Design and Access Statements (DAS)

Important changes to legislation for planning applications

Most planning applications and all applications for listed building consent submitted on or after 10 August 2006 and applications received prior to that date which are not valid, will need to be accompanied by a 'Design and Access Statement' (DAS).

Section 42 of the 2004 Planning Act inserts a new section 37A into the 1990 Planning Act, which prohibits a Local Planning Authority from 'entertaining' an application unless it is accompanied by a 'Design and Access Statement' (DAS), where required. This is explained in more detail in Local Government Circular DCLG 01/2006.

A 'Design and Access Statement' will be required for all planning applications except those for:

A material change in the use of land or buildings, unless it involves operational development
Mining and engineering operations
Householder development outside a designated conservation area, national park, site of special scientific interest, area of outstanding natural beauty, World Heritage Site and the Broads

Advertisement Consent, Tree Preservation Orders or Hazardous Substances consent

A 'Design and Access Statement' will be required for all applications for Listed Building Consent. Where there is a planning application submitted in parallel with an application for listed building consent, a single, combined statement should address the requirements of both.

The DAS should clearly identify:

The philosophy and approach to inclusive design
The Key issues of the particular scheme
The source of advice and guidance used
How the principles of inclusive design have been implemented into the scheme
How inclusion will be maintained and managed

The size and level of detail in the statement is likely to reflect the size and complexity of the proposed development and may therefore vary considerably.

The DAS should be submitted at the planning stage to clarify the developers design philosophy, outline any particular site constraints that may prevent compliance with the requirements of AD(M) 2004, and/or explain the rationale behind any alternative design approaches proposed.

This will be to the benefit of the client and any future occupiers where such matters are material to the Disability Discrimination Act 1995.

Wokingham Borough Council has produced a DAS checklist for Full Planning Permission, Outline Planning and Listed Building planning applications, to assist you in the creation of a DAS which includes all elements required. A basic DAS Template is also provided to assist you in this process. See links to the PDF documents below.

For further information on how to read, write and use DAS view Commission for Architecture and the Built Environment (CABE) publication.

For further help and advice contact the councils Access Officer.