National Requirements - Design and Access Statement (planning)

The requirements for a Design and Access Statement (DAS) are set out in Article 9 of the Town & Country Planning (Development Management Procedure) (England) Order 2015.

A Design and Access Statement must accompany the following types of application for outline or full planning permission:

• All major planning applications*
• Applications for the provision of one or more dwellings in a conservation area and/or Saltaire World Heritage Site
• Applications for the provision of a building or buildings where the floorspace created is 100 square metres or more in a conservation area and/or Saltaire World Heritage Site
• All Listed Building Consent applications

This does not apply to applications for:

• A material change in the use of land or buildings, unless it involves operational development
• Section 73 Variation or Removal of condition application
• Mining and engineering operations

Content of Design and Access Statements for planning applications

The purpose of a Design and Access Statement (DAS) is to explain the design thinking behind the proposed development and why this is a suitable response to the site and its setting, and to demonstrate it can be adequately accessed by prospective users.

The scope and level of detail in a Design and Access Statement should be proportionate to the type, scale and complexity of the application.

For minor development proposals, that require both a Design and Access Statement and a Heritage Statement, it is recommended that a single, comprehensive design document is submitted. The combined statement should address both requirements and make this clear in the title of the document.

For all proposals, the Design and Access Statement should include:

1. Assessment of the character and physical features of the site and its surroundings, including any potential assets and constraints;
2. Explanation of the design approach and principles and how these
   1. take account of the outcomes of this assessment and
   2. align with the District’s design guidance.
3. Description of any heritage assets affected, including any contribution made by their setting, and how their character and distinctiveness is affected by the development;
4. Explanation of any other factors that have influenced the design such as planning policy, access policy, specific user requirements, etc.
5. Statement about what, if any, consultation or pre-application discussions have taken place relating to design and access and what account has been taken of these;
6. Where relevant, how the scheme has evolved during the design process.

Aspects of the site and context that may influence scheme design may include (but is not limited to):

• routes around and across the site;
• landform;
• existing development’s layout, height, massing, boundary treatments, materials and architecture;
• open spaces, trees, hedgerows, watercourses, ponds and other features of landscape or ecological value;
• key views, buildings and landmarks;
• local facilities and services;
• above and below ground infrastructure and utilities equipment.

The document should normally include visual material such as photographs, sketches, cross-sections and diagrams clearly annotated to show their relevance to the scheme design.

Visual representations are required to be submitted for any development proposals which have a significant impact on heritage assets. These may form part of the Design and Access Statement and should be clearly identified where this is the case.

For residential schemes it is recommended that the Design and Access Statement is structured to explain and illustrate how it meets the principles in ‘Homes and Neighbourhoods: a guide to designing in Bradford’. Page 25 of that document sets out a suggested DAS contents list.

For developments that require an air quality exposure assessment it is recommended that the Design and Access Statement includes an overview of likely air quality conditions at the site and sets out any design measures intended to reduce exposure. Further information on where an exposure assessment is required can be found at Local Requirements - exposure assessment.

For developments that also require a crime impact assessment, this should form part of the Design and Access Statement and be clearly identified. Further information on crime impact assessments can be found at Local Requirements - crime impact assessment.

Content of Design and Access Statements for Listed Building Consent applications

Design and Access Statements are also required for all applications for Listed Building Consent.

A combined Design and Access Statement and Heritage statement should be submitted for:

• Works that are subject to an application for listed building consent only
• Minor and householder proposals

A Design and Access Statement in conjunction with a listed building consent application must explain how the design principles and concepts that have been applied to the works take account of:

1. The special architectural or historic importance of the building;
2. The particular physical features of the building that reflect and illustrate the significance of the building;
3. The building’s setting.

Statements setting out issues relating to access are not required for applications for works affecting the interior of the building only.