Design and access statements

What is a Design and Access Statement?

The aim of Design and Access Statements is to explain the design thinking behind a planning application.  They must be submitted with certain types of planning application.

When are they required?

Design and Access Statements are required to accompany some planning applications, including those for:

• outline planning permission
• listed building consent and
• householder extensions or alterations in conservation areas.

Statements are not needed for:

• changes of use with no external works (although are recommended)
• householder extensions or alterations not in conservation areas
• advertisement control and
• works to trees.

Design and Access Statements do not form part of a planning application, but are submitted in support. If you do not provide a statement your application will be delayed.

Changes of use

For changes of use relating to residential development you are recommended to include a statement with your application. It should show that the following issues have been addressed:

• Amenity space provision (balconies, terraces and/or private/communal landscaped space).
• How neighbour's amenity has been protected in terms of privacy and overlooking.
• The provision of refuse and recycling facilities.
• Secure and weather-tight cycle storage for residents.

What should they include?

Typically a statement should include:

• An appraisal of the site and its context.
• An evaluation of the constraints and opportunities.
• Identify development principles.
• Consider the development options available.

The statement should then explain the final scheme design in terms of:

• Use - what buildings and spaces will be used for.
• Development density  - how much will be built on the site, number of units/floor space.
• Layout - how the buildings, private and public spaces are to be arranged on site.
• Scale - how large buildings will be in terms of their height/width/length, and massing.
• Appearance - details of the architectural treatment and external materials.
• Landscaping - provision of hard and soft landscaping in private and public areas. 
• Access - access to and through the development, proximity to the public transport network and access for emergency and servicing vehicles where relevant.
• How a quality, sustainable and accessible development has been achieved.

A statement should be illustrated with:

• Appropriate diagrams, plans and sketches, showing, for example, the site's characteristics.
• Photographs of the site and its context.
• The options considered and other illustrations, such as perspectives of the final scheme in its context. 

The level of detail will vary depending on the size, nature and complexity of the development.  It will be greater for a major mixed-use development proposal than for a small, single building.

Detailed considerations

The statement needs to address the questions set out below.

• What are the positive characteristics of the area?
• What contributes to its local distinctiveness?
• How does the site (buildings and spatial orientation) relate to the surrounding context?

• The relevance or importance of existing uses.
• The relationship with adjoining uses, developments and spaces.
• Access and linkages: all transport modes, desire lines, historic routes.
• Views into, out of and through the site.
• Land form and changes in level across site.
• Physical edges, both within site and along site boundaries.
• Archaeological or other historic features: above and below ground.
• Ground conditions: contamination, stability, flooding.
• Location of utility services, easements, wayleave's or restrictive covenants on use.
• Existing buildings: their condition, adaptability and contribution to the local scene.
• Statutory protection: listed buildings, conservation area,  tree preservation orders.
• Climatic conditions, prevailing winds, solar orientation and aspect.
• Natural features: trees and other planting.
• Nature conservation: habitat, wildlife corridors.

• Consider national policies and those in the Bristol Local Plan, and supplementary planning documents
• Use good practice guidance from the Commission for Architecture and the Built Environment (CABE), Building Research Establishment (BRE) and English Heritage.

• What are the essential urban design or conservation criteria for development?
• Do these reflect good practice and issues of sustainability?

• Are there alternatives?
• What are the pro's and con's of each?

• Uses and density.
• Development siting and relationship to local context.
• Development scale, form and massing.
• Access, movement and parking (vehicular and pedestrian).
• Architectural design.
• Sustainable design and construction.
• Choice of materials: colour, texture.
• Landscape design: hard and soft landscaping.
• Renewable energy.
• Safety and security.
• Refuse and recycling facilities.

Other references

• Building in Context, English Heritage/CABE, 2001.
• Urban Design Compendium, English Partnerships, 2000.
• Manual for Streets (Consultation Draft) - DfT/DCLG, 2006.
• Urban Design Guidance, Urban Design Group, Thomas Telford Publishing, 2002.
• Creating Successful Masterplans: a guide for clients, CABE, 2004.