A Design and Access Statement (DAS) is a document that accompanies certain planning applications, explaining the design principles and concepts behind a proposed development and demonstrating how the proposal provides or improves access for users. Understanding when a DAS is required and what it should contain is an important part of preparing a successful planning application. Crown Architecture & Structural Engineering prepares Design and Access Statements for clients across the UK. Call 07443804841 for planning advice.

What Is a Design and Access Statement?

A Design and Access Statement is a report prepared by the applicant (or their architect) that accompanies a planning application. It explains:

• The design concept: What the proposed development will look like, how it was designed, and why the design choices were made
• The design process: How the design evolved, how consultation informed it, and how the site context was considered
• The access strategy: How people will access and move through the development, including access for disabled people, pedestrians, cyclists, and vehicles
• How the development responds to local character: How the design respects or enhances the character of the area

The DAS must be read alongside the application drawings — it provides the narrative and justification that explains what the drawings show.

When Is a Design and Access Statement Required?

Under Article 9 of the Town and Country Planning (Development Management Procedure) Order 2015 (England), a DAS is required for:

• Major development: Applications for 10 or more dwellings, 1,000m² or more non-residential floor area, or development on a site of 1 hectare or more
• Development in a designated area: Applications for one or more dwellings, or development creating 100m² or more of non-residential floor area, in a Conservation Area or World Heritage Site
• Listed buildings: Applications for Listed Building Consent where works would affect the character of the listed building

A DAS is not required for:

• Householder planning applications (extensions to an existing single dwelling) — unless the dwelling is in a Conservation Area (see above)
• Most single-dwelling applications outside designated areas
• Prior approval applications
• Applications for change of use with no operational development

Content of a Design and Access Statement

NPPF paragraph 35 and the DCLG guidance on Design and Access Statements sets out the expected content. A well-prepared DAS typically covers:

1. Introduction and Context

A description of the site and its surroundings — its planning history, physical context (topography, adjacent buildings, boundary treatments), and any constraints (flood zone, Conservation Area, tree protection). Photographs of the site and the surrounding area help establish the context for the reader.

2. Design Concept and Principles

The core design idea — what was the starting point, what were the main design goals, and how does the design respond to the site and brief? This section should demonstrate that the design was arrived at thoughtfully, not arbitrarily. Key design principles might include: respecting the scale and massing of adjacent buildings; using materials that complement the local vernacular; maximising daylighting; providing private amenity space.

3. Layout

How the development is arranged on the site — the relationship between buildings, open spaces, parking, and boundaries. Why is the building positioned where it is? How does the layout relate to the street? How does it maximise privacy for future occupants and minimise impact on neighbours?

4. Scale and Massing

The height, width, and footprint of the proposed development and how it relates to the existing building (for extensions) and to neighbouring buildings. Scale diagrams comparing the proposed development to its neighbours are often helpful.

5. Appearance

The detailed design — materials, fenestration, roof form, and external finishes. Why were these materials chosen? How do they relate to the surrounding buildings? For Conservation Area applications, this section must demonstrate that the materials and design are appropriate to the character and appearance of the Conservation Area.

6. Access

How will people arrive at and move through the development? Vehicle access, parking provision, pedestrian routes, cycle parking. Critically, how will the development be accessible for people with disabilities? This section addresses Part M of the Building Regulations and demonstrates compliance with the Equality Act 2010’s requirement to make reasonable adjustments for disabled users.

7. Community Engagement (if applicable)

For larger or more contentious applications, a description of any pre-application consultation carried out — meetings with the LPA’s planning officer, consultation with local amenity groups, neighbourhood engagement. Demonstrating that the design has been refined in response to feedback can strengthen the application.

Quality of Design and Access Statements

A DAS should be proportionate to the application — a statement for a small Conservation Area extension need not be extensive, but it must address the heritage character clearly. A DAS for a major residential development should be comprehensive and professionally presented.

Poor Design and Access Statements are a common reason for planning applications to be delayed or undermined. A statement that simply describes the proposed development without explaining the design rationale, or that fails to address the specific policy context, does little to advance the application. Crown Architecture & Structural Engineering prepares DAS documents that are focused, clear, and directly responsive to the key planning issues for each project.

Heritage Statements vs Design and Access Statements

For listed building applications and applications in Conservation Areas, many LPAs require a Heritage Statement or Heritage Impact Assessment in addition to (or instead of) a standard DAS. A Heritage Statement describes the significance of the heritage asset, assesses the impact of the proposed works on that significance, and justifies the design approach. For listed building consent applications, this is usually the most important document in the application package.

Sometimes the DAS and Heritage Statement are combined in a single document; sometimes they are submitted as separate reports. Your architect will advise on the preferred format for your specific LPA.

Planning Supporting Documents

Beyond the DAS, planning applications often require additional supporting documents depending on the site and the proposed development:

• Planning Statement (for larger or complex applications) — assessing compliance with planning policy
• Transport Assessment or Transport Statement
• Flood Risk Assessment
• Arboricultural Impact Assessment
• Ecological Impact Assessment / Bat Survey
• Heritage Statement / Heritage Impact Assessment
• Drainage Strategy
• Ground Investigation Report (contaminated land)
• Noise Assessment
• Energy Statement

Crown Architecture & Structural Engineering coordinates the preparation of all required supporting documents as part of our planning application service.

Frequently Asked Questions

My extension is small — do I need a Design and Access Statement?

If your house is in a Conservation Area and you are adding one or more dwellings or 100m²+ non-residential floor area, yes. For a standard householder extension application (adding to an existing single dwelling outside a Conservation Area), no DAS is required. Always confirm with your architect what documents the specific LPA requires with the application.

Can I write my own Design and Access Statement?

Yes — but a poorly written DAS can undermine an otherwise good application. A DAS written without planning policy knowledge may fail to address the key policy issues, and may actually highlight weaknesses in the proposal rather than strengths. For any application in a Conservation Area or for a listed building, professional preparation is strongly recommended.

How long should a Design and Access Statement be?

Proportionate to the application. A DAS for a modest Conservation Area house extension might be 4–8 pages with photographs and drawings. A DAS for a major residential development might be 30–80 pages with detailed design analysis. Quality over quantity — a concise, well-argued statement is more effective than a lengthy but unfocused one.

Crown Architecture & Structural Engineering prepares Design and Access Statements, Heritage Statements, and all planning supporting documents for residential and commercial applications across the UK. Call 07443804841 for planning advice and fee proposals.