A Design and Access Statement is a supporting document that explains the design principles behind a proposed development and how access has been considered. It helps the local planning authority understand how the proposal responds to the site’s surroundings, the needs of its intended users and relevant planning policies.
If you are preparing a planning application in England, you may need to submit a Design and Access Statement alongside your drawings and other supporting documents. Whether it is required depends on the type of development, its location and the relevant planning regulations.
Understanding what the statement should contain can help you prepare a complete application and explain the thinking behind your design.
This article covers what a Design and Access Statement is, when it is required, what information to include and how it differs from a planning statement.
What Is a Design and Access Statement?
A Design and Access Statement, often shortened to DAS, is a written report that accompanies certain planning applications and applications for listed building consent.
It explains two main aspects of a proposed development: its design and how people will access and use it.
The design section describes the principles behind the proposal and how the site and its surroundings have influenced decisions about layout, scale, appearance and landscaping. The access section explains the approach to access, relevant planning policies and any specific access issues that need to be addressed.
Its purpose is to help the local planning authority and other interested parties understand the thinking behind the proposal, rather than simply showing what the finished development might look like.
When Is a Design and Access Statement Required?
In England, a Design and Access Statement is required for certain categories of development under the applicable planning regulations.
These generally include:
- Major development: Applications for major development, subject to the relevant regulatory exceptions.
- Certain development in designated areas: Applications involving one or more dwellings, or buildings creating at least 100 square metres of floor space, where any part of the development is in a conservation area or World Heritage Site.
- Listed building consent: Applications for listed building consent, subject to the applicable requirements.
There are exceptions for certain types of application. For example, some applications involving changes to planning conditions, changes of use without relevant building works, engineering operations or mining operations may not require a statement under the national rules.
The precise requirement depends on the application type and circumstances. You should check the applicable legislation and your local planning authority’s validation checklist before submitting an application.
The Planning Portal’s Design and Access Statement guidance provides an overview of when the document is required.
What Should a Design and Access Statement Include?
The content should be tailored to the site and development. A straightforward project may need only a concise explanation, while a larger or more complex proposal may require a more detailed assessment.
For planning applications where a Design and Access Statement is required, the document should address the relevant design principles, site context and access considerations.
1. Site Description and Context
The statement should explain the characteristics of the site and its surroundings that have influenced the proposal.
This may include:
- The site’s existing use and physical features.
- The character and appearance of nearby buildings.
- The surrounding street pattern and layout.
- Access points and movement around the site.
- Landscape features and trees.
- Heritage considerations.
- Relevant site constraints.
The purpose is to demonstrate that the design has been informed by the actual location rather than developed without considering its surroundings.
For example, a proposal in a historic area may need to explain how its scale, materials and appearance respond to the character of nearby buildings.
2. Design Principles and Concepts
This section explains the thinking behind the proposed development.
It should describe the principles that have informed the design and how those principles have been translated into the proposal.
Depending on the project, this can include the choice of layout, building form, scale, materials, appearance and landscaping.
The statement should explain why the chosen approach is appropriate for the site and how the design responds to the relevant planning context.
3. Amount and Layout
The statement should explain the amount of development proposed and how it is arranged on the site.
For a residential development, this may include the number of dwellings, the amount of floorspace and the arrangement of buildings, gardens, parking and shared spaces.
For a smaller extension, it may explain the size and position of the addition and how it relates to the existing property.
The explanation should correspond with the submitted plans and drawings so that the local planning authority can understand the proposed layout.
4. Scale and Appearance
Scale concerns the size and proportions of the development, including its height, width, massing and relationship with surrounding buildings.
Appearance concerns the visual characteristics of the proposal, such as its architectural style, materials, roof form, windows and external finishes.
The statement should explain how these decisions have been informed by the site and the surrounding area.
For example, a new building among traditional houses may need to explain how its height, proportions and materials respond to the established streetscape.
5. Landscaping
Where relevant, the statement should explain how landscaping has influenced or formed part of the design.
This may include existing trees, planting, gardens, boundary treatments, open space and the relationship between buildings and outdoor areas.
Landscaping can affect the visual quality of a development, the site’s relationship with neighbouring properties and the way people move through and use the space.
The level of detail should be appropriate to the proposal and consistent with any landscaping plans submitted.
6. Access and Movement
The access section explains how people will reach and use the development.
It should address the applicant’s approach to access and explain how relevant local planning policies have been considered.
Depending on the proposal, relevant matters may include:
- Pedestrian and cycle access.
- Vehicle access and circulation.
- Entrances and routes through the site.
- Accessibility for disabled people.
- Parking and drop-off arrangements.
- Changes in ground levels.
- Specific physical barriers or access constraints.
The statement should identify relevant access issues and explain how they have been addressed through the design.
It should also record any consultation undertaken specifically in relation to access and explain how the outcome informed the proposal, where applicable.
Design and Access Statement Example: What Does It Look Like?
A Design and Access Statement does not need to follow one universal template. Its structure and level of detail should reflect the complexity of the development.
For a hypothetical small residential development, the document might use the following structure:
Project: Proposed residential development
1. Introduction: Identify the application site, describe the proposed development and explain the purpose of the statement.
2. Site and surroundings: Describe the existing site, surrounding buildings, access arrangements and relevant constraints.
3. Design approach: Explain the principles informing the layout, scale, appearance and landscaping of the proposal.
4. Response to context: Describe how the site’s characteristics and surrounding area influenced the design.
5. Access strategy: Explain how pedestrians, cyclists, vehicles and other intended users will access and move around the development, including relevant accessibility considerations.
6. Conclusion: Summarise how the design responds to the site and how access issues have been considered.
This is an illustrative structure, not a complete statement for a real planning application. The actual document should address the specific proposal and any relevant local requirements.
Common Mistakes to Avoid
A Design and Access Statement should explain the reasoning behind the proposal. Several mistakes can make it less effective.
Using generic descriptions. The statement should explain how the actual site and its surroundings influenced the design.
Focusing only on appearance. The document should also address the required access considerations, not simply describe the building’s visual style.
Repeating the drawings without explaining the design. Plans show what is proposed; the statement should explain the principles and decisions behind it.
Ignoring access constraints. Physical barriers, changes in levels and relevant accessibility considerations should be addressed where applicable.
Contradicting the application documents. The statement must reflect the same proposal shown in the drawings and described in the application form.
Providing too much irrelevant information. The document should be concise and focused on the design and access issues that matter to the application.
How Planning Build Can Help
Preparing a Design and Access Statement requires an understanding of the development, its surroundings and the planning requirements that apply.
Planning Build can support your project through architectural design services and feasibility advice and planning strategy, helping you consider design choices and planning constraints before submitting an application.
The appropriate support will depend on your project. A straightforward proposal may require limited documentation, while a major development or a sensitive site may need more detailed design work and planning input.
Prepare Your Planning Application With Confidence
A Design and Access Statement helps explain why a development has been designed in a particular way and how people will access and use it.
Whether you need one depends on the type and location of your development, so checking the relevant requirements before submission is essential. Where a statement is required, it should be tailored to the site, supported by the relevant drawings and focused on the design and access issues that apply.
If you need help understanding the requirements for your development or preparing your planning application, contact Planning Build to discuss your project.
