Definition

Approved Document M — Access to and Use of Buildings is the statutory guidance supporting Part M of the Building Regulations 2010, setting minimum legal standards for accessibility in new buildings in England. BS 8300-1:2018 and BS 8300-2:2018 are the British Standards specifying best-practice dimensions and design criteria beyond the regulatory minimum. In an APC context, Approved Document M governs legal compliance; BS 8300 governs genuine inclusivity.

Why this matters for Inclusive Environments

  • Level 1 knowledge: you must describe Part M’s volume and category structure and explain how BS 8300 relates to it.
  • Assessors across Building Surveying, Project Management and Quantity Surveying pathways ask candidates to distinguish the statutory minimum from best-practice standards.
  • Compliance with Part M is a legal obligation; failure during design or construction can expose clients to enforcement action and civil claims.
  • Local planning authorities can impose M4(2) or M4(3) through planning conditions, so candidates must check local plan policy before advising that M4(1) is sufficient.

Key principles

Part M structure: volumes and categories

Approved Document M has two volumes. Volume 1 covers dwellings and sets three access categories: M4(1) — the baseline visitable standard; M4(2) — accessible and adaptable, meeting most occupiers’ changing needs over a lifetime; and M4(3) — the wheelchair user standard, requiring step-free access and turning circles throughout. Volume 2 covers non-domestic buildings, setting requirements for approach routes, entrances, internal circulation and sanitary accommodation.

BS 8300: the best-practice layer

BS 8300-1:2018 addresses the external environment (approach routes, car parking, surfaces and signage); BS 8300-2:2018 addresses the building interior (entrances, corridors, lifts, sanitary accommodation and hearing enhancement systems). Together they provide dimensional guidance and design criteria beyond what Approved Document M specifies. BS 8300 compliance is increasingly expected by local planning authorities and major occupiers.

The relationship with the Equality Act 2010

Part M sets the design standard at the point of construction. The Equality Act 2010 then imposes an ongoing duty on service providers and employers to make reasonable adjustments for disabled people. Compliance at handover does not eliminate all future obligations: physical features that later create a substantial disadvantage may require further alteration regardless of the original approval.

Practical application on projects

When advising on a new development: check local plan policy to identify which Part M category applies; review Approved Document M for technical requirements; consult BS 8300 where the client wishes to go beyond the minimum; and verify whether any proposed change of use or material alteration triggers Part M. Routine maintenance does not engage the regulations.

Relevant RICS guidance and legislation

  • Building Regulations 2010, Part M and Approved Document M (Volumes 1 and 2) — the statutory baseline for all new buildings and material changes of use in England.
  • BS 8300-1:2018 and BS 8300-2:2018 — British Standards setting best-practice design criteria above the regulatory minimum.
  • Equality Act 2010 — imposes ongoing reasonable adjustment duties; sections 20 and 21 are most relevant to built environment professionals.
  • National Planning Policy Framework (NPPF) — requires local plans to promote inclusive and accessible communities.
  • RICS guidance on Inclusive Design — sets professional expectations for incorporating inclusive design into surveying advice.
  • RICS Rules of Conduct (effective 2 February 2022) — Rule 2 (competence) and Rule 4 (respect) underpin the obligation to advise accurately on accessibility standards.

Ethics and Rules of Conduct angle

Rule 2 requires members to act competently. Advising a client that M4(1) is sufficient when the local plan requires M4(2) is a competence failure with significant financial and legal consequences. Rule 4 (respect) connects directly to inclusive design: treating accessibility as a box-ticking exercise fails people whose quality of life depends on buildings working for them.

APC-style Q&As

Q (Level 1)What are the three dwelling access categories in Approved Document M Volume 1?

M4(1) is the baseline visitable standard. M4(2) is the accessible and adaptable standard, designed to meet occupiers’ changing needs over a lifetime. M4(3) is the wheelchair user standard, requiring step-free access and turning circles throughout.

Q (Level 1)How does BS 8300 differ from Approved Document M?

Approved Document M is statutory guidance that sets the legal minimum for new buildings. BS 8300-1:2018 and BS 8300-2:2018 are British Standards providing best-practice guidance beyond that minimum, with detailed dimensions for external environments and buildings respectively. Compliance with BS 8300 is not a legal requirement, but it is increasingly expected by planning authorities and occupiers.

Q (Level 2)A client developing 40 homes asks whether they need to comply with M4(2). How do you advise?

The starting point is the local plan. Local planning authorities can require M4(2) or M4(3) compliance as a planning condition, overriding the default M4(1) baseline. You would check the adopted local plan and any supplementary planning documents for an accessible housing policy, then confirm with the planning officer, as M4(2) has cost implications the client needs to programme from the outset.

Q (Level 2)Does meeting Part M at completion discharge all accessibility obligations for a commercial building?

No. Part M sets the design standard at the point of construction or material alteration. The Equality Act 2010 imposes a separate, ongoing duty on service providers and employers to make reasonable adjustments to remove barriers that place disabled people at a substantial disadvantage. A building compliant at handover may still require alterations if physical features create barriers in practice.

Q (Level 3)A client is refurbishing a Victorian office for public use. Advise on their accessibility obligations and your approach.

(example) I advised that a material change of use to a public-facing use triggers Part M Volume 2, so the client must comply with accessibility requirements for entrances, internal circulation and sanitary accommodation. I carried out an access audit using BS 8300-2:2018 to establish the gap between the existing building and best practice, and presented a phased improvement schedule. I advised that the Equality Act 2010 requires ongoing reasonable adjustments, so features not addressed in phase one would need review. The client agreed a programme achieving Part M compliance at practical completion and BS 8300 compliance within two years.