Design and Access Statements for London Planning Applications: What They Are and How to Write One

**The legal basis for Design and Access Statements in England**:

The requirement for Design and Access Statements in England is set out in Article 7 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (DMPO 2015). A DAS must accompany a planning application for:

• *1. All major development*:
• A planning application for major development must be accompanied by a Design and Access Statement. Major development is defined as:
• •10 or more dwellings (residential)
• •A site of 0.5 hectares or more (where the number of dwellings is not specified)
• •Floorspace of 1,000m² or more (for non-residential development)
• •A site of 1 hectare or more (non-residential)

• *2. Development within a designated area — conservation areas, National Parks, AONBs, World Heritage Sites*:
• A DAS is required for any planning application for:
• •1 or more dwellings in a designated area (conservation area; National Park; Area of Outstanding Natural Beauty; World Heritage Site)
• •Any creation of 100m² or more of floorspace in a designated area

This is the provision most relevant to London residential planning applications — the vast majority of London Victorian and Edwardian housing stock that is likely to require planning permission for extensions or loft conversions is in a conservation area. In a London conservation area, a DAS must accompany ANY planning application for an extension or loft conversion involving a new dwelling (addition of habitable space) or 100m² or more of new floorspace.

*3. Listed building consent*: A DAS must accompany all applications for listed building consent.

**When is a DAS NOT required for a London residential application**:

• A DAS is NOT required for:
• •Householder planning applications for extensions or alterations to a single dwellinghouse OUTSIDE a designated area (conservation area, National Park, etc.) — where the property is not listed and the development does not amount to a new dwelling
• •Applications for works to a listed building that do not involve new dwellings or significant new floorspace (although a heritage statement is typically required in addition to or instead of a DAS)
• •Permitted development applications (Lawful Development Certificates — these are not planning applications and do not require a DAS)

**Local planning authority discretion to request a DAS**:

Even where a DAS is not legally required under the DMPO 2015, London Boroughs frequently request a supporting design statement or design rationale as part of their local requirements for householder planning applications. Check the specific LPA's list of required application documents on their planning portal — many London Boroughs (including Southwark, Lambeth, Islington, Camden, Tower Hamlets, and Hackney) routinely require a brief design statement with householder applications in conservation areas even where the strict legal requirement for a DAS under Article 7 does not apply.

**Statutory content requirements for a DAS under DMPO 2015**:

A Design and Access Statement must explain the design principles and concepts that have been applied to the proposed development, and demonstrate how inclusive design has been addressed. The DMPO 2015 Article 7 specifies that a DAS must address the following aspects:

• *1. Amount of development*:
• •The amount of each type of proposed use — for a residential extension, the additional floor area in m² by use type (habitable rooms; WC/bathroom; kitchen; circulation)

• *2. Layout*:
• •The relationship between buildings and spaces, and between the proposed development and its neighbours — how does the extension or dormer sit in relation to the host building, the neighbouring properties, the street, and the rear garden?

• *3. Scale*:
• •The height, width, and length of the proposed development in context — how the proposed extension relates to the existing building in terms of scale and massing

• *4. Landscaping*:
• •How the proposed development impacts on landscaping — for a residential extension, this covers the loss of garden area, the impact on mature trees (if any), and any proposed boundary treatments

• *5. Appearance*:
• •The external design of the proposed development — materials, window proportions, roof form, and detailing. For a conservation area application, this is the most critical section — the appearance section must demonstrate how the design responds to the character and appearance of the conservation area

• *6. Access*:
• •How access to the development and use of the development will be achieved for all users, including disabled users (under Part M of the Building Regulations). For a residential extension, this typically addresses the step-free access requirements and the internal door widths

**Practical content guidance for a London residential DAS**:

For a London residential planning application in a conservation area (the most common context requiring a DAS), a well-structured DAS typically includes:

• *Section 1: Site and context*
• •Address and description of the existing property
• •Description of the surrounding area and streetscene
• •Reference to the relevant conservation area and the key characteristics identified in the Conservation Area Character Appraisal
• •Photographs: the existing property; the streetscene; key views to and from the site; examples of comparable extensions or dormers in the same conservation area that have received planning permission

• *Section 2: The proposed development*
• •What is proposed: the type and scale of development
• •Why it is proposed: the functional reason for the extension (accommodation need; accessibility; family growth)
• •How it will be used: the intended occupation and use of the new rooms

• *Section 3: Design principles*
• •How the proposed design responds to the character of the conservation area — the key conservation area characteristics and how the proposal aligns with each
• •Materials specification: justification for the selected materials; comparison to existing house materials; reference to approved samples or comparable approved schemes in the area
• •Window and door design: proportion; style; material; comparison to existing windows
• •Roof form: how the dormer or extension roof form relates to the host building and the prevailing character of the conservation area

• *Section 4: Access and inclusive design*
• •How the proposal addresses Part M of the Building Regulations — level access; door widths; turning space
• •For an extension that creates new living accommodation: how the principal entry and principal rooms achieve a basic standard of accessibility

• *Section 5: Planning policy compliance*
• •Reference to the relevant planning policies: London Plan; Borough Local Plan; Conservation Area Character Appraisal; SPDs
• •How the proposal complies with each relevant policy
• •How the proposal addresses any concerns raised in the pre-application advice (if pre-app advice was obtained)

**The key principles of an effective DAS for London residential applications**:

A strong Design and Access Statement does not just describe the proposed development — it justifies it. The planning officer reading the DAS is looking for evidence that the design has been thoughtfully developed in response to the specific character of the location. A generic template DAS that could apply to any property anywhere in London will rarely satisfy a conservation area planning officer.

*1. Reference the specific Conservation Area Character Appraisal*:

Every London conservation area has an adopted Character Appraisal — a document that identifies the special architectural and historic interest of the conservation area and the characteristics that define its character. These documents are published on each London Borough's planning portal.

• The DAS should:
• •Name the specific conservation area and the relevant Character Appraisal document (with date of adoption)
• •Identify the characteristics relevant to the proposal — for a rear extension: the typical extension depth and height; the prevailing roof form (pitched; flat; lantern); the materials used in existing extensions in the area; the treatment of rear gardens and boundaries
• •Demonstrate how the proposed design reflects each identified characteristic

*2. Show precedent — approved schemes in the same area*:

The most powerful argument in a conservation area DAS is that a comparable proposal (similar in scale, design, and materials) has already received planning permission in the same conservation area or the same street. Obtain the planning reference numbers of comparable approved applications from the London Borough's planning search portal and reference them in the DAS with photographs.

*3. Address the likely officer concerns proactively*:

• Anticipate the planning officer's likely concerns and address them directly in the DAS:
• •Privacy and overlooking: explain the window positions and why they do not cause materially worse overlooking than the existing arrangement
• •Daylight and sunlight: where the extension is adjacent to a neighbour's window or garden, acknowledge the potential daylight impact and demonstrate (with section drawings if needed) that the BRE guidelines are met
• •Materials: confirm the specific materials to be used and why they match or are compatible with the host building and the conservation area character
• •Scale and proportion: demonstrate with comparative drawings that the extension is subservient to the host building

*4. Keep it focused and credible*:

A DAS for a householder extension in a London conservation area should be 4–8 pages long — enough to be comprehensive, not so long that the officer cannot find the relevant information. Padded, generic, or repetitive content undermines credibility. Short, precise, evidenced statements carry more weight than lengthy assertions.

**Who should write the DAS**:

• The architect preparing the planning drawings typically also prepares the DAS. For sensitive or contested applications — conservation area schemes where a refusal is possible; listed building consent applications; schemes in conservation areas where similar proposals have previously been refused — a specialist planning consultant can add significant value by:
• •Ensuring the DAS addresses the specific planning policies and appeal decisions relevant to the site
• •Identifying and referencing comparable approved schemes that establish a strong precedent
• •Structuring the DAS arguments in the sequence most likely to be persuasive for the specific LPA and planning officer

**DAS for listed buildings — additional considerations**:

For a listed building consent application, the DAS is supplemented by (or replaced by) a Heritage Statement — a document that assesses the significance of the listed building's fabric, identifies which elements of the existing building have the greatest significance, and explains how the proposed works affect the significance of the building. A Heritage Statement for a listed building must typically be prepared by a suitably qualified heritage consultant (AABC; IHBC; or RIBA architect with conservation accreditation).