About this page
How this part of the Local Plan Options Document works
These Development Management policy option pages contain the following sections:
Policy background
- Relevant national policy or regulations
- National or regional trends
- Local situation and needs/li>
- How we have dealt with this issue in the past
- The thinking behind the policy
Policy options for the new Local Plan
We may suggest a variety of approaches:
- Keeping existing policy as it is
- Making small changes
- Replacing the policy with something that is substantially different
- Identifying factors or events which may affect this policy in the future
Policy option analysis
- A list of the advantages and disadvantages that we have identified for each of the policy options we are presenting.
Read the Housing topic paper and Local Housing Need Assessment (LHNA) for in-depth focus about this topic, and the evidence which informs our policy. Visit our library of Local Plan Options supporting documents to learn more.
Explore the policy
Select a section below to read more.
Accessible homes
9.56 Paragraph 135 of the NPPF (December 2023) states that planning policies should ensure that developments create places with a high standard of amenity for existing and future users. The accompanying footnote (Footnote 52) states that planning policies for housing should make use of the optional technical standards for accessible and adaptable housing and also the nationally described space standard, where these would address a need and can be justified.
9.57 Planning Practice Guidance (PPG) Housing: optional technical standards sets out that local authorities can require accessibility, adaptability and wheelchair standards in new dwellings provided that they have evidence that demonstrates a clear need for these types of housing and their resulting policies plan to meet this need. They should clearly state in their Local Plan what proportion of new dwellings should comply with the requirement.
9.58 PPG states that planning policies should only set out the requirements for enhanced accessibility or adaptability of dwellings through reference to the optional requirements within Part M of Building Regulations – M4(2) ‘accessible and adaptable dwellings’ and M4(3) ‘wheelchair user dwellings’. Any planning policies requiring either Building Regulations M4(2) and / or M4(3) should take into account site specific factors and that for developments where step free access is not viable, neither of the requirements should be applied.
9.59 Government consulted on raising accessibility standards for new homes and responded to consultation setting out that ‘Government proposes that the most appropriate way forward is to mandate the current M4(2) (Category 2: Accessible and adaptable dwellings) requirement in Building Regulations as a minimum standard for all new homes – option 2 in consultation. M4(1) will apply by exception only, where M4(2) is impractical and unachievable (as detailed below). Subject to a further consultation on the draft technical details, we will implement this change in due course with a change to building regulations.’
9.60 The Local Plan Partial Update included an update to Policy H7: Housing Accessibility to provide suitable housing that meets the needs of different groups in the community, including disabled people, older people and families with young children. These accessibility standards were taken forward in line with the relevant evidence base and subject to viability testing.
9.61 Providing accessible housing is important in ensuring that the needs of older and disabled people are met, as well as creating the flexibility for homes to meet the changing needs of individuals and families at different stages of life. We are proposing housing accessibility standard Options as follows:
Option A
Take forward optional technical standards M4(2) and M4(3) in line with up- to-date evidence base (LHNA) and subject to viability testing and with reference to relevant caveats in exceptional circumstances where M4(2) and M4(3) standards cannot be delivered.
Advantages of Option A
Provides accessible and adaptable housing that meets the needs of all.
Disadvantages of Option A
None identified.
Option B
Take forward M4(2) and M4(3) standards in all housing. M4(3) requirements to be required in line with LHNA evidence base and subject to viability testing. Set out relevant caveats in exceptional circumstances where M4(2) and M4(3) standards cannot be delivered.
Advantages of Option B
Provides accessible and adaptable housing that meets the needs of all.
Disadvantages of Option B
Viability considerations.
Option C
Take forward M4(3) standards in line with up-to-date evidence base and subject to viability testing. Set out relevant caveats in exceptional circumstances where M4(3) standards cannot be delivered.
(This option would be reliant on the requirement of M4(2) accessibility standards to come forward through Building Regulations updates.)
Advantages of Option C
Provides wheelchair housing to meet the needs of disabled people (both for wheelchair accessible and wheelchair adaptable housing).
Disadvantages of Option C
Reliant on the requirement of M4(2) accessibility standards being brought forward through Building Regulations update.