Design and Access Statement (DAS)

The Role of Design and Access Statements for Planning

In the case of certain planning projects, the development proposal may need more than just technical plans for the local planning authority to grant planning permission. Example situations include if the development involves the creation of one or more dwellings, the creation of over 100 square metres of floor space in a commercial development, parts of the development occurring in a designated area, a material change in the proposed use, or in specific projects like engineering or mining operations, waste development or listed building consent applications.

Such circumstances listed above raise important planning considerations, questioning the amount of development proposed, the scale and impact on local infrastructure, how the development site relates to the surrounding area, and how access will be provided. At this point, a design and access statement (DAS) could be the right solution, as it provides a structured narrative that covers the development’s context, access arrangements and design intent.

What is a Design and Access Statement?

A design and access statement (DAS) is a short report accompanying planning applications under specific circumstances. It explains the design principles and concepts that have shaped the development, and it outlines the applicant’s approach to access. In addition to that, it helps to ensure that planning committee members, consultees and the local community can fully understand the rationale behind the proposed works and how issues which might affect access as a result of the development have been addressed.

Within the context of a design and access statement for planning, ‘access’ refers to how people will enter, move through and use the completed development, especially in terms of inclusivity, practicality and safety. As it plays a part in seeing planning consent approved by the local authorities, a DAS guarantees that the local planning officer understands the applicant’s design thinking from the outset, showing particular consideration for the access of the site and structure.

Difference Between a Planning Statement and a Design and Access Statement

Although a design and access statement and a planning statement are often submitted together, the two documents are actually different from one another and shouldn’t be seen as interchangeable terms for the same thing.

While a design and access statement focuses on how the design works in relation to the context, appearance, access and use, a planning statement focuses on policy alignment, showing how the development complies with relevant local plan policies and other material considerations.

The DAS covers a context component that appraises the site, and a planning statement covers how the development proposal fits with the applicable strategic and statutory planning framework.

When is a Design and Access Statement Required?

A DAS will be needed in:

• Applications for listed building consent where a DAS is a statutory requirement
• Applications in a designated area – such as Conservation Areas or World Heritage Sites – where one or more dwellings are proposed or the floorspace created exceeds 100 square metres
• Major developments
• Outline planning applications where access needs clarification
• Proposals involving a material change of use that affects access or design
• Reserved matters applications where the original DAS needs updating
• Residential development proposals of 10+ dwellings or over 1,000m² of floorspace
• Waste development, engineering or mining operations with significant local impact

Additionally, a design and access statement could be part of a voluntary submission for complex sites and sensitive sites to assist with early-stage discussions and offer a suitable response to the local context, supporting smooth decision-making by providing clarity, both for planning officers and planning committee members.

What Does a Design and Access Statement Include?

A design and access statement will typically cover:

Design and Access Statement Requirements

Every design and access statement must meet a selection of core requirements. For instance, a DAS would usually include clearly explaining the proposed development, a context appraisal showing how the site and the site’s surroundings were considered, a description of issues relating to access and how they were addressed, justification of the applicant’s approach to access, and proof that the access provision offers appropriate access for all users.

Another design and access statement requirement is that the developer submits it at the earliest opportunity with the application form for planning permission, and other conditions could be added based on the scale and nature of the development.

Process for Completing a Design and Access Statement

Landscape surveyors from our team create a design and access statement by carrying out the following steps:

1. Appraising the Site and Context

• Examination of the development site, its surroundings and all physical features
• Research study of the building’s setting and the surrounding area, as well as any relevant skyline, conservation designations or listed status

2. Understanding the Development Proposal

• Review of the nature of the proposed development, including proposed floor space and use, circulation routes, each landscaping element and material change of use
• Assessment of the layout of building plots or proposed units (in residential developments)

3. Consulting with Stakeholders

• Early consultation with the local community and local planning officers, especially in sensitive or complex applications
• Evaluation of the outcome of this consultation, undertaken in relation to access issues or design concerns

4. Design and Access Narrative

• Highlight of the design and access narrative, where we will explain the design principles and concepts of the scheme
• Account of external built form, the proposed landscape scheme, public and private spaces, and how inclusive access and fire safety have been considered

5. Access Strategy Development

• Demonstration of how the applicant has approached access, how they dealt with specific issues which might affect access, and how the development can be adequately accessed by all
• Involvement of numerous considerations, including emergency service and prospective users

6. Final Documentation and Submission

• Creation of a report in the form of an access statement accompanying the application form
• Completion of the process with a tailored approach to meet the level of detail required for such applications

Do I Need a Design and Access Statement?

At any point that a proposed development consists of certain factors, a design and access statement will be needed.

Such cases include:

• An existing building or development site where the context has influenced the scheme design
• For listed building consent or a material change of proposed use to impact the layout or access
• If there are one or more dwellings in areas of historic importance or with special architectural significance
• If the site sees 100 square metres of floorspace created or altered
• On waste development, engineering or mining operations
• Outline applications or prior approval where key design or access elements need to be addressed early

In any such cases, a DAS will help with producing good design and ensure successful places from planning projects by offering a combined design and access rationale that aligns with relevant local planning policies. It also guarantees that the development’s surroundings are taken into account, along with prospective users, physical features and energy consumption concerns.

Design and Access Statement Guidance

By choosing our team, you’re putting trust into a consultancy that covers multiple areas, including various types of landscape surveys. Design and access statements guidance from the government stresses that a DAS should be proportionate to the complexity of the development, and as such, we tailor our offering to make it effective for your specific planning project and all further information that make it unique.

A DAS from our team will deliver further details to provide information about the development clearly, making it possible to appraise the context and avoid working retrospectively. A statement from our consultants will also outline any predetermined design decisions, other means of achieving inclusive access, and the steps taken to appraise the site’s surroundings and constraints.

Design and Access Statement Cost

From the perspective of a developer, it is understandable that you will want to know the likely cost of design and access statement services. All of our assessments and surveys start with a baseline price, and from there, we only add on additional costs wherever it’s absolutely necessary.

Specifically looking at a DAS, the price can depend on such factors as the complexity of the existing building(s) and the development, floorspace created and proposed use, the number of proposed units, the scale of consultation undertaken, and whether combined design and other services are required.

Whether you need a design and access statement as a standalone report or as part of a broader package of other landscape surveys, you can receive an accurate quote by speaking to our team directly.

Get Help from Arbtech with Your Design and Access Statement

If you want a fast, compliant and relevant DAS report to accompany planning applications, speak to Arbtech, and we can help. From residential developments to listed building consent applications and beyond, we’ve dealt with any possible issue you could find on a development site. Every design and access statement we create is accompanied by a design explanation that is proportionate to the complexity of the development scheme and reflects an understanding of the development’s purpose and location.

We pride ourselves on guarantees that every planning design and access statement includes appropriate responses to both design and access issues, offering further guidance wherever it’s needed. Our team monitors how your development takes shape within its surrounding context, and we can explain how any specific site constraints, user needs or design objectives have been worked into your development plans. We can help you align with planning requirements from the start, helped by our ability to show how consultation has informed design choices.

It doesn’t matter if your planning application is straightforward or complex – our team will happily step in to assist, recommending whatever other surveys you need to achieve your goals. Contact us today by completing a contact form online, emailing us or calling us, and from that point onwards, we can guide you through the process, give you a free quote for the services you need, and book in a time and date to start supporting your project.