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Design and Access Statement UK: A 2026 Guide for Planning Applications

Bhavesh Ramburn

What is a Design and Access Statement?

A Design and Access Statement (DAS) is a short written report that supports a planning application by explaining the design principles and accessibility considerations behind the proposed development. It is required by section 42 of the Planning and Compulsory Purchase Act 2004, and the detail of what must be included is set out in national planning practice guidance.

The DAS sits alongside the other application documents — the planning application form, the location plan, the block plan, the existing and proposed drawings, and any supporting technical reports. Together they tell the Local Planning Authority (LPA) why the development looks the way it does and how it has been designed to be accessible to everyone, including people with disabilities.

The DAS is not the design itself; it is the explanation of the design. It is also not a justification document — the application must stand on its merits without the DAS. The DAS is a supporting document that helps the planning officer understand the design choices the applicant has made.

For the broader context on what a planning application must include, see our householder planning permission guide and our block plan guide.

When is a Design and Access Statement required?

A Design and Access Statement is required for most types of planning application in England, including:

  • Outline planning applications for buildings.
  • Full planning applications for buildings.
  • Reserved matters applications.
  • Listed Building Consent applications.
  • Conservation Area Consent applications (for demolition in a Conservation Area, where this is still required separately).
  • Applications for major development, including large residential, commercial, or industrial schemes.

The DAS is not required for:

  • Householder applications for extensions and alterations to an existing dwelling, where the extension is not within the curtilage of a listed building. (The Town and Country Planning (Development Management Procedure) (England) Order 2015, Schedule 2, exempts householder applications from the DAS requirement.)
  • Applications for changes of use that do not involve operational development.
  • Prior notification / prior approval applications.
  • Applications for advertisement consent.
  • Applications for works to trees in a Conservation Area.

The threshold and exemptions are set out in article 9 of the Town and Country Planning (Development Management Procedure) (England) Order 2015.

In Wales, the equivalent requirement is set out in the Town and Country Planning (Development Management Procedure) (Wales) Order 2012. In Scotland and Northern Ireland, the DAS requirement does not apply in the same form, although the design and access principles are reflected in the equivalent design statements under the devolved regimes.

What should a Design and Access Statement include?

The Planning Practice Guidance (PPG) on Design and Access Statements sets out the matters that must be addressed:

  1. The design principles and concepts that have been applied to the development. This includes:

    • The physical, social, and policy context of the site.
    • The design objectives, including any design code or design guide that has been followed.
    • The design response to the context, including the layout, scale, height, massing, materials, and detailing.
    • The landscape and visual impact, including the relationship to neighbouring buildings and the wider townscape.

  2. The access considerations. This includes:

    • How the design provides access for all users, including people with disabilities.
    • The access routes for vehicles, cycles, and pedestrians.
    • The access arrangements for emergency services.
    • The management of the development, including ongoing maintenance.

  3. How the design has taken account of the local planning policy framework. This includes:

    • The relevant policies in the local plan.
    • The relevant policies in neighbourhood plans (where applicable).
    • The relevant policies in the National Planning Policy Framework (NPPF).
    • Any relevant supplementary planning documents (SPDs) or design codes.

The PPG is clear that the DAS should be proportionate to the scale and complexity of the development. A small extension might require only a half-page statement; a major residential scheme might require several pages of detailed analysis.

For the broader planning policy framework, see our Permitted Development Rights in 2026 guide and our UK Planning Appeals guide.

How to write a strong Design and Access Statement

A strong DAS is clear, concise, and design-led. The following tips help produce a DAS that supports the application rather than weakening it:

1. Lead with the design vision

Open the DAS with a clear statement of the design vision. Avoid generic phrases like “the development will be of high-quality design” — instead, describe the specific design moves the proposal is making. For example: “The extension is set back 1.5 metres from the principal elevation to preserve the original building line and to allow a defensible landscaped buffer along the boundary.”

2. Anchor the design in the site context

The DAS must demonstrate that the applicant has understood the site and its surroundings. Use photographs, site analysis diagrams, and references to nearby buildings to show how the proposal responds to the context.

3. Show how the design responds to policy

The DAS should not quote policy at length; instead, it should show how the proposal responds to the relevant policies. A short table mapping the proposal’s response to each relevant policy is a useful way to structure this section.

4. Address access thoroughly

The “access” part of the DAS is often the weakest section. A strong access section addresses:

  • Vehicle access and parking. Layout, dimensions, swept-path analysis.
  • Pedestrian and cycle access. Routes, surfaces, lighting, security.
  • Accessibility for people with disabilities. Step-free access, lifts, accessible WCs, accessible parking, signage, wayfinding.
  • Emergency vehicle access. Fire tender access, hydrant locations, evacuation routes.
  • Servicing and refuse collection. Bin stores, collection points, vehicle turning.

5. Keep it short

The PPG is explicit that the DAS should be proportionate to the scale and complexity of the development. A small extension might require only a single page; a major scheme might require 5–10 pages. Anything longer than 20 pages for a residential extension is excessive.

Common mistakes in Design and Access Statements

The following are common mistakes that weaken the DAS and risk a planning refusal:

  • Generic design language — phrases like “high-quality design” and “in keeping with the area” without any specific justification.
  • Ignoring the policy framework — failing to address the relevant local plan policies, the NPPF, or any neighbourhood plan.
  • Weak access analysis — failing to demonstrate how the proposal is accessible to people with disabilities.
  • Contradicting the drawings — describing a design that does not match the submitted drawings.
  • Excessive length — a 30-page DAS for a 3-metre rear extension signals that the applicant does not understand the PPG requirement for proportionality.
  • Failure to address heritage — for applications in a Conservation Area or affecting a Listed Building, the DAS must address heritage impact. Failing to do so is a common reason for refusal.

For an example of how heritage impact is addressed, see our Conservation Areas guide and our Permitted Development Rights in 2026 guide.

The Design and Access Statement in the planning application process

The DAS is one of the documents validated by the LPA at the start of the planning application process. If the DAS is missing or inadequate, the LPA can request it under article 12 of the Town and Country Planning (Development Management Procedure) (England) Order 2015. Until the DAS is provided, the application is not valid and the determination clock does not start.

Once the application is valid, the planning officer will read the DAS as part of the assessment. A strong DAS can support the application by:

  • Demonstrating that the applicant has thought carefully about the design.
  • Showing how the proposal responds to the local context.
  • Addressing any access issues that the planning officer might otherwise raise.
  • Demonstrating compliance with the local plan and the NPPF.

A weak DAS can weaken the application by:

  • Signalling a lack of design rigour.
  • Raising questions about whether the applicant has understood the site.
  • Forcing the planning officer to ask for further information, which slows the determination.

For the broader application process, see our householder planning permission guide and our block plan guide.

Design and Access Statements and planning appeals

If a planning application is refused, the DAS becomes a key document at appeal. The Planning Inspector will read the DAS as part of the case, and any shortcomings in the DAS will be scrutinised. A weak DAS at application stage can be difficult to remedy at appeal, because the inspector will ask why the points were not made at application stage.

For an appeal against a refusal, the appeal is made to the Planning Inspectorate in Bristol. For a walkthrough of the English appeals process, see our UK planning appeals guide.

Next steps and resources

Editorial note. This article is for guidance only and does not constitute regulated advice. The DAS is a statutory requirement under section 42 of the Planning and Compulsory Purchase Act 2004 and is required for most types of planning application in England. For project-specific questions, consult a chartered planning professional registered with the Royal Town Planning Institute (RTPI), or an architect registered with the Architects Registration Board (ARB).