Design & Access Statements Guidance Note

May 2011 Guidance on Design & Access Statements

applications (withdefinedexceptions). A Design and Access Statement (DAS) is required to accompany most Planning and Listed Building consent GUIDANCE ONDESIGN&ACCESSSTATEMENTS A Designand Access Statementshould: by it. length and content of the DAS should reflect the scale and complexity of the proposal and address all matters raised appropriate. The where photos, and scale) (to plans illustrations, include and concise and clear be should DAS The considerations ofadevelopment. and features aspects, design specific the of indication clear a providing by community local assist and will authority local It the proposal. their justify and explain to applicant an for opportunity an is It outset process. the development at the of considered been have design good of objectives the how outlines Statement Access and Design A

A DASisrequiredbylegislationtoaccompanyallplanningapplications(outlineandfull)withthe exceptionof:

• • • • • • • • •

WHAT IS A DESIGN AND ACCESS STATEMENT? WHEN IS A DESIGN AND ACCESS STATEMENT REQUIRED?

to advertisementcontrol,tree preservationordersorstorageofhazardoussubstances). applications which are not for planning permission or listed building consent (applications relating material changesinuse(an Access onlystatement willstillberequiredinmostcases) householder development(newdwellingswillrequire aDAS) engineering orminingoperations work beingundertakenandillustratehowthesehave influencedthedesign. Express how design issues and conflicting demands have been identified prior to detailed design Discuss whatisbeingprovidedbytheproposalandhowitsustainable. development. Explain howtheobjectivesofgood,secureandinclusivedesignhavebeenappliedtoa Include ajustificationofproposalinpolicyterms.(Nationalandlocal). How hascommunityengagementshapedthescheme? Outline theestablishedvisionandprinciplesofscheme.Whatisideabehinddesign?

Cardiff CouncilPlanning Information Note

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Guidance on Design & Access Statements registered, andyouwillbeaskedtosubmitarevisedDAS. If theDesignand Access Statementisnotconsideredtobeadequate,theplanningapplicationwill The localplanningauthoritywillrevieweachDASonreceiptofaapplication. A DASisnotrequiredifanoutlineapplicationwasgrantedpermissionbeforeJune1st2009. permission. outline stageisrecommended. The provisionofanupdated DAScanbeconditionedwithinanoutlineplanning HoweveraprogressstatementupdatingtheoriginalDASsubmittedat requirement withinthepolicyframework. As areservedmattersapplicationisnotanforplanningpermission,DASstatutory REGISTRATION OF A PLANNING APPLICATION RESERVED MATTERS APPLICATIONS?WILL A DESIGN AND ACCESS STATEMENT BE REQUIRED FOR

Cardiff CouncilPlanning Information Note

2 Guidance on Design & Access Statements The Barriers good practicaladviceandexamplesforimprovingaccesstoListedorhistoricbuildings. Cadw’ spublication,OvercomingtheBarriers:ProvidingPhysical Access toHistoricBuildings(2002)gives more detailedinformationonthissubject. sure newdevelopmentwillbeaccessibleandthatitcanusedbyeveryone. The bookletalsoprovideslinksto Design and Access Statements.Itgivesguidanceonhowtheprinciplesofinclusivedesigncanbeusedtomake The Planning Aid Wales Access StatementGuidance applies musttakereasonablestepstoavoidthedisadvantage. at asubstantialdisadvantageincomparisonwithpersonswhoarenotdisabled,thepersontowhomduty persons. Section20ofthe Act setsoutathreefoldduty, includingwhereaphysicalfeatureputsdisabledperson The Act consolidatesandextendsexistingdutiesfromtheDDA tomakereasonableadjustmentsfordisabled civil partnerships. gender reassignment,pregnancyandmaternity, race,religionandbelief,sex,sexualorientationmarriage Disability Discrimination Act 1995(DDA). The Act coversexistingandnew protectedcharacteristics:age,disability, equality ofopportunityforall. The Act simplifiesandbringsintooneactexistingdiscriminationlawincludingthe The Equality Act 2010 will bedifferent. It isrecognisedthattherenostandardsolution,aseachindividualbuilding,andtherequirementsofusergroups learning difficultiesandpeoplewithpushchairs. Easy accessshouldbeavailabletoall,includingthoseinwheelchairs,themobility/sensoryimpaired,peoplewith sensory impairments. It isimportantthatadevelopmentcanbeeasilyusedbyeveryone,includingthosewithmobilityand INCLUSIVE DESIGN

Equality_Act_2010 providesanewlegislativeframeworktoprotecttherightsofindividualsandadvance Cardiff CouncilPlanning Information Note . Planning Aid Wales Access Statement Guide. bookletgivesadviceonpreparingthe Access elementof Cadw Wales Overcoming 3 Guidance on Design & Access Statements any social,physicaloreconomicissues?Hastherebeencommunity/neighbourengagement. This shouldincludeacharacterappraisal.Wherearelocalfacilities?(publictransport,schools,shops?). 2. The followingcriteriashouldalsobeconsidered: The locationandcontextofthesiteshouldbeclearlyidentified. 1. The keycomponentsoftheDASareasfollows: The Welsh Assembly Government’s Technical Advice Note12-Design(TAN 12) An outlineofthebroadcontentaDASforplanningpermissionandlistedbuildingconsentissetoutin WHAT SHOULDBECONTAINEDWITHINADAS? elements andcharacteristicsinthedesignarejustified. Details shouldbeprovidedwhichclarifyhowandwhy thedesignhasevolvedovertimeandexplainhowparticular innovative designandcreatesasuccessfulrelationship betweenpublicandprivatespace. natural andbuiltheritageassets)toprovideadevelopment whichislegible,promotesquality Character &Context Design Explain howthedesignofadevelopmenthasconsideredobjectivesgooddesign,identifiedin 4. Summary ofnational,regionalandlocaldesignpolicy, includingrelevantsupplementaryplanningguidance. 3.

Context Analysis Site Analysis Design Analysis Policy Context • • • • • • • • •

constraints andopportunities topography site features boundaries access points Environmental Sustainability Community Safety Access &Movement Character &Context - Outlinehowthedevelopmentproposalhastakenaccount oflocalcharacteristics(including Cardiff CouncilPlanning Information Note

, choice,varietyand TAN 12: Are there 4 Guidance on Design & Access Statements and development inlinewiththerequirementsof Environmental Sustainability Statements. communities whicharerelevanttocrimepreventionandshouldbeconsideredwithinDesign Access Safer Places initiative (seewebsite) The DASshouldsetouthowtheproposalhasconsideredguidanceandrequirementsofSecureby Design Community Safety-Howhascommunitysafetybeenconsideredwithinthedesign? considered inthedesignwithoutanyjustificationorexplanation. It isnotconsideredsatisfactoryforaDAStosimplystatethatissuessuchas‘inclusivedesign’ Include, whererelevant,detailsofthefollowing: of asiteorconstraintscausedbyanexistingbuilding. Indicate howtheproposaladdressesprinciplesofinclusivedesignwhilstrespondingtoexistingtopography society. Access &Movement of development,appearanceandlandscapedesign. The DASwillneedtoexplainhowthedesignofdevelopmenthasconsideredmattersof:layout,scale,amount TAN 22: PlanningforSustainableBuildings,June2010 • • • • • • • • • • • •

- The PlanningSystemandCrimePrevention(ODPM,2004)identifies7attributesofsustainable Management &Maintenance Activity Physical Protection Ownership Surveillance –achievINGsecuritythroughnaturalsurveillance. Structure Access &Movement within thedevelopment. If anyoff-site improvementswillbeputinplacetoimproveaccessandmovementto,from transport. How adevelopmentcanbesafelyandconvenientlyaccessed,usingsustainablemeansof potential users. How the public realm within and around a development will be designed to support the needs of all pedestrians, cyclistsandvehicles(includingemergencyrefugevehicles). How accesstoandfromasitecirculationrouteswithinithavebeenconsideredfor How theprinciplesofinclusivedesignhavebeenincorporatedwithinproposal. - Detailhowthedevelopmentcanbesafelyandefficientlyaccessedbyallmembersof www.securedbydesign.com

Cardiff CouncilPlanning Information Note -The DASshouldincorporatedetailsoftheenvironmental sustainabilityofthe Planning PolicyWales (PPW)(Edition4,February2011) .

willbe/hasbeen

5 Guidance on Design & Access Statements setting, inaccordancewithWOCircular61/96. with afulljustificationoftheproposedworksanddemonstrationhowtheywillaf architectural significanceofthebuilding,itsspecialfeatures,andsettingcontributiontolocalarea, along In additiontotherequirementssetoutabove,youwillalsoneedtakeparticularaccountofhistoricand If bothplanningandlistedbuildingconsentapplicationsaremadeforthesamescheme,oneDASissufficient. statement isrequiredforexteriorworks,theaccesselementofnotinteriorworks. A DASisrequiredbylegislationtoaccompany LISTED BUILDINGS Appendix 1ofthisdocumentprovidesachecklistissuesthatshouldbeconsideredaspartDAS. through combininggooddesignandenergyobjectives. and otherplanningissues. The DASneedstodemonstratehowabalanceofdesignissueshas beenachieved It isimportantthatinachievingsustainablebuildingstandards,thesedonotcompromisewiderdesignprinciples the Council’s SustainableDesignGuidanceNote Detailed informationregardingtherequirementsofCodeforSustainableHomesandBREEAMcanbefoundin It shouldgiveaclearindicationofhowproposeddevelopmenthasconsideredthefollowingasminimum: • • • •

AchievING efficientuseandprotectionofnaturalresources Enhancing biodiversity Adaptability forfuturechange Sustainable Homes/BREEAM) Meeting orexceedingtheWelsh Assembly Government’s sustainable buildingstandards(Codefor Cardiff CouncilPlanning Information Note all applications . for ListedBuildingConsent.Whilstacomplete fect thelistedbuildingandits 6

Guidance on Design & Access Statements The keycomponentsofaDASaccompanyingan to bepreparedforoutline,ensurepre-assessmentreportscanprepared. The needtoevidencehowsustainabilitystandardsarebemetwillalsorequireamorefullydevelopedproposal considered later.” (TAN12, Paragraph A3.2) understanding forwhatisappropriateandfeasiblethesiteinitscontext,evenifallreservedmattersaretobe “…clearly explainandjustifytheobjectiveswhichwillbeusedtoinformdetailedproposal,demonstratingan The guidance,setoutin TAN 12,requiresthattheDASshould: An outlineapplicationbyitsnaturewillhavelessmaterialavailableintermsofthedesignelementstoproposal. OUTLINE APPLICATIONS on thefollowingcomponents: parameters baseduponthesiteanalysiswhichwillguideanyfuturereservedmattersapplicationandprovide detail Design Analysis -Evenwhereallmattersarereserved,theDASwillstillneedtoprovideasetofdesign Policy Context-Summaryofrelevantnational,regionalandlocaldesignpolicy involvement whichmayhavebeenundertaken. Design Vision Context Analysis - An assessmentofthesite’s social,physicalandeconomiccontext. Site Analysis - The locationandcontextofthesiteshouldbeclearlyidentified.

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- An indicativeproposalintheformofaconceptplanwithreferencetoanyinitialcommunity dwelling couldbesituated. Access &Movement external workswhereappropriate. Landscaping detailed designofbuildingswhereappropriate. Appearance Scale - The upperandlowerlimitfortheheight,widthlengthofbuildingsproposed. Amount ofdevelopment development shouldbeshown. Layout - The approximatelocationofbuildings,routesandopenspacesincludedintheproposed -Wherethisisareservedmatter, theDASshouldsetoutprinciplestoguide -Wherethisisareservedmatter, theDASshouldsetoutprinciplestoguide Cardiff CouncilPlanning Information Note - The DASshouldsetouttheareawhereaccesspointstositeand -Thiswillbedependentonscaleandtypeofapplication. outline application shouldataminimuminclude: .

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Guidance on Design & Access Statements environmental sustainabilitymeasuresshouldstillbeincludedwithintheDAS. Where adevelopmentfallsbelowtherelevantthresholdforthesestandardstoapply set outtheelementsasrequiredforafullapplication.Including: Where adevelopmentfallswithintherelevantthresholdforWAG sustainabilitystandardstoapply, theDASshould ENVIRONMENTAL SUSTAINABILITY The DASshouldestablishparametersastohowfuturereservedmattersapplicationswould: COMMUNITY SAFETY • • • • • • • •

A LZCfeasibilitystudywhererelevant. Details ontherelevantplansofthoseenvironmentallysustainabledesignsolutionsproposed. Sustainable designsolutionstodeliverthesestandards expected A statementontheapproachtakentomeetorexceedminimumsustainablebuildingstandard Reduce vehicularspeedsinurbanareas/settings Create asenseofcommunityspirit Achieve securitythroughnaturalsurveillance Ensure attractive,safepublicspaces

Cardiff CouncilPlanning Information Note , considerationof 8

Guidance on Design & Access Statements

the outlinestagestatingneedforanupdatedaccessstatementwhenreservemattersapplicationisconsidered. in additiontotheonesubmittedatoutlinestage. To provideconsistencytheCouncilmayrequestaconditionat For reservedmattersapplications,thereisnoobligationontheapplicanttosubmitanupdatedaccessstatement conditions ontheoutlinepermission. For outlineapplications,anydesignandaccessconsiderationscrucialtothedevelopmentwillbesecured through Planning conditionscanbeattachedtoadecisionimplementoracceptdetailscontainedinDAS. PLANNING CONDITIONS application shouldberegisteredandguidanceonattachingconditionstoaplanning/Listedbuildingconsent. TAN 12:Designand TAN 22:PlanningforSustainableBuildingssetoutproceduraladviceincludingwhenan PROCEDURAL ADVICE can proveinvaluableinaidingthediscussionandestablishinganyinitialissueswithregardtoscheme. TheavailabilityofaDASatthisstage Pre-application adviceonanyproposalcanberequestedfromtheCouncil. PRE-APPLICATION ADVICE FURTHER INFORMATION: Advice onsustainabledesignsolutionsissetoutin Design and Access Statements inWales -Why, WhatandHow(DesignCommissionforWales) TAN 22 TAN 12- Appendix 1 Further informationonthecontentofDesignand Access statementscanbefoundin: FURTHER DAS GUIDANCE section ofthiswebsite. The full rangeofSPG’s isavailable todownloadviathepublicationslistwithinPlanningPolicy have beenmet. Design; InfillSitesand Tall Buildings. TheDASshoulddemonstrate howtheobjectivesofrelevantdesignpolicy The Councilhasissueddesignguidanceforarangeofdevelopmenttypes:HouseholderDesign;Residential CARDIFF COUNCIL DESIGN GUIDANCE •

Cardiff Council,SupplementaryPlanningGuidance(SPG)

Cardiff CouncilPlanning Information Note TAN 22- Annex B 9 Guidance on Design & Access Statements

Appendix 1 – Design and Access Statement Checklist are wellrelated? Does thelayoutofadevelopmentprovidebuildings, streets andpublicspaceswhich development? How hasthecharacteristicsoflocalareainfluenced thedesignofproposed Is thedevelopmentproposaladequatelysupportedby localfacilitiesandinfrastructure? surrounding area? Is theamountofdevelopmentproposedappropriate in thecontextofsiteandits Character provision? Does thedevelopmentprovideappropriatelevelsofcarparkingandbicyclestorage Has theaccessibilityofandlinkstopublictransportbeenconsidered? Does thedevelopmentseektopromotesustainablemethodsoftransport? vehicles? Does thedevelopmentseektoreduceconflictbetweenpedestrians,cyclistsand those whomightuseitincludingwithdisabilities? Does theinternallayoutofadevelopmentconsiderneedsandrequirementsall Are liftsandrampsprovidedforwheelchairuserspushchairs? Can peopleeasilygainaccessintoandexitbuildings? Movement to,fromandwithinthedevelopment footpaths arelinkedandlegible? How willthedevelopmentbeintegratedintoitssurroundingstoensurethatroadsand spaces, localfacilitiesandinfrastructure? How willallusersofadevelopmenthaveequalandconvenientaccesstobuildings, and inclusiveforallmembersofsociety? thedevelopmentappropriate Is thepublicrealmassociatedwith,orinvicinityof, efficiently, safelyandconveniently? Can emergency, servicingvehiclesandrefugetrucksaccessthedevelopment proposal forallbuildings,streetsandspaces? Have theprinciplesofinclusivedesignbeenconsideredthroughoutdevelopment Access Cardiff CouncilPlanning Information Note Evidence Evidence Evidence 10 Guidance on Design & Access Statements How havetheyimpacteduponthedesign? How willtheybenefitthedevelopment? environmental credentials? Have anyinnovativetechnologiesbeendesignedinto theschemetoimproveits How hasenhancingbiodiversitybeenconsidered? Has thedevelopmentbeendesignedtoaccommodatefuturechange? required bytheWelsh Assembly Government? Will thedevelopmentmeetCodeforSustainableHomes/BREEAMstandards Has thedevelopmentproposalconsideredprotectionofnaturalresources? Does thedevelopmentpromotesustainabletravelchoices? Environmental Sustainability in ordertoensurecommunitysafetyovertime? Has theongoingmanagementandmaintenanceofdevelopmentbeenconsidered increased senseofsecuritywithinthem? Does thedevelopmentpromoteactivitywithinpublicareastherebycreatingan public spacesbeenprovided? Have physicalprotectionmeasuressuchasdefensiblespacesbetweenbuildingsand Does thedevelopmentpromoteasenseofownership? Have adequatelevelsofsurveillancebeenprovidedoverallstreetsandpublicspaces? movement ofpeoplewithinthem? Are allstreetsandpublicspaceswelldefinedallowingfortheefficientaccess cyclists andreducingvehicularspeeds? Has considerationbeenpaidtominimisingconflictbetweenpedestrians,vehicles& Community Safety general highquality? Are proposedbuildingsofanappropriatearchitecturaldesignfortheirlocationanda maintainable? Are allproposedlandscapingfeaturesappropriatefortheirsettingandrealistically Is thedevelopmentproposalappropriatelyscaledforitslocationandsurroundings? Cardiff CouncilPlanning Information Note Evidence Evidence 11