Design and Access Statements

Design and Access Statements

What Is a Design and Access Statement?

It is a short report accompanying and supporting a planning application to illustrate the process that has led to the development proposal, and to explain and justify the proposal in a structured way. This will allow applicants to demonstrate an integrated approach to design, including access for all. The Statement will provide an audit trail to show how particular matters have been considered and how the proposals meet Government & Council planning guidance.
The exact form of the statement will depend upon the size, complexity and nature of the scheme however it should contain sufficient information to enable the planning authority to understand how analysis of the site and the local context has influenced the design.
Pre-application discussions are critically important and benefit both developers and local planning authorities and it is considered good practice to use Design & Access statements as an aid to these discussions.

Further information is available in Section 6 to the Guidance on information requirements and validation produced by Communities and Local Government.

When Are They Required?

Design and Access Statements must be prepared to accompany all planning applications, both full and outline, except where the proposal is exempt as specified in Article 4C of the Town and Country Planning (General Development Procedure) (Amendment) Order 2010. In summary a Design and Access Statement is not statutorily required for:

• engineering or mining operations
• development of an existing dwellinghouse, or development within the curtilage of a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse, where no part of that dwellinghouse or curtilage is within a designated area
• a material change in the use of land or buildings, unless it also involves operational development
• extensions to the time limits for implementing existing planning permissions
• development of an existing flat for any purpose incidental to the enjoyment of the flat as such, where no part of that flat is within a designated area
• the extension of an existing building used for non-domestic purposes where the floorspace created by the development does not exceed 100 square metres and where no part of the building or the development is within a designated area
• the erection, construction, improvement or alteration of a gate, fence, wall or other means of enclosure, up to 2m high or the height of the existing means of enclosure, whichever is the higher, where no part of the building or the development is within a designated area or the curtilage of a listed building
• development on operational land consisting of the erection of a building or structure up to 100 cubic metres in volume and 15m in height and where no part of the development is within a designated area
• the alteration of an existing building where the alteration does not increase the size of the building and where no part of the building or the development is within a designated area
• the erection, alteration or replacement of plant or machinery where, as a result of the development, the height of the plant or machinery would not exceed the greater of 15 metres above ground level, or the height of the original plant or machinery, and where no part of the development is within a designated area; or
• development of land pursuant to section 73 (determination of applications to develop land without conditions previously attached) of the Town and Country Planning Act 1990.

Designated Area means a Conservation Area

They will also be required to support applications for Listed Building Consent, but not for advertisement consent, Tree Preservation Orders or Hazardous Substances.

Without a satisfactory statement, an application will NOT be valid or, therefore, considered by the Borough Council.

What Must Be Included?

Design Component:

The design component of the statement will need to explain the design principles and concepts that have led to the proposed development including:

• How the proposal responds to the policy background, both national and local, and in particular how the Council’s Supplementary Planning Document: Leading in Design has influenced the scheme.
• Reference in all cases to applicable policies contained in the adopted Local Plan and when relevant, to the Local Development Framework
• subject to the type and/or location of the proposal, reference to the Council's Supplementary Planning Guidance, Supplementary Planning Documents, Village Design Statements and Conservation Area Appraisals).
• The context, including a site and setting analysis, which will highlight any constraints and opportunities for the site
• How the applicant involved community members and professionals in preparing proposals
• The amount and type of accommodation (no of units or proposed floor space)
• A summary of the design principles. For example, is the intention to reflect local building styles or to contrast with them, whilst maintaining the character of the area.
• The layout of the development (the way in which buildings, routes & open spaces are provided, placed and orientated in relation to each other and those that surround the development).
• The scale of the development (height, width & length of buildings in relation to surroundings).
• The proposed landscape design including maintenance arrangements
• The appearance of the buildings and spaces, to include an explanation as to how your preferred option responds to the site and the surrounding area. This should include details of materials and density if applicable. For major developments, the way in which public art will contribute to the quality of the scheme needs to be explained.
• Impact on neighbours, e.g. loss of light, overlooking and noise
• Risk assessments, such as contamination, potential for flooding, pollution, impact on wildlife and archaeological implications
• The creation of a sustainable form of development (making use of existing assets, maximising sustainable materials and encouraging renewable energy production). For major development schemes, the Statement will need to demonstrate that 10% of the energy requirement can be met by on-site renewable energy generation sources.
• Details of waste and recycling storage facilities

Access Component

The statement should clearly identify:

• The principles that have led to inclusive design
• The key accessibility issues of the particular site
• The sources of advice and guidance used
• How access arrangements will be maintained and managed in the longer term

On major schemes substantial details will be required that demonstrate how the following issues have been or will be addressed in an inclusive manner

• Approaches to the site and circulation within
• Layout of car parking and setting down points
• Position of entrances
• General circulation and layout arrangements
• Choice of surfacing materials
• Emergency evacuation provision
• Any other relevant matters specified

Whilst details of internal aspects of individual buildings are not required, the applicant should demonstrate that their external design features would accommodate any access requirements in the future e.g. lift shafts, etc.

Presentation

The way in which you present your design statement will vary according to the complexity of the site and your proposals. It can not be used to substitute or replace the drawings/plans also required to be submitted as part of the application submission. However, as well as including written material the statement should be illustrated by:

• Plans and elevations – which should extend beyond the site boundaries to show the relationship of the proposal to neighbouring buildings.
• Photographs of the site and its surroundings.
• To support and explain more complex and/or major proposals, these illustrations should be supplemented by:
• Perspective drawings and annotated sketches
• three-dimensional drawings or a photo montage.

The Commission for Architecture and the Built Environment has produced a short guide that shows how to write and read design and access statements. It also provides practical advice on getting the best from statements to help deliver well-designed, inclusive places - Design and Access Statements - How to write, read and use them