Design and Access Statements

The requirement for design & access statements will explain how high quality design and issues such as disabled access have been addressed in formulating the development proposals. Many applicants are already familiar with producing such statements and the new requirement is seen as an extension of what is currently best practice.

A design & access statement will need to accompany all planning applications other than extensions to dwellings which are not in a conservation area, changes of use, and engineering or mining operations.

A design & access statement shall

1. Explain the design principles and concepts that have been applied to the following aspects of the development:
   1. amount
   2. layout
   3. scale
   4. landscaping
   5. appearance
2. Demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account in relation to its proposed use and each of the aspects referred to in paragraph (a). In this respect context means the physical, social, economic and policy context of the development.
3. Explain the policy adopted to access, and how policies relating to access in relevant local development documents have been taken into account.
4. State what, if any, consultation has been undertaken on issues relating to access to the development and what account has been taken of the outcome of any such consultation.
5. Explain:
   1. How any specific issues which might affect access to the development have been addressed;
   2. How prospective users will be able to gain access to the development from the existing transport network;
   3. Why the main points of access to the site and the layout of access routes within the site have been chosen; and
   4. How features which ensure access to the development will be maintained.

If a relevant application is submitted without a design & access statement it will not be registered and a letter will be issued explaining the requirement.

Similar provisions also apply to applications for listed building consent.

Outline Applications & Approval of Reserved Matters

The system of outline applications allows submissions to be made to seek approval 'in principle' for a development. In appropriate circumstances certain matters (the 'reserved matters') maybe left for subsequent approval. Presently these reserved matters are means of access, siting, design, external appearance and landscaping. From 10^th August 2006 the reserved matters will be:

1. Access - The accessibility to and within the site. For vehicles, cycles & pedestrians in terms of the positioning & treatment of access & circulation routes and how these fit into the surrounding access network.
2. Appearance - The aspects of a building or place within the development which determine the visual impression the building or places makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.
3. Landscaping - The treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site, including screening by fences or walls, the planting of trees or hedges, the formation of banks or terraces, the laying out or provision of gardens or courts and the provision of other amenity features.
4. Layout - Means the way buildings, routes and open spaces within the development are provided, situated, orientated in relation to each other and to buildings and spaces outside the development.
5. Scale - The upper & lower limit for the height, width and length of each building in relation to its surroundings.

When making an outline application that reserves either layout, scale, or access for subsequent approval, it will be necessary to provide an indication at the outline stage as follows:

• Layout - The approximate location of buildings, routes and open spaces included in the development.

• Scale - The upper and lower limit for the height, width and length of each building included in the development.

• Access - The area or areas where access points to the development proposed will be situated.

If a relevant application is submitted without these indications it will not be registered and a letter will be issued explaining the requirement.

More information about the changes can be found in the circular published by the Department for Communities and Local Government.

Also, the Commission for Architecture & the Built Environment (CABE) have published guidance on Design & Access Statements  and a guide on How to Write, Read and Use Them.

Solihull MBC - Planning Services

July 2006

Contact Details

For further information about Design & Access Statements please contact Development Control

Telephone: 01217046373
Email: developmentcontrol@solihull.gov.uk