buildings Can Still Be Improved
Many commercial buildings were constructed before contemporary accessibility expectations.
Retrofitting may therefore involve difficult constraints.
Possible improvements might include:
- Entrance modifications
- Accessible sanitary facilities
- Better signage
- Improved lighting
- Door hardware changes
- Accessible parking
The correct priorities depend on the building and current barriers.
Start Existing-Building Work With an Access Audit
Before making random improvements, assess the complete user journey.
Review:
- Arrival
- Parking
- Entrance
- Circulation
- Vertical movement
- Toilets
- Work areas
- Emergency routes
This can reveal which barriers have the largest practical effect.
Replacing signage may matter, but it will not solve a staircase that prevents someone reaching the office.
Involve Users in the Design Process
Designers cannot always identify every barrier from drawings.
People with lived experience can provide insight into how spaces actually work.
Engagement can include:
- Employees
- Tenants
- Accessibility consultants
- Disability organisations
The newer inclusive-design work associated with NC State's Alliance for Inclusive Design Practice and Research specifically places emphasis on incorporating end-user insight into design decisions.
Do Not Assume One Person Represents Everyone
Disability is diverse.
The needs of someone with:
- Visual impairment
- Hearing impairment
- Limited mobility
can differ substantially.
Consultation should therefore avoid assuming that one user's experience represents every possible requirement.
Universal design aims to account for variation.
Accessibility Consultants Can Add Specialist Knowledge
Complex commercial projects may benefit from specialist accessibility input.
An accessibility consultant can review:
- Plans
- Details
- Routes
- Specifications
early enough for changes to be integrated properly.
Waiting until construction is almost complete greatly reduces the range of practical corrections available.
Architects Need to Coordinate With Other Disciplines
Universal design affects more than architectural drawings.
Coordination may involve:
- Interior designers
- Landscape architects
- Engineers
- Signage consultants
- Fire consultants
- Facilities teams
A perfectly designed accessible route can still fail if another discipline places equipment in the way.
Coordination is essential.
Interior Fit-Outs Can Undo Good Base-Building Design
A commercial shell may be designed properly.
Then the tenant fit-out introduces:
- Narrow furniture layouts
- Inaccessible counters
- Heavy doors
- Poor signage
Accessibility criteria should carry through into tenant design guidelines.
The job is not finished when the base building receives approval.
Tenant Manuals Can Preserve Universal Access
Landlords can establish fit-out requirements covering:
- Circulation
- Doorways
- Accessible facilities
- Signage
This helps prevent individual tenant modifications from creating new barriers.
Regular inspections can also identify problems after occupation.
Facilities Management Matters After Handover
Accessible design can deteriorate operationally.
Common problems include:
- Furniture blocking routes
- Accessible bays being misused
- Broken automatic doors
- Storage in accessible toilets
- Temporary signs blocking circulation
Facilities teams need to understand why these spaces must remain clear.
Maintenance Should Include Accessibility Checks
Routine inspections can include:
- Door operation
- Lift controls
- Sign condition
- Paving
- Handrails
- Accessible parking
Accessibility features should be maintained with the same seriousness as other building systems.
A broken lift can make an entire floor inaccessible.
Universal Design and Human-Centred Design Are Closely Related
Both approaches ask designers to think carefully about how people actually experience environments.
Human-centred design often begins with:
- Observation
- User needs
- Behaviour
Universal design adds a specific focus on accommodating a broad range of users.
Together, they can produce commercial spaces that are more practical and inclusive.
Universal Design and Flexibility Can Work Together
Buildings that accommodate different:
- Tenants
- Layouts
- Uses
can also be designed around a wider range of users.
For example, demountable partitions may allow a workplace to be reconfigured if an employee requires:
- More circulation space
- Different workstation arrangement
Adaptability can support inclusion over the building's life.
Universal Design Does Not Mean Every Space Is Identical
Different spaces have different purposes.
A warehouse floor and a reception area do not need the same design.
The question is whether each necessary function can reasonably be accessed and used by the intended population.
Universal design is about equitable usability, not architectural sameness.
Universal Design Does Not Eliminate Every Specialist Feature
Some users will still require specific:
- Equipment
- Technology
- Assistance
Universal design aims to reduce unnecessary dependence on specialist adaptation.
It cannot remove every individual requirement.
The objective is to make the standard environment work for more people before individual accommodations become necessary.
Design for Independence Where Possible
One useful test is:
Can the person use this feature without needing to ask someone else for help?
This applies to:
- Doors
- Payment terminals
- Lifts
- Toilets
- Signage
Independence is an important measure of whether accessibility has been integrated properly.
Avoid Design That Stigmatises Users
Accessibility should not make people feel singled out unnecessarily.
For example, providing an accessible entrance beside the loading dock while everyone else uses a landscaped main entrance sends a clear message about who the primary design was intended to serve.
Equitable use asks designers to avoid that separation where possible.
Good Universal Design Can Be Almost Invisible
The best universal design features often feel completely ordinary.
A wide entrance.
A clear sign.
A lever handle.
A step-free route.
Many users will never consciously notice why the building feels easy to use.
That is often a sign the accessibility strategy has been integrated successfully.
Avoid Treating Universal Design as a Checklist
Checklists are useful for catching omissions.
They should not replace design thinking.
A building can contain:
- Accessible toilet
- Ramp
- Lift
- Parking bay
and still provide a poor overall experience.
Review how these components connect.
The user experiences the building as one continuous environment.
Consider Universal Design During Concept Design
The strongest time to make these decisions is early.
Concept design determines:
- Levels
- Entrances
- Cores
- Circulation
- Parking
Once those are fixed, accessibility options become more constrained.
A ramp added late is often less successful than a site plan that never needed a separate ramp in the first place.
Test Plans Against Different Users
During design review, imagine several people arriving at the building.
For example:
User 1: Wheelchair user arriving by car.
User 2: Visitor with limited vision arriving by taxi.
User 3: Older employee using a walking aid.
User 4: Parent pushing a pram.
Follow each person from arrival to destination.
This can reveal weaknesses that individual compliance checks overlook.
A Practical Universal Design Checklist
When reviewing a commercial building, ask:
- Can most users enter through the same main entrance?
- Is there a continuous step-free route?
- Are accessible parking and drop-off areas well positioned?
- Are routes wide and clear?
- Is reception easy to find?
- Are signs readable and consistent?
- Is important information communicated in more than one way where needed?
- Are doors easy to operate?
- Are lifts straightforward to reach and use?
- Are accessible toilets genuinely usable?
- Can counters and payment systems be reached?
- Do meeting rooms allow flexible seating?
- Are lighting and acoustic conditions considered?
- Can users understand the building without constant assistance?
- Do emergency systems account for different users?
- Can accessibility be maintained after occupation?
A building that answers these questions well is moving beyond minimum compliance towards a genuinely more inclusive environment.
Common Universal Design Mistakes
Watch for:
- Treating accessibility as a late-stage addition
- Creating separate secondary entrances
- Checking components without checking the whole route
- Using low-contrast signage
- Relying entirely on colour
- Providing inaccessible reception counters
- Blocking turning spaces with furniture
- Treating accessible toilets as storage
- Ignoring acoustic accessibility
- Allowing tenant fit-outs to undo base-building access
- Forgetting that accessibility needs maintenance after handover
Most of these problems are easier and less expensive to prevent during design than correct afterwards.
Final Thoughts
Universal design asks architects to think beyond the minimum features required for accessibility.
It considers the entire experience.
How does someone arrive?
Can they use the main entrance?
Can they understand where to go?
Can they operate the doors, lifts, counters and facilities independently?
Can they use the same spaces as everyone else without unnecessary separation?
The seven recognised principles of universal design provide a useful framework for answering those questions, covering equitable use, flexibility, intuitive use, perceptible information, tolerance for error, low physical effort, and sufficient space for approach and use.
South African building requirements establish important minimum provisions for accessibility, but those minimums should not be mistaken for the limit of good design. SANS 10400-S itself encourages designers to make buildings and facilities usable to the greatest practical extent.
A commercial building may serve thousands of people over several decades.
Those people will have different ages, bodies, abilities and circumstances.
Designing around that reality from the beginning can produce buildings that are easier to use, easier to adapt and more useful for longer.
That is the practical value of universal design.
It does not create a separate building for people with different needs.
It creates a better building for more people.