Design and Access Statements

8/2/2019 Design and Access Statements

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Design and accessstatementsHow to write, read anduse them


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Published in 2006 by the Commission for

Architecture and the Built Environment.

Reprinted in 2007.

Graphic design by Draught Associates.

Printed by Sandypress on Starfine

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Cover photo: Pepys Estate, London

David Millington Photography Ltd.

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formats on request from the publishe r.

CABE is the governments advisor on

architecture, urban design and public space.

As a public body, we encourage policymakers

to create places that work for people. We help

local planners apply national design policy

and offer expert advice to developers and

architects. We show public sector clients how

to commission building s that meet the needs of

their users. And we seek to inspire the public to

demand more from their buildings and spaces.

Advising, influencing and inspiring, we work

to create well-designed, welcoming places.

CABE

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London WC2B 4AN

T 020 7070 6700

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E [email protected]

www.cabe.org.uk


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Contents

Introduction 5

Part 1: Explaining the tools 6

Part 2: Writing statements 11

Part 3: Reading statements 21

Glossary 30

Assessment crib sheet 32

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ButtsGreen,WarringtonDavidMillingtonPh

otographyLtd.


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Introduction

In May 2006, the government introduced changesto the planning applications process. The circular

Guidance on changes to the development controlsystem,effective from 10 August 2006, sets out theformal requirements. This guide explains how thechanges can help make sure we create high-qualityplaces that are easy for everyone to use. It also showshow the process of making a planning applicationencourages everyone to think about how inclusive,practical and attractive a place will be once it is built.

This guide is divided in three sections:

Part 1: Explaining the toolsExplains what design and access statements are and how theywork with both detailed and outline planning applications.

Part 2: Writing statementsShows people who are writing statements what to include, and thebest way to explain their scheme. This section includes exampleso good statements, explaining why they worked well.

Part 3: Reading statementsExplains how local authority planners and councillors and anyone else

considering a planning application can use statements to check i theproposal is good enough to approve. The section runs through each o thethings a statement has to include, suggesting questions that would helpdetermine how good the buildings and spaces would be once they were built.

This guide is intended as best practice guidance to accompany thecircular Guidance on changes to the development control system. Itscontents are thereore CABEs interpretation o government policy andshould be considered best practice rather the statutory minimum.

To make it easier or you to nd your way around this guide, a colour

code has been used to link the related sections in parts 1, 2, and 3. Thesame colour code is used in the assessment crib sheet which can beound on the old out fap inside the rear cover. You might nd it useulto old out the assessment crib sheet now to help navigate the guide.

Jennie Daly, who is director o planning at Harrow Estates,commented on a design and access statement presentedby Taylor Young or a proposal at Ellesmere Por t:

The design and access statement has, in this case,served as visible proof of the design evolution of thesite having regard to best practice and guidance.

In addition, it provides a tangible link, for all thoseinterested in the development of the site, betweenthe technical assessment of constraints and the bestscenario design response to them.

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Part 1Explaining the tools

Most development needs planning permission.This helps local authorities manage change in their

areas for the benefit of the public. But they need tounderstand the likely effect of any proposals to makewell-informed and balanced decisions. Design andaccess statements (statements for short) can helpprovide a lot of the information needed. They shouldhelp to make the planning applications systemwork more smoothly.

What are design and access statements?Statements are documents that explain the design thinking behind aplanning application. For example, they should show that the person

applying or permission (the applicant) has thought careully abouthow everyone, including disabled people, older people and veryyoung children, will be able to use the places they want to build.

Statements should include a written description and justication o theplanning application. Sometimes photos, maps and drawings may be neededto urther illustrate the points made. They will be available alongside theapplication or anyone to see, so should avoid jargon or overly technicallanguage. It is important that they are written specically or the applicationthey accompany. They need not be very long, but the amount o detail theycontain should refect how complex the application is. So, a statement or amajor development is likely to be much longer than one or a single building.

In summary, statements: accompany a planning application, but are not part o it are needed with most types o application, but not householder

applications (except in designated areas) or material changeo use (unless it also involves operational development)

are also required or applications or listed building consent need to explain and justiy what is being applied or, and can be linked to planning decisions by conditions i

developers are to be required to ollow them

The circular, Guidance on changes to the development control system,says that statements should explain the design principles and conceptsthat have inormed the development and how access issues have beendealt with. So, although there will be a design and an access component,you should not think o a design and access statement as two separatedocuments. Much o the preliminary work that needs to be done or thedesign component will help inorm the access component and vice versa.Additionally, the approach to inclusive access should not be limited to theaccess part o the statement it should inuse the whole document.

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Design

The processHow the physical characteristics o the scheme have been inormedby a rigorous process which should include the ollowing steps:

assessment involvement evaluation design.

UseWhat buildings and spaces will be used or.

AmountHow much would be built on the site.

LayoutHow the buildings and public and private spaces willbe arranged on the site, and the relationship betweenthem and the buildings and spaces around the site.

ScaleHow big the buildings and spaces wouldbe (their height, width and length).

LandscapingHow open spaces will be treated to enhanceand protect the character o a place.

AppearanceWhat the building and spaces will look like, or example,building materials and architectural details.

Access

The statement needs to include two potential aspects o access.That is not to say they are separate, and the statement shouldshow that all access issues have been considered together.

Vehicular and transport linksWhy the access points and routes have been chosen, and how thesite responds to road layout and public transport provision.

Inclusive access

How everyone can get to and move through the place on equalterms regardless o age, disability, ethnicity or social grouping.

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Statements should demonstrate how development can createaccessible and sae environments, including addressing crime anddisorder and ear o crime. These may be particularly relevant toaddress under layout and landscaping themes. Early consultation withpolice will help identiy key issues in your local area, and measuresto help address these. Safer places - the planning system and crimeprevention (ODPM/Home Oce, 2004) contains more inormation.Statements may include other inormation as well, either becauseapplicants think it is relevant or because local policies say theyshould, or because applicants want to include other inormationthat they eel is relevant. For example, statements can explain theenergy perormance o buildings or whether they meet designstandards such as Lietime Homes or Building or Li e Standards,or they may explain how the public has infuenced the plan.

Statements and outline planning applicationsAt the same time as a ormal requirement or statements wasintroduced, the rules about outline applications were also changedso that they must include a minimum level o detail on:

what the buildings will be used or how many buildings there will be roughly how they will be laid out minimum and maximum building sizes, and where entrances to the site will be.

The changes to the list o reserved matters, and the minimum inormationthat now needs to be submitted at outline stage can be ound in thecircular, Guidance on changes to the development control system andthe related regulations (statutory instrument 2006 no.1062).For convenience, they are listed to the rear o this guide on page 31.

The statement accompanying the outline application should explain andjustiy the decisions taken so ar but, very impor tantly, it must also explainthe principles that will be ollowed when all the details are designed a terpermission is granted. The statement should set out the aims or the wholedesign, even i many o the details still have to be drawn up. The developershould keep within the parameters set out in the statement, and the outline

permission may need to include conditions to make sure the ideas andaims in the statement are ollowed through as the design progresses.

So, unless a new statement is produced, the original oneaccompanying the outline application will be very importantwhen reserved matters are drawn up and agreed. When reservedmatters are approved, it may be appropriate to place urtherconditions on the permission that relate to detailed aspects othe statement submitted with the original outline application.


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Frequently asked questions

What is the point of formally requiring statements?Both design statements and access statements have beenaround or some time. But this is the rst time a nationalrequirement or them has been introduced and the rsttime they have been combined into a single document.I used properly, they will help provide high-qualitydevelopment, better-inormed negotiation and decision-making, and more certainty or everyone. They should: make applicants think careully about the

quality o their planning proposal (this shouldimprove the general quality o applications)

give applicants the opportunity to explain and justiy theirplans to ocers, councillors and the people they consult

help people to negotiate changes to plans,as they can set out ideas or discussion

control the way buildings are built, used and managed.

When is a statement needed?The circular Guidance on changes to the developmentcontrol system explains when statements are needed but ingeneral they must be provided with most planning applicationsexcept house extensions. Local authorities may also havetheir own requirements or statements with applications.

I a local authority receives a planning application,ater 10 August 2006, that should have a statement

but does not, it should not register or consider theapplication until a statement has been provided.Providing a statement does not, however, guaranteethat an application will be approved. The normalplanning decision process still applies.

How do statements fit with the rest of theplanning system?Statements by themselves will not make good-quality,inclusive places. They need the back-up o appropriateplanning policies that explain what local authorities will belooking or in any scheme. So, regional and local policies,

including those in core strategies, area action plans orsupplementary planning documents, need to set outthe conditions or good design and inclusive access.

There is nothing to make developers actually build in linewith the contents o a statement, unless the planningpermission says they must. So, it is very important that localauthorities include clear conditions with the permission,explaining which parts o the statement must be adhered to.

The statement may include a number o drawings.Although these should be accurate and based on the

scheme being applied or, they should not replacethe application drawings themselves. To make surethat the statement and application work well together,the statement may need to be updated i amendedplans are presented with the application. I this

is not practical, the statement should be clearlydated and show the plan numbers it relates to.

Can statements be used af ter planningpermission has been granted?Denitely. A scheme given permission is very rarelyexactly the same as the scheme that is actually built.Things like building materials, security and landscapingoten need to be approved by a condition on the planningpermission. So, although these details can be agreedlater on, they should be based on the relevant par to the statement, and conditions should make surethis happens. In particular, achieving and maintaininginclusivity will rely on decisions made ater planning

permission, and access conditions should continue tobe enorced as the place is built, lived in and managed.

In cases o outline planning permission, as explainedabove, the statement will also be an important wayo making sure that reserved matters are consistentwith what the developers said they were going todo when they applied or planning permission.

Are access statements the same as the new designand access statements that are now needed?

The Disability Rights Commission (DRC) has producedguidance on access statements (you can get the DRCguide rom www.drc-gb.org). This explains how accessshould be considered rom the start o the design processthrough to the building and nal use and maintenance othe building or space. But the statements needed withplanning applications should relate specically to theplanning stage o the development process. So, they willnot be as ar-reaching as access statements as describedby the DRC, and having a statement with a planningapplication will not remove the need or a urther accessstatement to inorm building regulations, and help makesure those nally using the building have their needs met in

keeping with the duties o the Disability Discrimination Act.

Can I get more detailed advice on designand access statements?Yes. The circular itsel Guidance on changes to thedevelopment control system explains in detail whenstatements are needed and how they should be used.The Disability Rights Commission website (www.drc-org.uk) explains how access statements work and how theyshould be used. There is more inormation in Planningand access for disabled people: a good practice guide

(ODPM, 2003) and Safer places: the planning system andcrime prevention (ODPM/Home Oce, 2004). The UrbanDesign Group has also produced detailed guidancecalled Design and access statements for developmentframeworks. You can get details rom www.udg.org.uk


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PortisheadDocks,BristolMarkEllis&AshleyBin

gham,ICD

Ltd.


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Part 2Writing statements

We dont knock out design statements just to cheer up theplanners theyre for us! We start them early in the programme

to test, modify and organise our arguments; they form the basisof any planning discussions and.. .sometimes...they inform ourappeal statements.

Friendly Architecture

Guidance on changes to the development control system,explains what a statement must contain, but to write a goodstatement you should also try to:

keep it short and to the point

write it or the application; dont copy it rom somewhere else

start the statement when you start the scheme,and use it to help infuence the design

explain how the design has come aboutand what you are trying to achieve

talk to people who could help as soon as you can.Consulting access specialists, local groups, planners andso on early on will help the statement hang together

use statements as a negotiation tool, and allowthem to change i the scheme changes

use accurate and inormative illustrations. Any maps, diagrams orartists impressions should be based on the application drawings.

The rest o this section runs through the process and thesix elements that must be covered in the design par t o thestatement and what should be included in the access par t.

Many local authorities have requirements which dier romthe national minimum. So it is worth checking i other inormation

is needed or any particular scheme. Not submitting a statementwhen required, or not providing the right inormation, will delayyour application.

Design 11


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The process

The most important message toget across is that the application is

based on a good understanding oflocal character and circumstances.That means a good statement willexplain the design process thathas been followed.

The circular, Guidance on changesto the development control system,recommends that applicants follow anassessment-involvement-evaluation-

design process. This closely mirrors agood design process and means thatthe final design will be informed by thewider context of the site.

AssessmentYou should demonstrate that you have looked atthe context o the site and its surroundings. Thesize o the surrounding area to be surveyed andthe detail with which this is done will depend on

the sensitivity and scale o the development. Localcontext includes the physical, social and economiccharacteristics o the site and surroundings,as well as any existing planning policies:

Physical context means what the place looks likeand the character that is derived rom existingbuildings, landscape eatures and movementroutes. The statement should avoid going intotoo much detail it is an opportunity to explainthe scheme not record local history.

Social context means how people in the locality

will be aected by the development, includingany aspirations they may have or the site.

Economic context means the contribution thedevelopment will have on the local economy. Thevalue o the land and its eect on developmentoptions may also be discussed here.

Planning policy context means what policies andguidance exist to aect and shape the developmento the site. There is no reason to reproduce planningpolicies word-or-word, but the applicant should draw

attention to particular ly relevant policies that exist.

InvolvementYou should clearly show what groups and people youhave been, or will be, discussing the scheme with.Government guidance now encourages applicants tocarry out proessional consultations and communityinvolvement at the earliest possible stage as thiswill help to avoid the potential pital ls o not doingso until it is too late to change the scheme.

The statement should explore the ndings o anyconsultations that have been carried out and explain howthey have directed the decisions made by the applicantat this early stage in the schemes development.

EvaluationOnce the sites context has been properly assessed, thelocal community and the right proessionals have beenconsulted; identiying options or development shouldbe a airly simple task. Here, you should evaluate theinormation collected in the previous two stages andidentiy oppor tunities and constraints that will inorm thescheme. Evaluation may involve resolving any confictingissues and the statement should clearly set out whatdecisions have been taken and why. This will givethose reading the design statement an understandingo why elements o the scheme that they may not at

rst entirely agree with, have been decided on.

DesignOnce development options have been evaluated and anypotential conficts resolved, you can start designing thescheme guided by the inormation collected in the earlierstages and your evaluation o it. You should think o thestatement as telling the story behind the scheme as itis presented in the planning application. Do not think oit as a chore, the statement is your opportunity to showthat the decisions you have made are not guessworkbut based on an understanding o the real world as it

aects the application site. A good design statementwill thereore increase support or your proposal.

This section should be written during the earlystages of the schemes development . You shouldnot try to write it after you have decided on thevarious aspects of the design people readingthe statement will be able to tell and it willundermine the effectiveness of the points madeto justify your scheme.

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Use

The planning application will need to say what the developmentwould be used or. The statement needs to explain how this will tin with the area and how it supports local aims, or example, howan application or a shop relates to existing shopping centres orparades or how schools, shops, sports acilities and other support ingamenities will be provided to support new housing provision.

What to include A justication o the use in terms o land use policies, but also how it

has been inormed by existing uses in the area. I the application is or anew house in a residential street, this will be straightorward. I it is ora new restaurant in a residential area, it will be much more complicatedand the statement will need to show why the use would be acceptable.

An explanation o how the uses will work well together, making the place

more useul or the community and, where possible, allowing people todo more than one thing in the same area. Having a good mix o uses is avital part o creating sustainable places. Many applications include morethan one use, sometimes side by side and sometimes above one another.

The statement should show that the applicant has understood the accessneeds o dierent uses and made sure the design will a llow or inclusiveaccess. Uses open to the public, such as shops, hospitals or hotels, mustbe accessible to everyone, and homes must be accessible or all visitors.

Writing statements 1

Land use and community acilitiesCarrington, Wire, Warringtonstatement

This statement explains inpictures and words how thedevelopment will make themost o surrounding land usesand acilities.

The situation o the site within along-established neighbourhoodmeans that there is a broad

range o community acilitieswithin a 10-minute walk. Thelocation o the site close toestablished community, retailand open space acilities,adjacent to the town centre andclose to public transport nodesare positive characteristicswhich need to be maximisedthrough the provision osae, direct, convenient andinteresting pedestrian routes.

TaylorYoung

,UrbanDesign

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Amount

The planning application will say how much development is beingapplied or. The statement needs to explain why this is an appropriateamount. In small applications, the amount proposed may be obvious, orexample one or two houses, and the statement will not need to say muchmore than how this can be built on the site, but, or larger applications,explaining the developments density may become relevant.

What to include The statement should show that the amount o development planned

takes into account how much development is suitable or the site. Thisshould take account o the various restrictions identied in the siteanalysis and the aims o good urban design. The statement shouldnot try to justiy development that has already been decided on.

Building amounts can be shown in many ways, and it can be useulto explain why measurement techniques have been used or evenexplain the amount in dierent ways. For example, the homesper hectare gure can mean very di erent building amounts

and numbers o residents, depending on the size o the homes,so providing foor-space gures as well may be useul.

It is important to show how the scheme aects the way the areaworks. Factors include the number o people there will be around,as well as the quality o the buildings and spaces. So, it can beuseul to give an idea o possible occupancy levels, whether orhomes or workspaces, and ootall or shops and leisure uses.

The application quite rightly relates to a specic site. But usage is notconned to site boundaries, and it is oten the overall neighbourhooddensity that matters most in creating successul communities. So, ormajor developments, explaining how the amount o development plannedwill change the neighbourhood (or example, adding services and open

space, supporting local businesses or placing more demand on localservices) can help to show how appropriate the scheme would be.


15/20 High Street, Hythedesign statement

This short statement clearly

explains why the amount oaccommodation was thought tobe right or the site.

7.1 The proposals are or a2-storey building, i.e. two ullfoors with rooms in the roospace. This provides or theaccommodation needed andoers views over SouthamptonWater rom attractive livingspaces.

7.2 Size relates toaccommodation but it isimportant, also, because itallows a building o sucientscale to hold its own with thesurrounding buildings and makean impact on the Promenade an important public space.

FriendlyArchitecture2006

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Layout

The application drawings should show the layout on the site or, oroutline applications, an indicative layout. The statement should explainwhy this layout has been chosen, and how it will work and t with itssurroundings. For small developments this may be very simple, orexample, just saying that the building aces an existing road. But or largerplans, the layout may be balancing a variety o design eatures such assolar gain, crime prevention and accessibility. In these cases, statementsshould clearly explain the design decisions that have been made.

What to include The statement should explain how the buildings and spaces in

and around the site would work together. So, it may be worthwhileexplaining why buildings ace the way they do, why entrancesare where they are and how these aspects relate to changes in

levels, existing buildings, natural eatures and inrastructure. The statement should make clear how the layout willallow inclusive access to and through the site.

It should explain how the layout contributes to making the place saer. It can be very useul to explain the purpose o dierent parts o

the site and the placement o certain buildings or spaces. There are many potentially conficting pressures on layout design,

and it can be useul or the statement to explain what the applicantconsiders these to be and which ones have been given priori ty.

Similarly, or complex sites, it can help negotiations to showhow the design has developed and how dierent layoutsand options have been considered but rejected.


Concept diagram or St. Iveldesign statement

This statement accompanyingan outline application clearlysets out the principles that willinfuence the nal layout.

StIveldesignstatementRPSGroupPlc

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Scale

Scale means the size o buildings and spaces, and details will beset out in the planning application. The maximum and minimum sizeswill need to be included in outline applications. The statement needsto show why those sizes are right or the site, which oten meansexplaining how the size o new buildings relates to the size o existingneighbouring ones. Size also aects whether new buildings and spaceswill be economically viable, and the statement should explain why thescale proposed provides an appropriate level o accommodation.

What to include Drawings that show the relationship between existing buildings

on or around the site and those proposed will normally be veryuseul. For example, the statement could explain why a prominentsite can successully accommodate buildings larger than those

surrounding it, while other sites may not be as fexible. The statement should show that the scale o the developmenttakes account o the restrictions o the site and theneed or good design. It should not try to justiy tting apredetermined amount o accommodation onto a site.

It is important to get the three-dimensional aspect o scale across.Computer graphics or plans can oten fatten or distort a view, andso mislead the people reading the statement. Pictures should alsoplace the viewer where people would really be, and o er a realisticinterpretation o the scale o open space as well as buildings.

The scale o parts o a building and how they work together can bevery important. So, the statement should explain how the designconsiders the balance o eatures such as doors, windows and

detailing or example window sill heights and door widths.


PhotomontageSt James Place statement

These pictures show thesize o the planned buildingrontages superimposed onthe existing street. Thishelps readers understandthe scale planned.

LlewelynDaviesYeang/VicoProperties(Nort

hern)Ltd2005

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Landscaping

Landscape design is oten seen as something to think about ater planning

permission has been granted. It is understandable that people applying orpermission may not want to nalise the exact details o things like pavingmaterials or plant species until they are sure the plan has been approved. Butleaving landscaping to the end o the design process is not appropriate, so,the statement should explain the principles that will be used to draw up thelandscape details. This means landscape decisions can be considered intandem with all other design issues, which will help to create better places.

What to include Landscape design is about much more than plants. It includes all treatments

o outdoor spaces, including street urniture, water eatures and roadmaterials. The statement should show how the design o outside spaces

will make them attractive, sae, useul and environmentally responsible. Landscape details are an important part o design, and the statement should

explain how its treatment will work with all other design decisions. Forexample, school playgrounds can be designed to extend teaching space andsupport active learning. I they are to be successul, their design needs towork well with the design o indoor spaces and the links between the two.

The statement should show that the planned landscape design isbased on a strategy or long-term maintenance and management.

The statement should clearly explain the purpose o landscapedesign on the site, and how this will be achieved and maintained,or example, to create a natural habitat, support an existinggreen corridor or provide a sensory garden or play space.

The statement should show how the needs o disabled orolder people will be met, or example by using level suraces,non slip materials and providing resting places.


Path routesBuilding 9 Bristol HarboursideVin Goodwin Access ConsultantConsultant member o theNational Register o AccessConsultants

This statement explains how thehard landscaping o paths willhelp to make sure that everyone,including people with disabilities,can use them easily and saely.

Path routesPaving suraces will be resin-bound aggregate to providea smooth, even and well-laidsurace to avoid tripping. Thedetailed design has not beendeveloped at this stage thoughit is intended that the routeswill incorporate the ollowingeatures:

Seating is provided at intervalsalong the Harbourside walkand in the central podium lawnto allow people to rest. Anyseating will have arm and backrests and be located so not toobstruct routes

Street urniture will be groupedto avoid obstructing routes

Adequate lighting to assistvisually impaired people.

ThePoint,BristolMarkEllisAssociates

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Appearance

What a place will look like is o ten mistakenly understood to mean itsdesign. This in turn is oten wrongly read to mean architectural style. Butappearance is really the visual representation o all the decisions thatwent into the design. So, layout, scale and landscaping will all aectwhat a place looks like. The statement needs to explain what the personapplying or permission wants the place to look like and why. It also needsto explain how a good appearance will be achieved and maintained.

What to include The statement should set out the design rationale that underpins the

proposal and how this has inormed the detailed aspects o the scheme. The statement should explain how the appearance ts with other

aims or the development. So, i the development is meant tocreate a new landmark, its appearance, scale and use should

refect this. I the development is designed to blend seamlesslywith its surroundings, its design should take this into account. Pictures o what the scheme would look like can be useul, but these should

be based on details either included in the application or set out in thestatement. Pictures o detailing and materials that are unlikely to be usedare misleading and can cause problems later on. So, i materials have notbeen nalised when the application is made, the statement might suggesta range o materials or the site to give a sense o the nal appearance.

The statement should also acknowledge that appearancechanges throughout the day and across the seasons as lightlevels, weather conditions and vegetation change. It may notbe possible to include lots o representational pictures, but thestatement should explain how the person applying has considered

the eects o time on the appearance o the scheme.


Examples o local vernacularFormer Silverdale Collierystatement

This statement shows that thedesigner has considered howthe appearance o existingbuildings should infuencethe plan.

Apart rom the church,there are a ew vernaculararchitectural characteristicsand details which can beincorporated in the detailed

design like arched windowsover the ront door, grouping othree doors including access toalleyways, two doors includingaccess to separate upperstorey dwellings, use o pastelcolours and rhythm o colourscreated by dierent colouringo ront elevation, bay windows,ront door rames and windowrames (see photos on right).

TaylorYoung,UrbanDesign

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Access

A design and access statement willneed to cover two potential aspects of

access, vehicular and transport links,and inclusive access. That is not to saythey are separate, and the statementshould show that all access issues havebeen considered together.

This section should explain themovement pattern around and throughthe site. It should show how everyonecan use the place comfortably, safely

and easily. Readers may be looking fora variety of things, for example, highwayengineers may read this section to helpthem check the safety of the plannedroad access, and access officers maybe looking to see if there is appropriatewheelchair access or facilities forpeople with visual impairments. Thestatement shows how the design hasconsidered all access issues together.

What to include

Policy approachThe statement should set out the policy and approachthat the applicant has adopted towards access,with particular reerence to the inclusion o disabledpeople. This should include how relevant policiesin local development documents have been takenaccount o. The policy approach set out in thedesign and access statement will inorm decisionstaken urther down the line in the development

process or example decisions about the internallayout o the buildings which go beyond the level oinormation required with a planning application.

ConsultationThe statement should provide inormation on theresults o any consultation carried out - or to be carriedout - on access issues. Depending on the scale o thedevelopment proposal, this may include consultationwith local communities and access groups. Technicaladvice can be sought rom access, highway, andcrime prevention and urban design specialists.

How access will be achieved

The statement should explain how surrounding roads,ootpaths and sight lines will be linked. Lighting,views, signs and desire lines can help, but the layoutneeds to be right to provide practical access as well.

Diagrams showing how people can move to andthrough the place will be very useul. For someschemes, it may be good to show this or vehicles,bikes and pedestrians, showing how the prioritiesor dierent users have been worked through.

The inside o a building is not normally shown on aplanning application but, unless the layout inside abuilding is considered, it will be very dicult to decidewhere entrances and re exits should go. So, it may be

useul or the statement to explain how internal accesswill be designed, provided and used as this can have aneect on how the place will eventually look and work.

This part o the statement should cover the visibilityo entrances and access to the buildings throughentrance areas or ront doors, as well as accessto acilities such as toilets or conerence roomsand shops or sports centres. It should also explainhow levels change within public spaces, includingpavements and dropped kerbs, bus stops, parkingspaces including blue badge holders at trainstations, and parks. It should show how using

symbols and pictures can help people navigate. The statement should clearly show publicand private space and explain how the designhas helped make these areas sae.

The statement should show that disabled peoplewill not be segregated but will be able to move upand down in a building and use the same entrances,corridors and rooms as everyone else without detours.

The statement should also explain how accessor the emergency services will be provided.This may include areas or congregation in theevent o an emergency which should includeprovision or disabled reuge points.

DavidBonnettAssociates

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Highgate,DurhamDavidMillingtonPh

otographyLtd.

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Part 3Reading statements

Ask, Is the designgood enough to

approve?, not,Is it bad enoughto refuse?

How do you know if a design and access statement is any good?

The most important question to ask is: Is the design any good? Paragraph 34 oPlanning policy statement 1: delivering sustainable communities (ODPM, 2005)says that Design which is inappropriate in its context or which ails to take theopportunities available or improving the character and quality o an area shouldnot be accepted. PPS1 calls or high-quality design to create places that:

are well-mixed

have well-planned public space that brings people together

unction well and add to the overall character and quality o the area

are sae and accessible

support the eective use o resources

address the needs o all in society and are accessible,useable and easy to understand

are visually attractive as a result o good architecture,urban design and landscaping.

These are the things to look or when reading a statementand assessing a planning application.

Some people might put a lot o time and money into producing adetailed, well-written statement, but that does not mean the schemeitsel has been well designed. It is the quality o the place that willbe built that is important, and people reading statements should becareul not to mistake a good statement or a good scheme.

Ask, Is the design good enough to approve?, not,Is it bad enough to reuse?

The rest o this section explains how to identiy good design. This includes howto assess the process and the six elements that must be covered in the designpart o the statement and the access part. The assessment sheet at the end o thesection is designed to help you use the statement to assess a planning application.

Is the proposal good enough?

Checking to see i the design is good enough to approve means decidingwhether the physical characteristics o the scheme (or example, wherethe buildings will sit, which way they will ace, how high they will be, whatthey will look like, and so on) will lead to a successul place that works well.Statements and application drawings will give inormation on these physicalcharacteristics, but assessing whether they are suitable can be dicult.

The ollowing pages take each o the seven sections that must be

covered in the statement in turn, and suggests a list o questions to askto help check i the plan meets the design principles listed above. Theassessment sheet at the end o the section summarises the questions toask and could be reproduced and used to help assess all applications.

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The process

Planning policy statement 1 makesit clear that designs which are

inappropriate in their contextshould not be accepted. It istherefore important that an applicantdemonstrates that their proposeddevelopment has emerged from afull assessment of a sitescircumstances and characteristics.

It will be clear rom the drawings provided with manyapplications that the scheme is heavily infuenced by theexisting built character o the local area. But that does

not permit a discussion about the wider, non-physical,context o a site which will also inorm developmentproposals. So, a good design statement will demonstratethat an appropriate design process has been ollowed.

The circular, Guidance on changes to the developmentcontrol system, recommends that applicantsollow an assessment-involvement-evaluation-design process. This closely mirrors a gooddesign process and means that the nal designwill be inormed by the ull context o the site.

AssessmentThe applicant should be able to clearly demonstratethrough the statement that they have addressedthe context o the site and its surroundings . Howmuch o the surrounding area they look at willoten depend on the sensitivity and scale o thedevelopment . The statement should show that theapplicant has assessed the ull context including,as necessary, the physical, social and economiccharacteristics o the site and surroundings,as well as any existing planning policies:

Physical context means what the place looks like andthe character that is derived rom existing buildings,landscape eatures and movement routes. A goodstatement will not go into too much detail and explainwhat elements have inormed the applicants thinking.

Social context means how people in the localitywill be aected by the development. The statementshould demonstrate that the views and aspirationso local communities has been taken into account.

Economic context means the contributionthe development will have on the localeconomy. The applicant should also beencouraged to explain how their own inancialobjectives have inormed the scheme.

Planning policy context means what policies andguidance exist to aect and shape the developmento the site. The statement should provide a clearreason or any departures rom adopted policy.

InvolvementThe statement should clearly show what groupsand people the applicant have been, or will be,

discussing the scheme with. In many cases localauthorities will have a role in helping applicantsidentiy existing communities as well as providingadvice on their own behal. A good statement will beable to show that the applicant has spoken to localcommunities and sought proessional advice at theearliest possible stage o the schemes development.

EvaluationThe statement should clearly demonstrate thatthe inormation collected in the previous two

stages has helped to identiy opportunities andconstraints that will inorm the later developmento the scheme. The statement should set outhow any conlicting issues have been resolvedand what decisions have been taken and why.

DesignA good statement will tell the story o how thescheme has reached application stage, includingideas that have been trialled but ound not to work.Many applicants will use the statement to sellyou their scheme. Do not be put o by lots o text

or unnecessary images, these are both methodso covering up a bad scheme. You should alsowatch out or applicants who try to use statementsto justiy predetermined design solutions thestatement must be relevant to both the contexto the site, and the proposed development.

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Use

The statement should explain and justiy what the buildingsand spaces would be used or and where dierent uses willbe placed on the site. This should be based on an analysiso the existing uses in the surrounding area. The statementshould explain how the planned use will contribute to thecharacter and image o the development and, where relevant,how dierent uses in the development will work together.

Is the design good enough? Will the uses planned oer the things people need and want? Will they

be able to adapt and change over time? And will everyone be able toget to them and use them easily? Having only one type o building useover a large area or only a ew secondary uses such as small gymswithin housing developments, rather than a real mix o accessible

services and acilities, is unlikely to make a place successul. Does the statement clearly explain how the site ts in with surroundinguses? It is normally the mix o uses in a neighbourhood that is importantto creating successul places, not the use on a single site.

Will uses that attract the most people be in the most accessible spots?They should be because it helps make places work well. I shops, casand so on are put in quiet or out-o-the-way places, they may not be used.

Could dierent uses disturb each other so those whoeventually use the place will nd it uncomortable, dangerousor noisy? There are design solutions to mixing potentiallyconficting uses that may need to be considered.

What to look for 1Mixing uses

Horsebridge Development,Whitstable

New fats and shops work withexisting buildings and uses inthe area, making it a vibrant andattractive place to use.

MarkEllisandAshleyBingh

anICDLtd

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Amount

The statement should explain and justiy the amount o development planned,or example, how many houses or shops there will be. It should also explainhow this will be distributed across the site and t in with the surrounding area.

In many cases, the amount o the development will be described as a densitygure, such as the number o homes per hectare or foor-space gures, butscale, site coverage and how many people will be using the place may havemore impact on the way a place works than density numbers. The statementshould show that the amount o development would be suitable or the site.

Is the design good enough? Will the number and size o buildings work well on the site,

supporting local character and the way people use the area?Too much can be harmul but too little can be wasteul and willnot support community acilities, shops or transport.

Is it possible to tell rom the inormation given how appropriate theamount o the development is? Habitable rooms per hectare ordwellings per hectare can show very dierent things, and neithercan useully explain mixed-use or neighbourhood development.

Does the mix o unit sizes, whether homes, shops oroces, t with local character and need?

Are the acilities needed by the amount o developmentalready in place, or is there a way that they can be supplied?(This is normally relevant or major schemes only.)

What to look for 2Appropriate densities

Park Central, Zone 1,Birmingham

Building sizes and land coveragevary across this development,with more development alongthe main road.

GardenerStewar

tArchitects

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Layout

What to look for 3Making places work

Gainsborough Studios, London

Here, the layout, including newaccess decks along the canal,helps to ensure the developmentmakes the best o the site and itssurroundings.

The statement should explain and justiy the way the buildings, routesand open spaces are set out. It should also explain why they ace the waythey do, and why entrances have been placed where they are. I t shouldshow that the person applying has surveyed the movement patterns

and layouts o the surrounding area and that the scheme will thereorework well with the buildings and spaces surrounding the development.

Is the design good enough? Will the place be easy to understand, maintain and adapt? A

good place makes sense to the people using it ; and layoutsthat are logical and have good visibility work best.

Is the layout accessible? Will it be easy or everyone to use?Design should integrate the access needs o people with limitedmobility, sight or hearing impairments and learning diculties.

Are spaces t or their purpose? Too oten poor design means spacesare just not up to what people will want them or. For example, narrow

areas o open space on the north side o fats or on steep slopesare unlikely to be useul and may just disjoint the development.

Does the layout use spaces to their best advantage?Some spaces might need to be very accessible, othersprivate, and their design should refect this.

Will public spaces be sae, overlooked and convenient?Windows, doors, shop ronts and access routes shouldbe used to overlook and help keep public places sae, butthey should not jeopardise peoples private spaces.

Does the design address saety and crime prevention?

GrahamPaulSmith

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Scale

The statement should explain and justiy: the height, width and length o buildings the size o spaces in relation to each other and their surroundings, and the size o parts o a building or its details.The statement should provide clear evidence that the plannedscale has been infuenced by the existing character o the local areaor, where relevant, opportunities to improve that character.

Is the design good enough? Will the scale o buildings support local character and relate well to

their surroundings and, where relevant, the skyline? Good designdoes not mean copying what is already there or necessarily keeping tothe same scale, but it does mean understanding and respecting it.

Will the scale o building parts eel comortable to the people using them?

Is it easy to understand the relationship between the scale o thedevelopment and its surroundings? No-one will see the place at thescale shown on the drawings and computer-based images can oten bemisleading. It is important to understand how real users will consider sizes.

What to look for 4Getting the size right

Old Haymarket, Liverpool

This space may be small, but its

scale has been decided on withreerence to the scale o thebuildings that surround it, and itis a useul area.

DavidMillingtonPh

otographyLtd.

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Landscaping

The statement should justiy and explain the hard and sot landscaping oprivate and public spaces. It should explain the purpose o landscapingand its relationship to the surrounding area. The landscaping strategy,as set out in the statement, should show how the development respondsto opportunities to improve the landscape character o the site.

Is the design good enough? Has landscape design been considered throughout the design process?

It should never be an add-on, but should be part o the design. Goodlandscape design can be vital to making a scheme acceptable.

Will the landscape design support local character and image, and helpdene private and public spaces? Good landscape treatment can helpmake places sae, attractive and successul. Saety, security and businesssuccess rely on clear denitions o who can do what and where.

Will the place support biodiversity and environmentally riendlydrainage? Are there realistic plans or maintaining both hard andsot landscaping? Green chains, lungs and corridors and foodcontrol sinks can all be supported by good landscaping, butarrangements must be made or their long-term maintenance.

Will landscape decisions help to make sure there is inclusive access?For example, will the materials used, the design o ramps, lightingand visual contrast help everyone use and enjoy the space?

What to look for 5Designing buildings andlandscapes together

Jubilee Park, Canary Whar

The landscaping is animportant part o theoverall design.

SueJackson

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Appearance

The statement should explain and justiy the appearance o buildingsand spaces, and show how they relate to their surroundings. Itshould cover architecture, materials, decoration, lighting, colourand texture. The best designs link all the parts o a scheme, andthe statement should show how decisions on appearance relate toall other aspects o the scheme, reinorcing the main design.

Is the design good enough? Will the appearance support local character

and distinctiveness? This is not abouttaste or style, but how the design relatesto what is valued about the area.

Will the place look good? Will it delight and inspirepeople? Some places should be inconspicuous, while

others should create new high-quality landmarks.But they should all look good, using the bestpossible materials, detailing and cratsmanship.

Is the style appropriate or the site and the scheme?Dierent styles can achieve good design, but somestyles can look better on plans than others. Forexample, ornate designs may look more intricate,but be out o proportion with the building as a wholewhen built. Window details or external add-ons likebrick arches may be used to present a style on aplan, but the dimensions o the building might notcarry this through. These buildings can oten lookworse than expected when they are nally built.

Does the design make good use o materials toprovide a sae and accessible place? Choosingcolours that stand out, good lighting, logicalplacement and suitable signs can make a placeeasy to use. Similarly, using tactile materialscan help people nd their way around.

Will changes to the place aect its long-termappearance? Elements such as bin stores orrainwater collectors should be included withinthe overall design wherever possible.

What to look for 6Making it look good

Brewery Square, London

Colour, materials and detailingaect the appearance o thisnew building and the roadas a whole.

BerkeleyHomes

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Access

This part of the statement needs tocover two connected issues. One is

the general movement to and throughthe site and its buildings. The otheris how all members of society will beable to use the site (that is, where theroads, walkways, doors and so on willgo, and then how accessible they willbe in terms of levels, colours, lighting,markings, sizes, surface finishes,handrails and so on) .

Access within buildings is dealt withunder building regulations and does nothave to be specifically covered in thestatement . However, in some cases, itwill be necessary to consider internalaccess at the planning stage to makesure it is properly achieved in the finalbuilding. The statement should showthat this has been done.

Is the development accessible and inclusive?

Policy approachIs it clear rom the statement that the applicanthas an identiable policy and approach towardsaccess? Does this make particular provision or theinclusion o disabled people? The statement shouldshow how relevant policies in local developmentdocuments have been taken into account.

ConsultationDoes the statement include an explanation o theresults o any consultation on access issues? Ordoes the statement clearly set out what consultationsare to be carried out in the uture? Depending on thescale o the development proposal, this may includeconsultation with local communities and accessgroups, and technical advice rom access, highway andurban design specialists. Does the statement showthat advice on access issues has helped to inorm thescheme and make it more accessible and inclusive?

How access will be achieved

Will all potential users, no matter what their disability,age or sex, be able to enter the site, move aroundthe area, enter the buildings and use the acilities?The statement should explain how consultation withpotential users has infuenced access arrangements.

Will the place be logical, simple and obvious to use,tting into and, where possible, improving surroundingmovement networks, linking roads, ootpaths andpublic spaces through and across the site?

Will the movement network support convenient,sae and appropriate travel? Depending on the plan,this could be or heavy vehicles, cars, bicycles andpedestrians. In most cases, access arrangements

should guarantee saety and convenience rst orpedestrians, then or cyclists, and then or vehicles.

Is the road and pathway design appropriate? Roadscan be designed to reduce car speeds and allowpeople to walk, relax and play alongside or evenon streets. Such designs should make sure thatdisabled people are not excluded or put at risk.

Is there an appropriate balance between landused by roads and that used by buildings andother open spaces? Sometimes, too much othe site is given over to cars, making the placeless user-riendly or pedestrians and cyclists.

Will the building or spaces be fexible enough toaccommodate changing access and travel demands? Does the development provide adequate access or

emergency services? In some cases, this shouldinclude areas or congregation in the event o anemergency and provision or disabled reuge points

MicheleTurriani

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Glossary

Biodiversity The spread o species that can be ound in an area.

Density The number o people or amount o building in any given area.Oten expressed as dwellings per hectare, but foorspacegures, plot ratios or occupancy levels can also be used.

Desire lines Normally the shortest route rom one place to another, but canbe the most convenient, easy to use or comortable route.

Footfall The number o people travelling past a place who will beable to stop there to use shops, seats or other acilities.This normally means people walking or cycling past.

Green corridor Where open spaces and habitat areas that support certain speciesor provide visual or unctional advantages physically link up.

Householder applications A planning application or an extension or alteration to a single dwelling.

Inclusive Making a place which everyone can use with comort,dignity and convenience, regardless o their age,gender, ethnicity, disabilities or circumstances.

Infrastructure The acilities people use every day, rom sewers andtelephone lines to parks and schools.

Neighbourhood density The overall number o people or amount o building spaceprovided in the area. This may be calculated at ward level or or

an area within a given distance to a town centre or station.

Reserved matters Issues not addressed within an outline planning application,but which will be approved at a later date.

Sensory garden A place where plants, materials and eatures can be easily detected bysenses other than sight. For example, where scented plants, wind chimesand textured surace treatments add to the quality and character o the area.

Sight lines The ability to see directly rom one place to another.This oten helps people nd their way around.

Solar gain The energy used by a building that it takes directly rom sunlight.

Street furniture Seats, bins, lights, plant holders, signs, etc that are placed in public areas.

Vernacular Local architectural styles, materials, details or traditions.

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As well as introducing a formalrequirement for design and access

statements, the government hasmade changes to the list of reservedmatters and the minimum levelof detail that must be submittedat outline application stage.

Reserved matters are now set out as:

Layout the way in which buildings, routesand open spaces are provided within thedevelopment and their relationship to buildings

and spaces outside the development.

Scale the height, width and length o eachbuilding proposed in relation to its surroundings.

Appearance the aspects o a building orplace which determine the visual impressionit makes. This includes the external built ormo the development, its architecture, materials,decoration, lighting, colour and texture.

Access the accessibili ty to and within thesite or vehicles, cycles and pedestrians in

terms o the positioning and treatment oaccess and circulation routes and how theset into the surrounding access network.

Landscaping this is the treatment o privateand public space to enhance or protect theamenities o the site through hard and sotmeasures. This may include, or example,planting o trees or hedges, screening by encesor walls, the ormation o banks or terraces, orthe layout o gardens, courts or squares.

The changes now require an increasedlevel o detail to be submitted with outlineapplications. As a minimum, applications

will now include inormation on:

Use the use or uses proposed or thedevelopment and any distinct developmentzones within the site identied.

Amount of development the amounto development proposed or each use.

Indicative layout an indicative layoutwith the approximate location o buildings,routes and open spaces and, where

appropriate, separate development zonesproposed within the site boundary.

Scale parameters an indication o the upperand lower limits or height, width and lengtho each building within the site boundary.

Indicative access points an areaor areas in which the access point orpoints to the site will be situated.

Town and Country Planning (GeneralDevelopment Procedure)(Amendment)(England)

Order 2006(statutory instrument no.1062), andGuidance on changes to the development controlsystem, DCLG 2006.

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Assessment crib sheet

32

DesignDesign and access statements are required to provide inormation coveringthe design process and physical characteristics o the scheme. You canuse this sheet as a starting point when checking the quality o a developmentscheme. You may nd it useul to photocopy this sheet and keep it close at

hand. You could then use a copy or each application you look at.

The process

Does the statement show that the applicant has assessedthe sites ull context, including physical, social and economiccharacteristics and relevant planning policies?

Has the applicant demonstrated how they have takenaccount o the results o any community involvement?

Does the statement show that the scheme has emerged rom arigorous assessment-involvement-evaluation-design process ratherthan trying to justiy retrospectively a pre-determined solution?

Use

Would the application help to create an appropriate mix o uses in the area?

Would dierent uses work together well, or wouldthey cause unacceptable annoyance?

Amount

Is the density appropriate?

Could the neighbourhoods services supportthe amount o development planned?

LayoutDo all spaces have a purpose?

Will public spaces be practical, sae, overlooked and inclusive?

Will private spaces be adaptable, secure and inviting?

Scale

Will the buildings sit comortably with their surroundings?

Will they, and parts like doors and windows,be o a comortable scale or people?

LandscapingHas landscaping been properly considered rom the start?

Will it help to make the place look good andwork well, and will it meet any specic aims or the site?

Appearance

How will the development visually relate to its surroundings?

Will it look attractive?

Access

Will the place be sae and easy or everyone to move around?Will it make the most o the surrounding movement network?

Has the applicant clearly described their policy approach andconsultation process, whether carried out or planned?


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Good design principles

There are characteristics successfulplaces share. These are listed in By

design: urban design in the planningsystem towards better practice(Thomas Telford Ltd, 2000). This isthe companion guide to PPS1 and itprovides information and guidance onhow to achieve high-quality outcomeswith the planning system.

It contains seven qualities ofsuccessful places that are a good

starting point when thinking aboutwhether a planning applicationshows good design or not. Character

a place should have its own identity

Continuity and enclosurepublic and private spaces shouldbe clearly distinguished

Quality of the public realm

a place should have attractive andsuccessul outdoor areas

Ease of movementa place should be easy to get to and move through

Legibilitya place should have a clear imageand be easy to understand

Adaptabilitya place should be able to change easily

Diversitya place should have variety and choice.

Successful places also needto be accessible for everyone.CABEs document The principlesof inclusive design(they include

you) calls for places to be: Inclusive

so everyone can use them saely, easily and

with dignity

Responsivetaking account o what people say theyneed and want

Flexibleso dierent people can use them indierent ways

Convenient

so everyone can use them without too mucheort or separation

Accommodatingor all people, regardless o their age, gender,mobility, ethnicity or circumstances

Welcomingwith no disabling barriers that might excludesome people

Realistic

oering more than one solution to help balanceeveryones needs and recognising that onesolution may not work or all

Understandableeveryone knows where they are and can locatetheir destination.

Safer places - the planning system

and crime prevention is a companion

guide to PPS1 and sets out theseven attributes of safer places(ODPM/Home Office, 2004) .

Access and movementplaces with well-dened routes,spaces and entrances

Structureplaces structured so that dierentuses do not cause confict

Surveillanceall publicly accessible space is overlooked

Ownershipplaces that promote a sense o ownership,respect, territorial responsibility and community

Physical protectionplaces that include necessary, well-designed security eatures

Activity

activity appropriate to location, with reducedrisk o crime and sense o saety

Management and maintenanceto discourage crime in the present and the uture.

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This short guide shows howto write and read designand access statements. Itaccompanies the governmentcircular Guidance on changes tothe development control systemand provides practical advice ongetting the best from statementsto help deliver well-designed,inclusive places

Design and Access Statements

Documents