Design & Access Statements (DAS)
When you submit a project through planning, they are always submitted with supporting documents. Some examples of these documents are Community Infrastructure Levy (CIL), the proposed drawings, fire safety strategies, noise reports etc... The one document which is almost always required is a Design & Access Statement (DAS), a written description and justification of the design proposal. Throughout this post we will cover what exactly a DAS is, what sort of information it might include and how this might differ depending on the project conditions.
What is a Design and Access Statement?
A Design & Access Statement is a document explaining the design thoughts and process behind an application. It accompanies the planning application, typically made up of text, drawings, site photographs, aerial photographs and other visual contents. It is a document with simple vocabulary, avoiding overly technical information, making it easy to read and understand. It is also an opportunity to explain any specific issues which might be affecting the proposal and how this is being addressed. This could be related to access, scale, response to sustainability etc. especially if it is a project in a conservation area, in which case the design will have to be justified against additional criteria.
If the application is following up on a rejected application, you can even reference the application number in your DAS to show what you have considered and changed to tackle any previous issues raised by the planning application.
What is the format like?
Whilst required for almost all applications, the format of a DAS is completely up to the practice or body submitting the document. As a result of this, it is not uncommon for practises to do it differently, for example whilst there is a general criteria for topics to be included, some practices might prefer to combine subheadings given that the project isn't a large scale, whilst others will require a much longer and more detailed DAS due to the project scale and complexity. In some cases practices might use a template that they have created for the general layout of pages which they will then complete with the specific relevant project information.
During our times as part 1 architectural assistants, we have definitely seen different lengths of design and access statements. 2 out of the 3 of us currently work in small london-based practices. Although we are of similar workplace size and work on similar types of projects, we recently realise how differently the two offices approach DAS. One keeps it nice and short whilst the other tries to cover all areas ending up in a longer DAS.
What might it include?
This is a general summary as to what a design and access statement might entail. A quick reminder that what a design and access statement might include will change in format depending on the practice, project and council being applied to! Typically, it can start with an introduction to say that the agent (architecture office) is applying in the name of the clients at X (given address) with a small description and brief history of the existing property or site. E.g key features, previous alterations, age, etc… Once the very basics are covered, you can get stuck into the more relevant subtopics.
Area
A description of the site location, this could be using the site location plan that you would have already generated a part of the required documents for a planning application. In addition to this, to visually locate the site, you could use site photos taken from the existing survey site visit and an aerial outline of the site, to locate the property on an urban scale, annotated with the site orientation. If relevant to the application and design, you can even mention the topography and site conditions.
Additionally, it is also worth looking at the general material overview of the area so the chances of a response referring to an ‘un-fitting materiality choice’ is less likely to be mentioned since you have already provided the context information they need. Planning officers have a ton of documents to go through so it’s best to give them what they might want in your DAS. They don’t give a 8 week waiting time for no reason.
Design
When talking about the design, it's important to explain the design principles and concepts that contribute to the proposed development. This is where you can also mention if you are replacing an existing building/extension and how this might contribute to the quality of life/surrounding site. As previously mentioned, another topic that is part of the design proposal is the materials, so you can discuss the materials that you intend to use, i.e are they going to match the existing, are you going to use a sustainable material, a better quality cladding/structure to the current existing materials, etc..
The design part of the DAS is where you can really talk about a lot of the decisions made but also decisions set by clients, i.e. the programme of the space. Writing about this, you could include floor plans to support the concept and explanation of the layout. Whilst on smaller projects, this can be done more easily, it’s more important to show how properties and public/private spaces intersect, or don't, on larger schemes, including their relationships to one another and the surrounding schemes of the site in the area. Larger schemes might typically include the design process more thoroughly through concept diagrams, development visuals and sketches, to tackle the topics of physical, social and economic characteristics and relevant planning policies.
Scale
How big is the proposal? In this section, it’s typically expected to show dimensions, whether that's ridge and eaves heights for small extensions, or height, width and length of the project in comparison to surrounding buildings to show you are matching/exceeding or below the similar projects in the area with references to how this might impact the skyline. A good example for dimensions on small projects, is showing it as a visual on the proposed drawings but also stating the difference between the proposal and previous. I.e existing eaves height and the proposed eaves height, if it's being lowered or the depth of the proposal matching the neighbours etc.
With larger proposals this might be slightly different but the logic of dimensions is still applicable. Additionally to this, they might also justify the size of facade components like entrances, podiums and other components in relation to the human scale.
Accessibility
The access component is crucial for most projects even if the accessibility to the existing building is not changing, it is still very informative to state that this will be remaining. You will generally see explanations about the access points i.e main entrance, side access etc… and the changes being proposed. For example, the design could be proposing a more inclusive access onto the property, like a ramp, or a new vehicle access for the clients needs.
In larger developments, this is the section to explain the thoughts behind proposing new or better transport links, i.e vehicle, cycle and pedestrian routes on and off site, relationships to existing public transport systems and the design thought behind circulation routes. Most projects will also have to consider the inclusivity of the access routes, making sure it is accessible regardless of age, disability, etc, which can be done with reference to the design in images (colour, surface finishes, lighting, public seating etc.)
Listed Buildings and Conservation Areas
Generally speaking, listed and conservation area sites are more difficult to design for as you have to explain how the historical and architectural importance of the listed building has been considered with its physical setting. For example, if you have an application with air conditioning being installed you would need a noise report to determine whether an acoustic enclosure is required. If it is then this will be written in the DAS to show that it has been thought through and considered. Moreover, depending on the council, it may also be necessary to explain how the design principles abide by the listed and conservation policies of that given area.
Before jumping into your design proposal, it would be best to map out conservation areas within the site context along with any listed buildings nearby especially, if they have had some work done.
Landscaping
More commonly seen on larger schemes and developments, if landscaping is a part of your proposal, it is essential to mention it in your DAS. This could begin with an explanation of how public and private spaces will be landscaped, the function of them, i.e for sustainability purposes, how you intend to maintain the landscaping, etc. Information like this doesn’t necessarily have to be specific as long as it is evident that these elements have been thought of. Depending on the scheme size and applicants preference of detail, you could also include the materials and the schedule for planting. However, in most small projects this section of the DAS is irrelevant and not necessary as the landscaping is not changing with the proposal to an existing building.
Council Planning Policies
When submitting Design and Access Statements, it can also be a good to include the policies of the council that you are applying to, in-note that you have considered them, but again this is preference and will vary from one firm to another. In some cases, these policies will be referenced throughout the application to support the explanations.
We hope this post was helpful in covering the basics of what a Design and Access Statement is and how to prepare one for a planning application! It’s clear to see that there are a lot of contributing factors that go into a DAS and whilst there are multiple ways of creating one, and in most cases the practice you work for will show you how they personally do it, what they include and how they format, it’s good to gain an understanding of what is expected. For more informative posts, experiences as a Part 1 Architectural Assistant and to stay involved in the architecture community, follow us on instagram @archidabble
