Design and access statements

Changes to planning application requirements from August 2006

Submitted planning applications now need to be accompanied by a Design and Access Statement. This requirement came into force on 10 August 2006 and was introduced by central Government as part of the Planning and Compulsory Purchase Act 2004.

What is a Design and Access Statement?
A Design and Access Statement is a short report to accompany and support a planning application to illustrate the process that has led to the development proposal, and to explain and justify it in a structured way.

When is a Design and Access Statement required?
Design and Access Statements are required for all planning applications, except for:

• Engineering or mining operations.
• Changes in the use of land or buildings, unless it also involves operational development.
• Development of an existing dwelling-house, or development within the curtilage of a dwelling-house, unless the site lies within a Site of Special Scientific Interest, Conservation Area, Area of Outstanding Natural Beauty or World Heritage Site.
• Advertisement control, tree preservation orders or storage of hazardous substances.

Design and Access Statements are required for applications for both outline and full planning permission. The statements are also required for applications for Listed Building Consent, although there are some differences in the required format.

Any submitted application that requires a Design and Access Statement will not be valid or registered until the statement has been received.

What should a Design and Access Statement contain?
A Design and Access Statement should explain the design and access principles and concepts that have been applied to particular aspects of the proposal. These are:

• The amount of development, such as for residential development, the number of proposed units for residential use; for all other development, the proposed floor space for each proposed use.
• The layout – the way in which buildings, routes and open spaces (both private and public) are provided.
• Scale – the height, width and length of a building or buildings in relation to its surroundings.
• Landscaping – the treatment and maintenance of private and public spaces to enhance or protect the amenities of the site and surrounding area through hard and soft landscaping measures.
• Appearance – the visual impression, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.
• Access - how access arrangements will ensure that all users will have equal and convenient access to buildings, spaces and public transport.

The level of detail required in a Design and Access Statement will depend on the scale and complexity of the planning application, and the length of the statement will vary accordingly. Statements must be proportionate to the complexity of the application, but need not be long. Planning Officers can provide further guidance as part of pre-application advice.

How should a Design and Access Statement be presented?
Design and Access Statements may include, as appropriate, plans and elevations; photographs. However this information must not be used as a substitute for adequate drawings and other material that is required to be submitted as part of the planning application.

As with other documents submitted as part of a planning application, the statement should also be provided in electronic format, to aid consultation and publicity.

Residential Developments in Shropshire - A Design Guide
Shropshire County Council published a design guide for residential developments in January 1996. The original paper copy with full illustrations is available for purchase from the County Council’s Planning Development Control Team for a cost of £10 (or £11.50 including postage). To obtain a copy email: planning.development@shropshire.gov.uk.

An electronic version of this document is available to download via the link on this page. The original text has not been altered, but some illustrations have been removed to reduce download times. The contents of this document will be reviewed periodically as resources permit.

Further information
Further information regarding the type of matters that should be included in a Design and Access Statement is available by following the 'useful websites' links on this page.