Design & Access Statements

We covered the few exceptions to the rule last time, but the reality for most applicants is that they now have to provide a D&A Statement with their application before it can be considered by planning officers.

The statement is defined as a short report accompanying and supporting a planning application. The aim is to illustrate the process that has led to the development proposal, explaining and justifying the proposal in a structured manner.

The level of detail included depends upon the scale and complexity of the application. The D&A Statement for the building of a single house, for example, may run to a couple of pages, whereas a large and complex development will have a correspondingly longer and more detailed statement.

There is no one-size-fits-all format to follow when compiling a D&A Statement. What’s important is that the statement is concise and effectively covers all design and access issues.

It must show that the development proposal has been based on a thoughtful design process and a sustainable approach to access.

Importantly, it must show that consideration has been given to how the proposal integrates into the physical, social and economic context of a locality. The thinking behind this is that when no thought has been given to how a scheme fits into its surroundings, the result is often an unsympathetic and poorly designed scheme.

The design component of the statement should explain the design principals and concepts that have been applied to the proposed development covering the layout, scale, landscaping and appearance.

It should also demonstrate that consideration has been given to crime prevention measures.

The access component covers access to and within the development site itself. It does not have to include access within individual buildings on the site.

The statement should explain how access arrangements will ensure that all users of the development will have convenient access, in particular the emergency services. It must also look at how the development fits in with the wider transport network, especially public transport.

The aim of the statement is to improve poorer schemes. This may lead to a reduction in the number of applications that are refused planning permission and the number of subsequent appeals. In turn, this should reduce pressure on the planning process.

The Design and Access Statement should also give planning officers a better understanding of the analysis that has underpinned the design.

It certainly doesn’t simplify the process, putting another demand and potentially more cost onto applicants, who are likely to require professional help and advice to prepare the statement.

In the past, the better planning applications have been accompanied by a supporting document. At BHP we have been advising clients for several years to do this and have compiled their statements for them. Much of what we have provided before is what is demanded under the new rules, although some additional information is still required.

The simple advice for giving a planning application the best chance of approval is to provide as much relevant information as possible at the outset. That way, the planning officer’s questions are answered before he or she has asked them, with the hope that they will be able to make a speedy and informed decision in the applicant’s favour.