What is a design and access statement, and do I need one?
When preparing a planning application, it’s essential to provide not only technical drawings and forms but also a clear explanation of the thinking behind the proposal. One of the most important documents in this regard is the Design and Access Statement (DAS).
Despite being a well-established part of the UK planning system, the DAS is sometimes misunderstood or overlooked. Yet when prepared thoughtfully, it plays a crucial role in demonstrating design quality and securing planning consent. At Pegasus Group, we know how a well-crafted DAS can elevate a planning submission and unlock greater design potential.
In this blog, we’ll explore what a Design and Access Statement is, when it is required, and how it can influence planning outcomes.
What is a design and access statement?
A design and access statement is a short report that accompanies certain planning applications and applications for listed building consent. It outlines the design rationale behind a development proposal and explains how access issues have been considered.
The purpose of a DAS is to ensure that applicants have thought through how their development will function and relate to its surroundings. It provides an opportunity to articulate how a proposal meets planning policies, responds to the local context, and achieves high-quality, inclusive designs.
At its core, a DAS should answer the following questions:
- What is the design trying to achieve?
- How does it respond to the site and surroundings?
- How will people access the development, including those with disabilities?
- How have scale, layout, appearance, and landscaping been considered?
It is not a tick box exercise. When used effectively, a DAS becomes a key narrative tool to explain how the development will contribute positively to its context.
When is a design and access statement required?
Under UK planning legislation, a DAS is mandatory in specific cases.
These include:
- Applications for major development (as defined in planning law)
- Development in designated areas (such as conservation areas or World Heritage Sites) where the proposal consists of one or more dwellings or a building with a floor space of 100 square metres or more
- Applications for listed building consent
It is also worth noting that local planning authorities may request a DAS even when it is not formally required, particularly where the proposal involves sensitive sites or complex urban environments. We often advise clients on this grey area – knowing when a DAS can strengthen a proposal, even if not strictly required, is a key part of our strategic planning advice.
That said, even when a DAS isn’t obligatory, it can still add value. Submitting a concise, well-reasoned statement can demonstrate professionalism, reinforce policy alignment, and help de-risk the planning process.
What should a strong design and access statement include?
A well-prepared DAS should be tailored to the site, proposal, and policy context. It should avoid generic statements or design cliches. Instead, it should provide a clear, well-structured explanation of the following:
The context of the site
This includes physical characteristics, historical and cultural significance, and planning constraints or opportunities. Understanding the site sets the foundation for demonstrating an appropriate response.
Pegasus Group draws on multidisciplinary expertise – from heritage and design to transport and landscape – to inform a site’s contextual analysis.
Design principles and evolution
A DAS should outline the thought process behind the design. This includes how the scheme evolved, what alternatives were considered, and how feedback from stakeholders or the local community has shaped the final proposal.
Layout, scale, and appearance
The report should explain the arrangement of buildings, the rationale for the height and massing, architectural style and materials, and how the development integrates with its setting.
Access and inclusivity
A crucial part of the DAS is explaining how people will move through and around the development. This includes access for pedestrians, cyclists, and vehicles, and how inclusive design principles have been applied to support users of all abilities.
Compliance with planning policy
Referencing relevant local and national planning policies, a DAS should show how the proposal supports key objectives, from sustainability and climate resilience to heritage protection and placemaking.
How can a design and access statement influence planning outcomes?
While it may be just one part of a wider submission, a well-prepared DAS can be pivotal in shaping how a proposal is received.
Planning officers, design review panels, and consultees use the DAS to understand how the scheme has been developed and whether it aligns with policy and best practice. If the design rationale is unclear or poorly justified, it may lead to delays or objections.
Conversely, a strong DAS can help:
- Establish the project’s credibility early in the planning process
- Highlight the design quality and benefits of the proposal
- Anticipate and address concerns from planning officers or the public
- Show policy compliance in a way that is accessible and persuasive
In effect, the DAS becomes a bridge between the technical aspects of the proposal and the planning narrative that underpins it.
Pegasus Group’s approach to design and access statements
At Pegasus Group, we offer a comprehensive suite of services that support the preparation of robust design and access statements (DAS), ensuring they are tailored, policy-compliant, and strategically aligned with your project’s objectives.
Our multidisciplinary team encompasses expertise in planning, design, environment, heritage, economics, land and property, and transport and infrastructure. This integrated approach allows us to provide holistic support throughout the development process.
If you are preparing a planning application, it’s important to check whether a design and access statement is legally required. But even if it isn’t, consider whether submitting one could strengthen your proposal and help it stand out in a competitive or complex planning landscape.
Need advice on whether your scheme requires a design and access statement?
Or want to ensure your submission makes the right impression? Get in touch with our experts today.