Muyiwa Oki: Building a future of accessible and adaptable homes | Policy blog

Muyiwa Oki is an architect at construction consultancy, Mace Group and the 80th President of the Royal Institute of British Architects. Here he writes about why architects, Local Planning Authorities, and the government must now focus on collaborative, collective action to ensure that every new home built in England is designed with inclusivity at its core.

Creating truly accessible and inclusive homes is a priority for RIBA and our members. We advocated for the previous Government to raise the baseline accessibility standard for new homes, and its decision to do so marks a pivotal moment in this journey. 

But beyond the headline, there’s a lot to do to make this a reality. Habinteg’s Accessible Homes Week is the perfect time to think about what is needed to deliver accessible and adaptable homes.   

Why M4(2) now?

Since 2015, England’s Building Regulations have guided accessibility in new homes through Approved Document M, which sets out three levels: M4(1), M4(2), and M4(3) – each representing a different standard of accessibility for new homes.

The current baseline, the M4(1) visitable dwellings standard, covers the basics. It doesn’t go far enough to accommodate the needs of all people with reduced mobility or chronic health issues.

That’s why the move to make M4(2) the new standard is a welcome change, with it going further than M4(1). M4(2) requires features that make homes more accessible and adaptable over time, such as a living area on the entrance level and step-free access to all entrance level rooms and facilities.

Designing to this standard makes homes accessible from the start and capable of evolving as residents’ needs change. While, for wheelchair users, M4(3) offers even more comprehensive accessibility, ensuring that homes are designed to meet their specific needs.

Bring architects  in early

It is now over two years since the previous Government committed to consult on the implementation of a baseline standard of accessible and adaptable homes. With a new Labour Government now in place, there remains uncertainty about when, or even if, the consultation will come forward.

Every delay means new developments are built to outdated standards, leaving many people living in homes that don’t meet their needs. RIBA continues to strongly advocate for the Government to bring forward the consultation on the implementation of M4(2) as soon as possible to ensure that new homes meet the evolving needs of residents.

Architects are key to designing homes that are truly accessible, but their influence in mass-market housing has waned over the years, leading to challenges in quality and inclusivity.

To counter this, RIBA has introduced the Inclusive Design Overlay, a tool designed to help architects and other built environment professionals integrate inclusive design principles right from the start of a project.

By bringing architects into the process early on, we can ensure that new homes are thoughtfully designed with all residents in mind.

Planning authorities need funding and resources

Local Planning Authorities (LPAs) also play a crucial role in delivering accessible housing, but budget cuts have severely impacted their capacity to plan effectively and recruit qualified design professionals.

This shortage of resources and expertise is a significant barrier to creating high-quality, accessible housing.

To overcome this, we must comprehensively resource planning departments, enabling them to recruit and retain the necessary talent.

By ensuring that LPAs are well-funded and that architects are involved from the outset, we can make real strides in building adaptable and inclusive homes. Implementing M4(2) is a vital step, but we must also ensure that LPAs can enforce these standards.

Collective action

The shift to M4(2) is a significant milestone, but achieving a truly accessible built environment requires urgent, collective action.

Architects, local authorities, and the government must collaborate closely to ensure that every new home is designed with inclusivity at its core.

Together, we can make sure that new homes are designed to meet the needs of everyone today and in the future, and RIBA is committed to leading this charge.

We will continue to advocate for the resources, expertise, and standards needed to turn the aspiration of accessible and adaptable housing into a reality.