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.

It navigates the complex planning system by presenting the project’s rationale in a structured way, highlighting a thoughtful design process that directly responds to the proposed development’s context.

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.

Each document serves a distinct purpose in showing how the development proposal relates to different regulatory standards.

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 within its wider context, and a planning statement covers how the development proposal fits with the applicable strategic and statutory planning framework, as well as the relevant local development documents.

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 floor space created exceeds 100 square metres, requiring that the development demonstrate how it respects its surroundings
• 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.

It offers a clear breakdown of how distinct development zones function and ensures specific details, like particular entrances, are fully clarified from the outset.

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.

Ultimately, the report must demonstrate the steps taken to ensure the final scheme is both safe and accessible for the community.

Process for Completing a Design and Access Statement

Landscape surveyors from a specialist consultancy team we work with 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 during a subsequent site assessment
• 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 the buildings proposed, floor space and use, circulation routes, each landscaping element and material change of use
• Assessment of the layout of building plots proposed 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. To make the consultation explain the project clearly, the report must show how such consultation covers all particular aspects of the design
• 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 and access principles and the 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, ensuring the access component aligns with core principles
• 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 is 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.

The integrated approach ensures a sustainable approach that reflects the specific policy adopted by the council, showing exactly how the proposal matches local policies relating to design standards and how each of these policies relates to the site.

Design and Access Statement Guidance

By choosing our team, you’re putting trust into a consultancy that covers multiple areas, and when it comes to landscape surveys, we can refer you to a top-rated landscape consultancy.

When formulating design strategies for complex sites, our partners fully account for the requirements to deliver a bulletproof submission.

Design and access statements guidance from the government stresses that a DAS should be proportionate to the complexity of the development, and as such, our partner tailors their offering to make it effective for your specific planning project and all further information that makes it unique.

A DAS from their 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 their 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.

The resulting report will fully account for and clearly state requirements for the professional development declarations.

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, the local economic characteristics, floorspace created and proposed use, the number of proposed units, the scale of such 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 and letting us work out the cost ourselves or passing you on to our partner company.

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.

The team we work with are experts at formulting design narratives with particular reference to statutory updates, including The Town and Country Planning (Development Management Procedure) (England) (Amendment) Order 2013.

Every design and access statement our partner creates 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.

Our landscape service provider prides itself on guaranteeing that every planning design and access statement includes appropriate responses to both design and access issues, offering further guidance wherever it’s needed.

Their team monitors how your development takes shape within its surrounding context, and they can explain how any specific site constraints, user needs or design objectives have been worked into your development plans. They can help you align with planning requirements from the start, helped by their ability to show how consultation has informed design choices.

It doesn’t matter if your planning application is straightforward or complex – their 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, send you to our landscape partner, give you a free quote for the services you need, and book in a time and date to start supporting your project.