Design and Access Statements were introduced as a requirement to accompany all outline, full planning applications and listed building consent applications with effect from 10 August 2006. The changes have arisen through amendments to the planning regulations.
Failure to submit a Design and Access Statement based on the following advice together with both planning and listed building consent applications will result in applications being made invalid.
What is it?
A short report to accompany both outline and full planning applications for certain types of permissions and consents.
It needs to detail how developers and designers are meeting or will meet the obligations placed on them by legislation and policy.
It should be one statement to 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 throughout the design process.
A major part of it is the explanation of how local context has influenced the design. It should give the Local Planning Authority a better understanding of the analysis underpinning the design.
It need not be long, but should reflect the complexity of the development and site. Photographs, drawings, diagrams and models may accompany the text but this will be in addition to and not as a substitution for the drawings normally required by applications.
It can be submitted electronically.
How will it be used?
It is a communication tool to enable design rationale to be more transparent to stakeholders including the local planning authority and general public and so should avoid use of excessive technical jargon.
Statements will be made public and issued to consultees for reference. The local planning authority will therefore make Design and Access Statements available in accessible formats such as large print and audio tape.
Local planning authorities will use Design and Access Statements to assess the design of proposals against relevant policies and proposals set out in Local Development Documents (LDD).
Development approved by outline planning permission will be constrained to parameters described in the statement and future decisions will also be consistent with this.
Further information required by the local planning authority as reserved matters, will build on the original Design and Access Statement and will be requested through conditions in outline planning permission.
Design and Access Statements can aid pre-application discussions and bring key issues forward early for consideration in design development.
When is a Design and Access Statement not required?
Design and Access Statements are required for all planning applications except for:
· A material change in use of land or buildings unless this includes operational development;
· Engineering/Mining operations;
· Development to or within the curtilage of an existing dwelling house, unless it is listed or in a designated area such as a Conservation Area or World Heritage Site;
· Advertisement applications;
· Tree Preservation Orders; and
· Applications for the storage of hazardous substances.
What should be included?
Design
Design concepts and principles applied to particular aspects of the proposal. These are: amount of development, layout, scale, landscaping and appearance of the development.
Amount of Development: number of proposed units for residential developments and proposed floor space for others and reasons for quantity.
Layout: the way in which buildings, routes and open spaces (both private and public) are provided, placed and orientated in relation to each other and buildings and spaces surrounding the development. Explain and justify how these relationships will help create safe, vibrant and successful places.
Scale: the height, width, and length of buildings in relation to their surroundings.
Landscaping: treatment of public and private spaces to enhance or protect the amenities of the site and the area in which it is located. Statements should also explain how landscaping will be maintained.
Appearance: the aspect of a place or building that determines the visual impression it makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.
A Design and Access Statement must demonstrate steps taken to appraise the context of a proposed development. To gain a good understanding of context and to use it appropriately applicants should follow a design process, which includes:
· Assessment of the sites immediate and wider context in terms of physical, social and economic characteristics;
· Involvement of both community members and professionals undertaken or planned.
· Evaluation of the information collected on the site’s immediate and wider context, identifying opportunities and constraints and formulating design and access principles for the development.
· Design of the scheme using the above information after it has been collected. Statements should not be used retrospectively to support an existing design but as a tool to inform new development proposals.
· Statements should explain how the context has been considered in relation to the design concepts and principles above.
For detailed information on outline applications involving reserve matters based on the elements listed in the design concepts and principles above, please refer to the references listed below for further guidance.
Access
a. The access component relates to access to the development and does not extend to internal aspects of individual buildings.
b. Statements should explain how access arrangements will ensure that all users will have equal and convenient access to buildings and spaces and the public transport network as well as how it may adapt to changing needs.
c. Statements should explain the policy adopted in relation to access and how relevant policies in LDDs have been taken into account. It should include information gathered and used from any consultation undertaken in relation to access issues.
d. Access for emergency services should be explained where relevant and evacuation routes can be included.
e. For outline applications where access is reserved, the application should still indicate points of access to the site and explain principles that will be used to inform access arrangements for the final development.
Design and Access Statements Accompanying Listed Building Consent
Where a planning application is submitted in parallel with a listed building consent, a single, combined statement should address the requirements of both. Neither application should be submitted without the corresponding statement being included.
Statements should explain the design principles and concepts that have been applied to the scale, layout and appearance of characteristics of a proposal (see 'Design' above).
Statements should include a brief explanation of how the design has taken into account Planning Policy Statement 5: Planning for the Historic Environment, and in particular:
· Historic and architectural importance of the building;
· Physical features that justify its designation as a listed building; and
· The building’s setting.
Statements need to explain and justify the approach to ensuring that the listed building preserves or enhances its special historic and architectural importance. Explain impacts and measures to minimise them.
The access components should incorporate the considerations of scale, layout and appearance of characteristics of a proposal (see 'Design' above) and point c. under 'Access' (see above).
Statements should make clear how the approach to access has balanced the duties imposed by the Disability Discrimination Act where the proposal is subject to those, and the particular historic/architectural significance of the building.
Applications for listed building consent or conservation area consent will also be required to be accompanied by a Heritage Statement. Detailed guidance on the content of a Heritage Statement can be found here.