Design and Access Statements

Many planning applications now require Design and Access Statements. The only exceptions are applications for the following:

• A material change in the use of land or buildings, unless it also involves operational development.
• Engineering or mining operations.
• Development of an existing house, or development within the curtilage, or garden area, of a house for any purpose incidental to the enjoyment of the house, where no part of that house or its garden area is within a Conservation Area.

Design and Access Statements are not required for other types of application relating to Advertisement Control, Tree Preservation Orders, or Storage of Hazardous Substances.

What are design and access statements?

• Statements are documents that explain the design thinking behind a planning application and can be linked to planning decisions by way of a planning condition.
• They should include a written description and justification of the planning application. Sometimes photos, maps and drawings may be needed to further illustrate the points made.
• They will be available alongside the application for anyone to see, so should avoid jargon or overly technical language.
• It is important that they are written specifically for the application they accompany.
• They need not be very long, but the amount of detail they contain should reflect how complex the application is.
• A statement for a major development is likely to be much longer than one for a single building.
• One statement should cover both design and access allowing applicants to demonstrate an integrated approach that will deliver inclusive design, and address a full range of access requirements through the planning process.

Design and access statements play a particular role in linking general development principles to final detailed designs. A statement accompanying an outline application must explain how the applicant has considered the proposal, and understands what is appropriate and feasible for the site in its context. It should clearly explain and justify the design and access principles that will be used to develop future details of the scheme. Such information will help community involvement and informed decision making.

Design

When considering the design elements of the Statement, the following physical characteristics of the scheme must be considered and addressed;

• Use

• Would the application help to create an appropriate mix of uses in the area?
• Would different uses work together well, or would they cause unacceptable annoyance?

• Amount

• Is the density appropriate?
• Could the local services support the amount of development planned?

• Layout

• Do all spaces have a purpose?
• Will public spaces be practical, safe, overlooked and inclusive?
• Will private spaces be adaptable, secure and inviting?

• Scale

• Will the buildings sit comfortably with their surroundings?
• Will the buildings, and elements like windows and doors, be a comfortable scale for people?

• Landscaping

• Has landscaping been properly considered from the start?
• Will it help to make the place look good and work well, and will it meet the specific aims for the site?

• Appearance

• How will the development visually relate to its surroundings, for example through the use of appropriate building materials and architectural details?
• Will it look attractive?

Access

The access element of the Statement relates to access to the development and does not extend to internal aspects of individual buildings. It should consider two potential aspects:

1. Vehicular and transport links (including access for emergency vehicles)

2. Inclusive access (so that all users will have equal and convenient access to buildings and spaces and the public transport network)

The following characteristics must be considered:

• Will the place be safe and easy for everyone to move around?
• Will it make the most of the surrounding movement network?
• Has the applicant clearly described their policy approach and consultation process, whether carried out or planned?

Listed Building Consents

Design and access statements are also required for applications for listed building consent.

They are similar to design and access statements for planning applications, although there are some differences because of the differing nature of the application. Where there is a planning application submitted in parallel with an application for listed building consent, a single, combined statement should address the requirements of both. The combined statement should address the elements required in relation to a planning application in the normal way and the additional requirements in relation to listed building consent.

These additional requirements are:

• the historic and special architectural importance of the building.
• the particular physical features of the building that justify its designation as a listed building.
• the building’s setting.

The statement will need to explain and justify the approach to ensuring that the Listed building preserves or enhances its special historic and architectural importance. Where there is potentially an aspect of design that will impact on this, the statement should explain why this is necessary, and what measures within the approach to design have been taken to minimise its impact.

Further Information

Further information can be obtained from the publication  CABE Design and Access Statements - How to read write and use them.

This is a short guide that shows how to write and read design and access statements. It accompanies the Government Circular Guidance on changes to the development control system and provides practical advice on getting the best from statements to help deliver well designed, inclusive places.