Design and Access Statements and Historic Building Impact Assessment
A Design and Access Statement must accompany applications for both outline and full applications, and generally will be required for all planning and listed building consent applications except for:
- A material change of use of land and buildings, (unless it also involves operational development);
- Engineering or mining operations;
- Householder developments: but statements are required if the property is located within a Conservation Area (given that there are 54 conservation areas within Westminster, the majority of householder applications will need a statement).
- Advertisements
- Tree Preservation Orders
- Storage of Hazardous Waste
What should a Design and Access Statement Cover ?
Statements are documents that explain the design thinking behind an application, to 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. They provide an opportunity for the applicant to demonstrate his/her commitment to achieving good design and ensure accessible design. Statements should include a written description of the proposal and a justification for the application. Photographs, maps and drawings would be helpful to further illustrate the points made.
The statement needs to make reference to the relevant planning policies in the Council’s adopted Unitary Development Plan and Supplementary Planning Guidance (SPG’s) and Conservation Area Audits. Statements should provide a clear reason for any departures from policy.
For most straightforward applications, the statement will be short, whereas for more complicated applications will require a detailed report.
The statement should address the following:
- The design process - explain the design principles and concepts
- Amount of development - how much will be built on site number of units/floor space.
- Use – what buildings and spaces will be used for
- Layout - how the buildings, private/public spaces are to be arranged on site and their relationship.
- Scale - how big the buildings and spaces will be in terms of their height/ width /length.
- Appearance – details of materials/architectural details.
- Landscaping – treatment of private and public spaces hard and soft landscaping.
- Access – access to the development to ensure equal; and convenient access to buildings and spaces and the public transport network, and access for emergency services where relevant.
The attached templates provide a guide to our requirements:
Listed Building Consent Applications
Statements should also include a brief explanation of how the design has taken into account the historic and special architectural importance of the building, the particular physical features that justify its designation as a listed building and the building’s setting. The statement should detail any specific issues that arise because the building is listed, and if it is not possible to provide inclusive design, this needs to be expanded upon in the statement.
If you fail to submit a Design and Access Statement your application will be treated as invalid and cannot be processed. This will result in delays in dealing with your application.
Further Reading/Advice
Department for 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.
The Commission for Architecture and the Built Environment (CABE) have published a useful Guide ‘Design and access statements: how to write, read and use them’.
The Disability Rights Commission have also produced guidance on access statements.
