Design and Access Statements Written by Chartered Town Planners.
Cedar Planning writes persuasive, policy-compliant Design and Access Statements that pass validation, address your council's specific requirements, and give your planning application the strongest possible foundation - whether you're a developer, architect or a homeowner.
- RTPI Chartered Town Planner
- Nationwide Coverage
- Fast Turnaround Times
- High Approval Rates
- Expert and Honest Advice
What Is a Design and Access Statement?
A Design and Access Statement is a formal planning document submitted alongside a planning application. It explains the design thinking behind a proposal — setting out the context, the reasoning for key decisions, and how the scheme will work in practice — and demonstrates that the site and building will be accessible to all users.
Required by law for certain types of application under the Town and Country Planning Development Management Procedure Order, a well-written DAS does far more than satisfy a validation checklist. It is your opportunity to tell the story of your development, pre-empt officer concerns, and present your scheme in the most persuasive light.
"A poorly written DAS can lead to validation delays or — worse — give planning officers grounds to refuse a scheme that might otherwise have been approved."
Generic templates found online routinely fail because they do not address your council's specific Local Plan policies or the particular constraints of your site. Cedar Planning's statements are written from scratch by Chartered Town Planners, tailored to your project and your local authority.
When Is a DAS Required?
Major Developments
All major applications, including 10+ dwellings or 1,000m² or more of floorspace, require a DAS.
Development in a Conservation Area
Applications providing one or more dwellings, or creating 100m² or more of floorspace, within a designated Conservation Area.
Listed Building Consent
Applications for Listed Building Consent, including internal works, extensions and changes of use to listed buildings.
Smaller Applications
Many councils encourage a DAS for smaller applications to help justify the design approach.
Mandatory Design Components — All Covered
To comply with the Town and Country Planning Development Management Procedure Order, a Design and Access Statement must address a specific set of design and access considerations.
Cedar Planning's statements comprehensively address all mandatory components — in the format and level of detail your Local Planning Authority expects, with policy references woven throughout.
Context & Character
How the proposal respects the immediate surroundings and neighbourhood character — referencing local vernacular, streetscene analysis, and the existing built environment.
Use
Justification for the proposed function of the building or land — including any change of use — and how it aligns with planning policy for the area.
Amount & Scale
Explaining why the size, density and massing of the development is appropriate — relative to the site, its context, and relevant policy requirements on height and bulk.
Layout
How buildings, routes, open spaces and servicing arrangements are organised on the site — including the relationship between the proposal and the public realm.
Appearance
Details on architectural style, materials, fenestration, and visual impact — including justification for specific design choices in relation to local character and any heritage considerations.
Access
Demonstrating that the site and building will be accessible and usable by all — including emergency services, waste collection, cyclists, pedestrians, and users with disabilities.
We Write DAS Documents for All Development Types
From a single-storey rear extension to a major residential scheme, our Design and Access Statements are calibrated to the scale and complexity of each project — never over-engineered, never under-evidenced.
Residential Development
From single-storey extensions and loft conversions to multi-unit new-build schemes and apartment conversions.
Heritage & Listed Buildings
Statements for Listed Building Consent and Conservation Area applications — with heritage sensitivity and policy compliance at the core.
Commercial Schemes
Justifying change of use, new premises, layout changes and commercial extensions — including Class MA, Class E and mixed-use applications.
Retrospective Applications
Arguing the case for development already completed — presenting the strongest possible justification for retrospective permission.
Design and Access Statements in Practice
Every DAS we produce is written specifically for the project — not adapted from a template. Here are four examples of how our approach delivered results for clients across different development types.
Subdivision into Flats — Conservation Area
The Challenge
Converting a single dwelling into four self-contained flats involving complex extensions in a Conservation Area, where design scrutiny was particularly high and space standards strictly enforced.
Our Result
We acted as a design partner alongside the architect, refining the layout to meet internal space standards, and produced a DAS with detailed precedent analysis and Conservation Area character appraisal.
Class MA Prior Approval — Commercial to Residential
The Challenge
Converting a vacant retail unit to residential use under Class MA permitted development rights, with transport, noise and natural light matters to satisfy before prior approval could be granted.
Our Result
Our feasibility work identified space for two units rather than one. We drafted the Class MA statement and DAS, demonstrating compliance with transport, noise and daylight standards.
Householder Extension — Article 4 Direction
The Challenge
A client assumed their extension fell within permitted development, unaware that an Article 4 Direction had removed those rights across their street.
Our Result
We identified the restriction before work began, avoiding enforcement risk, and submitted a full planning application with a persuasive DAS addressing local character and proportions.
Commercial Upper Floors to Residential
The Challenge
Reactivating empty upper floors above a city-centre commercial unit, with complex noise, access and loss-of-commercial-space policy issues to address.
Our Result
We addressed noise and access concerns through the DAS and supporting documents, and argued that new city-centre homes justified the change in planning terms.
Need a Convincing Design and Access Statement?
Tell us about your situation and we'll advise you — no obligation, no jargon, just clear practical guidance.
We respond within 1 working day · Free initial review · Completely confidential
Common Questions About Design and Access Statements
Not sure whether you need a DAS, or what one should contain? Below are the questions we hear most often from homeowners, architects and developers.
When is a Design and Access Statement legally required?
A DAS is usually required for major developments, certain applications in Conservation Areas, and applications for Listed Building Consent. Some councils may also request one through their local validation requirements.
Can I write my own Design and Access Statement?
You can, but a weak or generic DAS can lead to validation delays or make it harder for the planning officer to understand the design justification for your proposal.
A professionally prepared DAS will be tailored to your site, the local planning policies and the specific planning issues that matter most.
Is a DAS the same as a Planning Statement?
No. A Design and Access Statement focuses mainly on the design approach, site context, layout, appearance and accessibility. A Planning Statement usually provides a broader planning policy justification.
For some applications, both documents can be combined into one clear supporting statement.
Do householder applications need a DAS?
Many basic householder applications do not legally require a DAS. However, one can still be useful where the site is sensitive, located in a Conservation Area, affected by heritage constraints, or where the design needs clear justification.
How long does a Design and Access Statement take?
This depends on the complexity of the project and the quality of the plans provided. For straightforward schemes, a DAS can often be prepared quickly once drawings, site details and planning history are available.
Get a Quote for Your Design and Access Statement
Don't let paperwork hold up your project. Contact our expert team today.
