Design and Access Statements: A Complete Guide

What a Design and Access Statement is, when one is required for a planning application, and what it should include.

A Design and Access Statement (DAS) is a document that accompanies certain planning applications, explaining the design thinking behind a proposal and how it can be accessed by all users. For the right applications, a well-written DAS can significantly strengthen your case for approval.

What Is a Design and Access Statement?

A DAS is a written report that explains:

• The design principles and concepts that have been applied to the development
• How the context of the site has influenced the design
• How issues of access have been dealt with - including access for disabled people

It is not just a description of what you want to build - it is an explanation of why the design is appropriate for this specific site and context. A good DAS demonstrates that the applicant has thought carefully about the design, considered alternatives, and responded to the character of the area.

When Is a DAS Required?

The requirements differ between England and Wales. In England, a DAS is required for:

• Major applications - 10 or more dwellings, or sites of 0.5 hectares or more; or 1,000m² or more of non-residential floor space
• Applications in a conservation area - for one or more dwellings, or where the building has a floor space of 100m² or more
• Listed building consent applications - all applications for work to a listed building

In Wales, a DAS is required for all planning applications (not just major ones). The Welsh requirements are broader and more detailed.

A DAS is not required for:

• Standard householder applications in England (outside conservation areas)
• Applications for change of use with no external alterations
• Engineering operations
• Advertisements

What Should a DAS Include?

A good DAS covers the following areas:

1. Context Assessment

Demonstrate that you understand the site and its surroundings:

• Physical context - topography, existing buildings, landscape, boundaries
• Historical context - the history of the site and area, architectural evolution
• Social context - how the area is used, community facilities, demographics
• Planning context - relevant local plan policies, conservation area appraisals, design guides
• Character analysis - what gives the area its distinctive identity? Building heights, materials, roof forms, plot sizes, green spaces

2. Design Principles

Explain the thinking behind your design:

• Use - what the building or space will be used for, and why this use is appropriate
• Amount - the scale of development proposed and why it is appropriate for the site
• Layout - how buildings, routes, and open spaces are arranged, and why
• Scale - the height, width, and length of the proposed buildings relative to surroundings
• Landscaping - the treatment of spaces around and between buildings
• Appearance - the visual impression of the development - materials, architectural details, style

3. Design Response

Show how the design responds to the context analysis:

• How have you respected the character of the area?
• What materials have you chosen and why?
• How does the proposal relate to neighbouring buildings in terms of height, massing, and form?
• How have you addressed privacy, overlooking, and impact on neighbours?
• If the design is contemporary, why is this approach appropriate here?

4. Access

Explain how people will access the development:

• Vehicle access - how vehicles reach the site, parking provision
• Pedestrian and cycle access - safe routes for walking and cycling
• Public transport - proximity to bus stops, train stations
• Inclusive access - how the design meets the needs of disabled people, elderly users, and people with pushchairs. This should cover approaches, entrances, internal circulation, and accessible facilities

5. Pre-Application Consultation (If Applicable)

If you have sought pre-application advice or carried out community consultation, summarise the feedback received and how it has influenced the design.

How Long Should a DAS Be?

There is no prescribed length. A DAS should be proportionate to the complexity of the application:

• Small scheme in a conservation area: 4–8 pages
• Major residential development: 20–40 pages
• Large-scale strategic site: 50+ pages

Quality matters more than quantity. A concise, well-illustrated DAS is more effective than a lengthy, generic document.

Who Writes a DAS?

Design and Access Statements are typically written by:

• The architect - as part of the planning application package (at RIBA Stage 3)
• A planning consultant - who may collaborate with the architect on the design sections
• The applicant - for simpler applications, though professional input is recommended

The cost of preparing a DAS is usually included in the architect's planning application fee. If commissioned separately, expect to pay £500–£2,000 depending on complexity. Find an architect near you who can prepare your application package including the DAS.

DAS for Listed Building Consent

For listed building consent applications, the DAS should include a heritage impact assessment element that:

• Describes the significance of the listed building (architectural and historic interest)
• Identifies which elements of the building are affected by the proposal
• Assesses the impact of the proposal on the building's significance
• Justifies any harm to significance with clear public benefit
• Explains how the design minimises harm and preserves the special interest of the building

Tips for a Strong DAS

1. Use photographs - images of the site, surroundings, and character examples are more effective than text alone
2. Include annotated plans - show design decisions spatially, not just in words
3. Be specific to the site - avoid generic statements that could apply anywhere
4. Reference local plan policies - show you have read and responded to relevant policies
5. Explain your choices - "we chose brick to match the surrounding Victorian terraces" is much stronger than "the building will be brick"
6. Address potential concerns - if the proposal is taller than neighbours, explain why this is acceptable

A well-crafted Design and Access Statement does more than tick a box - it builds the case for your design and makes the planning officer's job easier. By demonstrating that your proposal has been thoughtfully designed for its context, you significantly improve the chances of a positive outcome.