Design and Access Statements

Update March 2010: Communities and Local Government (CLG)published 'Guidance on information requirements and validation' which cancelled section 3 of Circular 01/2006 Design and Access Statements. Section 6 in the new guidance revised the earlier advice on Design and Access Statements and took effect from 6 April 2010.

Guidance on information requirements and validation - March 2010||||

A Design and Access Statement (DAS) must now accompany all planning applications, except for, in the context of applications determined by the County Council, the following:

engineering and mining operations;
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;
the extension of an existing building used for non-domestic purposes where the floor space 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
Section 73 applications to vary planning permissions (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.

In this context, "designated area" means a World Heritage Site or a conservation area.

Design and access statements are not required for applications for non-material amendments to existing planning permissions.

As a guide, subject the changes introduced above, it is considered that a formal 'Design and Access Statement' should accompany the following types of minerals or waste planning applications:

Ancillary development at a quarry e.g. a bagging plant - as it is operational development - check the size of the building or structure;
A waste transfer station - as waste operations do not fall within the defined uses classes - it is operational development - check the size of the building or structure
A materials recycling facility - for the same reason;
A green waste windrow composting facility - for the same reason
An in-vessel composting facility - for the same reason
Development at a sewage treatment works requiring planning permission e.g. a kiosk - for the same reason

Also, as a guide, subject the changes introduced above, it is considered that a formal 'Design and Access Statement' will not be required with the following types of minerals or waste planning applications:

Mineral extraction e.g. a new site or an extension to an existing site - as this is a mining operation - however it would be required for any ancillary development - check the size of the building or structure;
Landfill - as this is a material change of use to land - however it would be required for any ancillary development - check the size of the building or structure.

Briefly, the DAS should be one statement covering design concepts and principles and access issues. The DAS should demonstrate an integrated approach the delivery of inclusive design, and address the full range of access requirements throughout the design process. The DAS supports PPS1 which promotes sustainable development by promoting good design which in turn can help support measures to mitigate climate change.

The level of detail required in a design and access statement depends on the scale and complexity of the application, and the length of the statement varies accordingly. Statements must be proportionate to the complexity of the application, but need not be long.

The design component should describe the design principles and concepts - specifically:

the amount;
the layout;
the scale;
landscaping; and,
the appearance of the development.

This part of the statement should demonstrate how the assessment of the site; involvement of consultees and the local community; the evaluation of the information collected about the site and constraints; have all been brought together to influence the design. An explanation of how local context has influenced the design is also an important part of a DAS.

The access component should describe the means of access to the development (not internal aspects of buildings). The statement should demonstrate:

how all users will have equal and convenient access to buildings, spaces and the public transport network;
how the development can adapt to change;
how policies in the development plan documents have been taken into account;
consultation considerations that have been taken into account; and,
access for emergency services.

Contact us|||| to discuss the need for a 'Design and Access Statement' (DAS). However if you are in any doubt, or if you wish to avoid a possible delay in validating your application, you are advised to ensure that a DAS accompanies your planning application.

The National Planning Portal|||| provides on-line planning advice which may assist you with your enquiry.

Update October 2008

Designing waste facilities - a guide to modern design in waste - published by Defra (October 2008)||||

Earlier advice

Details of the statutory requirements and more detailed advice about preparing a Design and Access Statement was originally available in the following documents:

|||| Circular 01/2006 Guidance on Changes to the Development Control System - 12 June 2006|||| (superseded - April 2010)

|||| Statutory Instrument 1062_2006 amending the General Development Procedure Order|||| (superseded)

|||| Statutory Instrument 1063_2006 amending the General Development Procedure Order|||| (superseded)

|||| A guide to how to write, read and use Design and Access Statements published by CABE - June 2006||||

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