Today's discussion is about inclusion. First, I would like to ask a question. You were involved in developing the MNS 6055 and 6056 standards. Which country's example was followed in creating these standards?

Thank you. My topic today is closely related to the future, and since this is an important issue, I hope our discussion reaches those who will build and live in the future Ulaanbaatar. The first inclusion standards in Mongolia, MNS 6055 and 6056, were developed in 2009.

When I was 19, the head of the NGO I worked for was Deputy Minister of Construction Badamgarav. We established an NGO together and imported and distributed wheelchairs for free in Mongolia. However, we noticed that although we were providing wheelchairs, there were no proper pathways for them. So, we started developing the first inclusion regulations in the early 2000s, and after a long process, the standards were completed in 2009. We compared and studied similar standards from 7 to 10 different countries, and the team from the Mongolian University of Science and Technology (MUST) developed the standards.

Before us, this was not developed mainly because, first, inclusion was not considered a priority, and second, there had never been a project to gather and focus the attention of experts from MUST. Essentially, we managed the project, while Mongolian engineers handled the actual development. We also carried out advocacy efforts to get the standards approved in Mongolia.

Currently, Mongolia has two types of standards: one related to pedestrian pathways and another concerning inclusive spaces inside civil buildings. In contrast, France has over 30 standards related to inclusion for people with disabilities, covering areas such as hospitals, schools, and civil buildings separately. In Mongolia, we have a single general standard for civil buildings, which makes it unique.

We need to establish the concept of inclusive buildings. We will all turn 80 someday, yet new buildings are still being constructed the same way as before. So, how do we ensure equal inclusion for all?

Two main factors drive people to build inclusive buildings: greed or fear. Fear is enforced through laws, while greed is driven by business incentives. Fear can be imposed through legal mechanisms, such as penalties for non-compliance or tax reductions for those who comply. Greed ties into business concepts—developers, especially project designers, must understand this.

"Inclusion Should Be Driven Not Just by Laws but Also by Business Interests"

In other words, inclusion should be seen as something that makes a building more attractive, comfortable, and modern while also increasing its real estate value. Initially, I worked on inclusion through fear-driven approaches, but now I focus on the greed aspect. I try to make companies understand that inclusion is beneficial for them. Some people acknowledge its importance but do not act on it until they personally experience difficulties—like breaking a leg and realizing how non-inclusive their environment is. The key point is that, in the long run, inclusion is beneficial for Mongolia. If at least 10% of the audience today understands this, then our discussion has been worthwhile.

"Inclusion Is Not Just for People with Disabilities but for Everyone at Different Stages of Life"

If a person suffers a stroke, someone has to take care of them. If buildings are free of barriers, that person can leave the house, go shopping, and be independent. However, if the environment is non-inclusive, they will always need assistance.

"Inclusion is not just a matter of fear or greed but a national interest issue"

Moreover, property buyers need to be informed. Construction companies often present great concepts on paper, but buyers should check if they actually implement inclusion measures. For example, if a company claims to build inclusive buildings but has faulty ramps or elevators at the wrong height, residents should demand better standards. Good buildings will sell better, while non-inclusive ones should be avoided.

Agree fully. It is frustrating to see beautifully named apartment complexes like "Youth District" or "Children’s District." Such classifications are meaningless because people will inevitably age and have children. Why think so narrowly?

Additionally, a 60m² apartment costing 120 million MNT, with a total cost of 360 million MNT over 15 years due to mortgage payments, should be livable for multiple generations. However, if an elderly parent cannot visit because of inclusion issues, that home becomes just a box. In Europe, buildings over 150 years old still house the third generation, who take pride in it. In Mongolia, despite spending 360 million MNT on a home, three generations cannot live together—this is truly regrettable. A friend of mine wanted to take his elderly mother to their summer house, but she refused because the house had high steps. He then realized inclusion was important only after experiencing it personally.

"For wheelchair users, a non-inclusive restroom is equivalent to one being 20 km away. If a building cannot even get restroom inclusion right, what is the point of constructing it?"

Similarly, when working on an office project, I visited a new building’s restroom. It had no gender separation—urinals were placed directly opposite toilets without any partition. This was not just inconvenient but embarrassing. My organization works on facility management, including homeowners' association laws and common property regulations. New legal changes are enforcing obligations on citizens to contribute financially to shared property maintenance. However, enforcement remains weak.

As the French say, "The devil is in the details." If you fail to consider details, do not even start. A great concept means nothing if it is not implemented properly. Some may think inclusion is only for people with disabilities or the elderly. But consider your own future—how will you age? Will your home be comfortable for you? That should determine how you build your home today. People sometimes ask if I am threatening them. No, I am simply offering a friendly reminder. If you trip and fall in your own home, unable to enter your own bathroom, you will realize the importance of inclusion.

I personally experienced this two years ago when I slipped and fractured my foot. For two months, I had to stay home. I could move around inside, but getting to my garage was a challenge because the elevator did not reach it properly. That was when I truly understood inclusion firsthand. I can move around inside my home just fine. However, when I try to leave my house and go to the garage, my building's elevator does not go to the garage level. I have to take the stairs, which is inconvenient. Then, I need someone to drive my car for me. I usually have two or three meetings per week. Among the offices I visited, the one I liked the most was the ICC Tower. Even something as simple as using a cane becomes a struggle due to slippery surfaces. At that moment, I made a promise to myself that I must speak up about these issues. People should not have to experience these difficulties firsthand to understand them; they should simply be aware of them.

I always remind people not to forget the challenges they have personally faced. Many people experience difficulties, then forget about them once their situation changes. A common example is new mothers who struggle with navigating spaces with strollers. For the first three to four months, they are frustrated by the lack of inclusion, but as their child grows, they forget about it. Personally, I prefer shopping at E-Mart. Why? Because it is easy to enter and exit, safe to walk around with children, has wide elevators, and spacious corridors. I spend my money in places that consider my needs. If a place does not accommodate me, I have no reason to spend money there. My monthly expenses are no different from yours, but I choose to hold my meetings at Shangri-La. Not because I am wealthy, but because it offers good taxi services, comprehensive amenities, and, most importantly, a comfortable, safe, and pleasant experience.

You built a publicly inclusive laboratory house, which I found truly inspiring. It gave engineers, architects, and students a chance to see a real-life example of such a project. Medical students also visit the house to study its design. Can you talk about this experience?

I wanted to demonstrate the concept rather than just talk about it, so I built my summer house based on a "triple concept"—a house with three key features:

1. Energy-efficient and environmentally friendly: This is a trending issue today. My house, which is 56m² with two rooms and a large bathroom, has an average monthly electricity bill of 60,000 MNT. Over the past four winters, I have confirmed that it is indeed energy-efficient. In comparison, houses of similar size have three times higher electricity costs. The annual average is calculated by dividing the total electricity cost by 12 months.
2. Universally inclusive design: This house can accommodate any family, whether it is Uyanga's or Oidov's. It is not designed exclusively for one specific person. If Uyanga were to live there, she would not feel discomfort due to the design. I lived alone in this house for two weeks and was able to manage all household functions independently. Everything from window handles to kitchen furniture, switches, and ventilation systems is designed with inclusion in mind. Inclusion is not just about entrance ramps, wider doors, or walls—it extends to ensuring that even a child can easily open a window.
3. Living Laboratory: This is a concept known as a "Living Lab," where real-life conditions serve as the testing environment. Medical students observe how a space affects care for individuals, while engineering students analyze energy efficiency. Architecture students study the design. Unfortunately, this remains the only house of its kind. I hope to see more of these in the future.

We recently met at the "Support for Energy-Efficient Private Housing and Subsidized Loans" event at Shangri-La. Many international standards were discussed, but do you foresee any challenges in implementation?

Absolutely. That is exactly what I am working on now. For the past year, I have been collaborating with the Sustainable Finance Association (ToC) and the Green Building Institute. The taxonomy developed by the Sustainable Finance Association includes inclusion issues. The first-ever national green standard developed by the Green Building Institute also incorporates inclusion considerations. This is the result of two years of effort. Once these standards are implemented, they will align with the financial system. Essentially, financial support will be provided at lower interest rates and with longer repayment terms for projects that meet the criteria. Additionally, public education efforts, such as podcasts like this one, will help inform people and lead to better outcomes.

Two years ago, my grandmother suffered a spinal injury and was bedridden. That experience made us realize the importance of inclusive planning. Inclusion is not just an issue for people with disabilities—it is a challenge that arises at different stages of life.

I constantly emphasize that inclusive spaces are not only for people with disabilities. Unfortunately, very few people understand this. Many think inclusion is only necessary for those using canes, wheelchairs, or with visual and hearing impairments. However, modern architectural trends advocate for designing spaces that accommodate everyone from the start. This reduces costs in the long run. Throughout our lives, circumstances change—we have children, switch jobs, grow older, and take care of elderly parents. Life is full of transitions, and our environment should be adaptable.

"Inclusion benefits everyone. It is not just for a specific group; it enhances the quality of life for the entire society."

Each life stage brings spatial changes, which often come with additional costs. These costs can sometimes be as high as building a new house. How can we reduce these expenses? By designing homes correctly from the beginning. If done properly, no extra costs will arise. Many people struggle to bathe their elderly parents at home due to small bathrooms. As a result, they have to take them elsewhere for bathing. Some families even have to move to lower floors or different buildings because their current home is not suitable. These unnecessary expenses and inconveniences could be avoided with proper planning. A well-designed home considers children, the elderly, and individuals with disabilities.

At the Shangri-La event, the "Mongolian Housing Forum 2024" was discussed. I had some criticisms. In Darkhan and Erdenet, heating pipelines have been installed for residences. People tend to think that once the pipeline is there, life will automatically improve. My model house, as you know, does not rely on such infrastructure. It has a decentralized foundation and its own sanitation system, which only requires emptying every two years. There is no need for extensive pipeline installations. Electricity is the only necessary utility, and even that can be supplemented with solar panels or wind turbines due to my house's low energy needs. Large-scale infrastructure projects are not always necessary. Instead, distributed systems can be more efficient and resilient.

Our conversation today serves a purpose—to inspire practical change, not just critique issues. Instead of living in isolation, we choose to engage and contribute to solutions. I have recently become very fond of the word perseverance. I have come to realize that if one remains persistent, they will better understand how to improve things and ultimately achieve results.

Over the past 30 or 40 years, I have accumulated a wealth of knowledge and experience, and I try my best to pass it on to the next generation. I sometimes teach medical students and meet with students from the University of Science and Technology, making every effort to share what I have learned.

The earthquake in Turkey was a truly terrifying event. Just a week before it happened, I was in Turkey. While staying at a hotel, I experienced a 6-magnitude earthquake. Everything was shaking. I realized that I was completely unprepared for such an event. Perhaps none of us are. Fortunately, the hotel I was staying in did not collapse. Then, exactly one week later, the massive earthquake struck.

Those in the construction industry listening to this need to understand something. What was the primary reason for the extensive damage in Turkey’s earthquake? It was human error. Even though it was a natural disaster, the main issue was that in one city, nearly 90% of the buildings in a particular area collapsed. The reason? The construction industry in that city was entirely substandard. They had extremely poor building standards. This highlights the importance of adhering to proper standards. A standard does not mean something extravagant; it simply refers to the minimum acceptable level that must be met. I hope those responsible for the quality of the many buildings being constructed in our country seriously consider this issue. I believe earthquake images from Turkey should be thoroughly examined in lessons, so people can see and understand them. After all, even builders themselves do not know when a structure might collapse, yet they are the ones most likely to be inside when it does. Our people often prioritize short-term profits. Some individuals think, "If I have five billion MNT, how can I turn it into 15 billion within a year?" This kind of greed exists, though not everyone is like that.

When I visited Dubai, I observed their rainwater drainage systems and roads, thinking about how we could implement similar solutions. However, when severe floods hit Dubai, even such a highly developed country was helpless against nature. In Mongolia, too, floods have led to tragic incidents, including the loss of children. This all points to one thing—we are not prepared. In some cases, it may seem impossible to be fully prepared, but we must at least discuss how we can mitigate risks.

Risk management is a significant field. It never aims to eliminate risks entirely; rather, it focuses on reducing harm and losses. Recently, over 200 people drowned in Spain. Spain is one of the world’s most developed countries. What went wrong? Firstly, the government failed to activate its warning system. Secondly, the public had become desensitized and ignored the warnings. The authorities did not provide adequate information, and the people disregarded the warnings they did receive. As a result, over 200 people lost their lives. Additionally, our environment is changing drastically due to human activity. For example, in Ulaanbaatar, Home Plaza is built directly on a river’s natural flow path. Nature is more powerful than us—that is a fact. We need to learn how to coexist with it.

Inclusive planning must be prioritized. I want to urge everyone to adhere to building standards. Last year, I attended the International Property Show in Dubai. There, inclusion and sustainable architecture were major topics. One project particularly impressed me: a residential area designed specifically for children with autism and another designed for the elderly. When you undertake a project, your name becomes attached to it. It is something you leave for future generations. I hope people sincerely reflect on this responsibility.

I genuinely hope that this will happen. I have explained how meeting standards makes projects more profitable. I have demonstrated that inclusive developments are more attractive. I have clarified that such designs are in high demand. The global population is aging, and buildings that incorporate inclusive design will be more valuable. How else can I make people understand this? 

If after all this, some still fail to grasp the concept, then unfortunately, they may need to experience it firsthand to truly understand.

“Inclusive architecture is not just for people with disabilities; it is an issue for everyone. We will all grow old one day. Inclusion is a matter of public interest. It is not just about a specific group—it is about improving the quality of life for all"

Within this one-hour conversation, I aimed to convey the importance of universally inclusive buildings and planning.

Host and Initiator: A. Uyanga /Founder and CEO of Ayasgal Tsen LLC/

Guest: V. Oidov /Founder and CEO of Rechtus LLC/

Source: https://ayasgalblog.wordpress.com/2025/02/17/

Translated by Ai.