Design and Access Statement
A Design and Access Statement explains the design thinking behind your development proposal and demonstrates how the scheme will be accessible to all potential users. It has been a formal requirement for certain planning applications since 2006 and remains one of the most commonly required supporting documents.
Typical Cost
£300 – £5,000+
Turnaround
1 – 6 weeks
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What is a Design and Access Statement?
A Design and Access Statement (DAS) is a document that explains the design principles and concepts that have been applied to the development, including layout, scale, landscaping, appearance, and access arrangements. It should demonstrate how the context of the site has been appraised and how the design has evolved in response to that context. The statement also addresses how the development will be inclusive and accessible to people with disabilities.
When is a Design and Access Statement required?
A Design and Access Statement is mandatory for all major planning applications in England — that is, developments of 10 or more dwellings, or sites of 0.5 hectares or more, or commercial schemes of 1,000 square metres or more. It is also required for all applications for Listed Building Consent regardless of the scale of works. Some local authorities request a DAS for smaller applications in conservation areas or other sensitive locations.
What does a Design and Access Statement include?
A good DAS covers the amount of development proposed, the layout and relationship between buildings and spaces, the scale including height and massing, the landscaping approach including hard and soft landscaping, the appearance including materials and architectural details, and comprehensive access arrangements covering vehicular access, pedestrian routes, parking, and accessibility for disabled people. It should show how these elements respond to the site context.
How much does a Design and Access Statement cost?
A Design and Access Statement for a minor residential application typically costs between £500 and £1,500 when prepared by an architect or planning consultant. For major applications requiring more detailed analysis, costs usually range from £2,000 to £5,000. Complex schemes in sensitive locations such as conservation areas or near listed buildings may require more detailed contextual analysis, pushing costs higher.
Who can prepare a Design and Access Statement?
Design and Access Statements are most commonly prepared by architects, urban designers, or planning consultants. The design elements are best handled by the project architect who understands the design rationale, while the planning and access elements may be contributed by a planning consultant or access specialist. There is no legal requirement for specific qualifications, but the document should demonstrate competent design analysis.
How long does a Design and Access Statement take?
A DAS for a straightforward scheme can be prepared in 1 to 2 weeks. More complex statements that require detailed contextual analysis, photomontages, or extensive accessibility audits typically take 3 to 4 weeks. The DAS is usually prepared alongside the architectural drawings and should evolve as the design develops.
Frequently Asked Questions
Do I need a Design and Access Statement for a house extension?
Generally no. A DAS is not required for householder applications in England unless the property is a listed building or the works require Listed Building Consent. However, some local authorities in Wales and Scotland have different requirements, so always check your council's validation checklist.
What is the difference between a Design and Access Statement and a Planning Statement?
A Design and Access Statement focuses on design rationale and accessibility — explaining why the development looks the way it does and how people will access and use it. A Planning Statement focuses on policy compliance — arguing why the development is acceptable against planning policies. Major applications often require both documents.
How long should a Design and Access Statement be?
The length should be proportionate to the scale and complexity of the development. Government guidance recommends keeping the DAS concise and relevant. For a minor application, 10 to 15 pages may suffice. Major schemes may require 30 to 50 pages to adequately cover context analysis, design evolution, and access arrangements. Avoid padding with irrelevant information.
Does a DAS need to include drawings and images?
While not strictly required, a DAS is much more effective when it includes photographs of the site and surroundings, annotated plans and elevations, contextual analysis diagrams, and images showing how the design responds to its setting. Visual material helps planning officers and committee members understand the design approach far better than text alone.
Is a DAS required for Listed Building Consent?
Yes. A Design and Access Statement is required for all applications for Listed Building Consent, regardless of the scale of the proposed works. The statement should explain how the design respects the special architectural and historic interest of the listed building and demonstrate why the proposed works are appropriate.
What accessibility standards should a DAS address?
The DAS should demonstrate compliance with Part M of the Building Regulations and consider the principles of inclusive design. For residential schemes, this includes meeting the optional accessibility standard M4(2) where required by local policy. The statement should address wheelchair access, level thresholds, accessible parking, and the needs of people with sensory impairments.
Can I use a template for my Design and Access Statement?
Many local authorities provide DAS templates or guidance notes that indicate what they expect to see. Using a council-provided template is a good starting point, as it ensures you cover all the required topics. However, the content must be specific to your site and proposal — generic or boilerplate text will not satisfy planning officers.
What happens if I do not submit a DAS when required?
If a DAS is required and not submitted, your planning application will not be validated and the determination period will not start. The council will write to you requesting the missing document, and your application will be held in abeyance until it is provided. This can add several weeks of delay.
Should a DAS explain design changes made during pre-application?
Absolutely. Showing how the design has evolved in response to pre-application advice, community feedback, and site constraints is one of the most important elements of a DAS. It demonstrates a considered design process and shows the planning authority that feedback has been taken on board.
Do I need a DAS for a change of use application?
A DAS is required if the change of use constitutes a major application. For minor changes of use, it depends on the local authority's validation requirements. Even where not mandatory, a brief DAS can be helpful for change of use applications, particularly where external alterations, new access arrangements, or accessibility improvements are proposed.