Design and access statements

Important changes to national legislation for planning applications and applications for listed building consent.

National legislation (from 10 August 2006) now requires that many applications must be accompanied by a design and access statement. Without the statement the council will not be able to register the application. The requirements are set out in the Communities and Local Government Circular 01/2006.

The requirement for design and access statements applies to all applications for listed building consent. It also applies to all applications for planning permission except:

a material change of use of land and buildings, (unless it also involves operational development)
applications for approval of reserved matters (and to assess reserved matters applications)
engineering or mining operations
development of an existing dwelling house, or development within the curtilage of a dwelling house for any purpose incidental to the enjoyment of the dwelling house, where no part of that dwelling house or curtilage is within a conservation area (there are 29 conservation areas within Ealing)
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storage of hazardous waste

A design and access statement is a document accompanying and supporting a planning application or application for listed building consent to illustrate the process that has led to the development proposal, and to explain and justify the proposal in a structured way. It should show that the applicant has thought carefully about how everyone, including disabled people, older people and young children, will be able to use the places they want to build.

What should a design and access statement cover?
Statements need not be very long but the amount of detail should reflect how complex the application is. The document should cover both design and access as good design and inclusive access are inseparable. Use accurate and informative illustrations. Any maps, diagrams or artists’ impressions should be based on the application drawings. An application will not be validated unless all of the above points are addressed within the statement.

The statement needs to address the items set out below. The complying with planning policy page sets out further information on requirements in Ealing.

Assessment

Does the statement show the applicant has assessed the site’s full context, including physical, social, and economic characteristics and relevant planning policies? Use Ealing’s sustainability checklist (SPG1) (pdf), social impact statement (pdf) (appendix one of SPD2 community facilities), and access statement (pdf) (see introduction PG7 Accessible Ealing).
Physical context means what the place looks like and the character that is derived from existing buildings, landscape features and movement routes. The statement will not need to go into too much detail, but explain what elements have informed the scheme. Use Ealing’s urban design statement (pdf) (SPG5) and guidance on transport assessment (pdf) and travel plan for development (pdf) (SPG20 and 21).
Social context means how people in the locality will be affected by the development. The statement should demonstrate how the views of the local community have been taken into account. Use Ealing’s statement of community involvement (pdf).
Economic context means the contribution that the development will make towards the local economy. It may be appropriate to refer to the value of land and how it has informed development options.
Relevant polices should be highlighted within the statement. Your statement is an opportunity to show how your proposal complies with policies in the development plan, including minimising the use of energy and maximising access for disabled people. Use the online Unitary Development Plan (in an interactive format) and the Mayor of London’s adopted London Plan.

Involvement

The statement should identify clearly what groups and people have been, or will be, involved in discussing the scheme. A good statement will be able to show that the applicant has spoken to the local community and sought professional advice at the earliest stage in the scheme’s development.

Evaluation

The statement should demonstrate that the information collected has helped to identify opportunities and constraints that will inform the later development of the scheme.
The statement should clearly demonstrate how the applicant has taken account the results of any community involvement and resolved any conflicting issues and what decisions have been taken and why.

Design

Does the statement show that the scheme has emerged from a rigorous process of assessment, involvement, evaluation and design, rather than trying to retrospectively justify a pre-determined solution?

Applications for outline planning permission

Here an application is for outline planning permission, the statement should explain and justify the decisions taken. It should also explain the principles that will be followed when the remainder of the details are designed if granted.
The aims of the whole design should be set out in the statement even if the details have not yet been drawn. When the applications for the reserved matters are submitted the council will expect that the parameters identified in the statement to be followed. This will ensure that the aims of the original statement are carried through.

Applications in relation to listed buildings

A statement for a listed building consent application or an application for planning permission near a listed building should also explain how the design takes account of the architectural or historic importance of the building., the physical features of the building and the building setting.
The statement should demonstrate how the proposal minimises the impact of the development on the architectural or historic interest of the listed building. It should also identify how the proposal addresses the needs of people with disabilities to gain access to the listed building.

Strategic planning applications in Ealing
If you are preparing a strategic planning application in Ealing, ie one comprising ten or more residential units or 1000 sqm of floorspace, your design and access statement should refer to and be accompanied by the the following documents:

sustainability checklist (pdf) (starts on page 2)
urban design statement (pdf)
access statement (pdf) (see the introduction of SPG 7 Accessible Ealing)
transport assessment (pdf)
travel plan for development (pdf) (also known as green travel plan)
social impact statement (pdf) (appendix one of the Community Facilities SPD)

Further guidance
More detailed guidance is also available:

Communities and Local Government Circular 01/2006
Guidance on changes to the Development Control System: Section 3 provides guidance on the legislative position and information required.

Design and access statements: How to write, read and use them
Published by the Commission for Architecture and the Built Environment. Tel: (020) 7070 6500.

Disability Rights Commission
Guidance on access statements that explains how access should be considered from the start of the design process.

Urban Design Group
Has produced detailed guidance called 'design and access statements for development frameworks'.

Communities and Local Government:
Planning and access for disabled people: a good practice guide (ODPM, 2003)
Safer places: the planning system and crime prevention (ODPM/Home Office, 2003).