Design and access statements for applicants

Frequently asked questions by planning applicants about design and access statements.

When is a design and access statement required?
When should I write my statement?
What information should be included in the statement?
How much detail is needed?
Who can help me?

1. When is a design and access statement required?

The requirements are set out in government guidance on changes to the development control system. This says that a statement must be submitted with all planning applications except:

a material change of use of land or building (unless it involves operational development)
minerals or engineering operations
householder applications, except when they are within a designated area (including a national park, site of special scientific interest, conservation area, area of outstanding natural beauty, world heritage site and the Broads).

A design and access statement is also required for applications for listed building consent.

If there is no statement the application should not be registered (validated).

2. When should I write my statement?

Start writing your statement early and use the following process:

assess: the site and wider context
involve others: do you need to talk to planning, development control, other stakeholders, specialists (on issues such as access and crime) and the community?
evaluate: based on your findings above and the principles of good design and access
design: building on the steps above, your design should reflect your assessment, involvement of others and evaluation.

The idea of the statement is to show how you have considered design and access issues. As your design develops and evolves, so too should your statement. It should show how your design has improved in response to the issues.

3. What information should be included in the statement?

Start with a robust process. This includes early assessment of the context, involvement of relevant stakeholders, evaluation of how the scheme should respond to both context and views of others, and finally the design of the scheme. You should include details of any consultation.

Consider design and access issues in an integrated way. For example, when discussing the layout, both design and access issues should be considered together.

Cover the following issues where relevant:

Use: what the buildings and spaces will be used for, and how this fits within the surrounding context.
Amount: why the amount of development will be built on the site.
Layout: why the buildings and public and private spaces have been arranged in a particular way on the site, and how they relate to the buildings and spaces around the site.
Scale: why the buildings and spaces will be certain height, width and length.
Landscaping: how open spaces will be treated to protect or enhance the character and contribute to the safety of a place.
Appearance: why the building and spaces look a particular way, for example building materials and architectural details.
Vehicular and transport links: why the access points and routes have been chosen, and how the site responds to road layout and public transport provision.
Inclusive access: how can people can get to and move through the place on equal terms regardless of age, disability, ethnicity or social grouping. This can include both external and internal environments, and operational issues where relevant.

Design should also consider safety and crime prevention issues. More details are included in Safer places: the planning system and crime prevention.

Your local planning authority may also want particular issues covered, and you should check with them regarding requirements for design and access statements.

4. How much detail is needed?

Your statement should be concise, cover all the design and access issues that are relevant to your scheme, and most importantly explain your thinking. It should not repeat information in the planning application or contain lots of facts that do not help the local planning authority better understand your scheme.

If some of the areas listed above in question 3 are not relevant, you should say so.

You can use words, illustrations and/or graphics to help explain. Clear communication is the most important thing, and simple diagrams and clear, concise explanations are the most useful.

Do not copy and paste a statement from elsewhere. It should reflect the unique aspects of your site, context and scheme.

5. Who can help me?

You should talk with your local planning authority. They are responsible for validating and advising on planning applications and design and access statements. They may also provide local guidance and will be able to advise about the requirements for statements in your area.

We cannot advise on individual planning applications or intervene with local planning authorities.

We have lots of other guidance about good design. Local planning authorities and planning applicants are encouraged to consult us at the earliest opportunity where a proposal is significant because of its size, site-related issues, strategic importance or raises significant design and access issues.