Doncaster Council

Improving development quality

In May 2006, the Government introduced changes to the planning application process.  The circular Guidance on changes to the development control system, came into effect from the 10th August 2006.  This page gives guidance on when, and what, to submit, and also links to further guidance.

A design and access statement would generally be required with an application for either outline or detailed planning permission.  There would, however, be no requirement for a statement for:

• engineering or mining works
• material changes of use of land or buildings unless there are any changes to the existing elevations.
• householder planning applications, unless any part of the site lies within a conservation area or an Area of Outstanding Natural Beauty (AONB) - i.e. applications for domestic extensions within a conservation area or AONB will need to include a Design and Access Statement.     

Where a planning application and an application for listed building consent were submitted together, one design and access statement would suffice.  A statement would also be required with an application for listed building consent.

NOTE:  As a result, no application will be accepted without the statement unless it falls into one of the three catagories above.

Content of statement

The level and detail required in a statement will depend upon the scale and complexity of the application.  Statements should reflect the type of development and the complex issues that arise from the application. If you are applying for a single householder development, for example, statements would be shorter than a housing estate development.

The design component of the statement would cover seven elements:

• Response to context  - How the physical, social, economic and policy context of the development has influenced its design in relation to the other six elements.
• Amount -  How much would be built on the site.
• Use  - For what buildings and spaces will be used.
• Layout  - The buildings and space in between within the site, and the relationship of these to the surrounding environment.
• Scale  - height, width and length of each proposed building and space between buildings
• Appearance  - What the finished building and space will look like
• Landscaping  - How open space will be treated to enhance and protect the character of the area.     

Where an application for listed building consent is involved, the design component of a statement would cover use, layout, scale and appearance.  In addition it should include:

• A brief explaination of how design policies and approaches have taken account of paragraph 3.5 of PPG15 Planning and the Historic Environment and in particular:    

1. The historic and architectural importance of the building
2. The physical features of the building that justify its designation as a listed building
3. The building's setting     

Please read Planning Policy Guidance 15 (PPG15) carefully and try to address the above 3 points within your statement. Failure to do so, would invalidate your application.

The access component of the statement would cover the following elements

• Policy Approach  - in particular how account has been taken of local policy.
• Consultation - what, if any, consultation has been carried out for access, and what account has been taken of the outcome of such consultation.
• Site issues - how any issues that affect the access to the site (roads, footpaths and sightlines), the movement around the site and how disabled people are not segregated, and access for emergency vehicles.     

Further details could be required for access, again dependent on scale and complexity of the development.

Best Practice Guidance

To make sure that there is consistancy with the type of information submitted, CABE (Commission for Architecture and the Built Environment) has produced best practice guidance to accompany the circular "Guidance on changes to the development control system".

The below document is CABE's interpretation of government policy, this is above the statutory minimum and will be considered best practice.

• Design and Access Statements