Design and access statement

From April 2016 the statutory requirement to submit a Design and Access Statement (DAS) with most planning and listed building consent applications changed. 

The requirement to submit a DAS with a planning application will only apply to: 

  • All planning applications for Major development except those for mining operations, waste developments, relaxation or amendment to conditions (section '73' applications) and applications for a material change in use of land or buildings
  • All planning applications for development in a conservation area or World Heritage Site where there is provision of one or more dwellings or the creation of floorspace of 100 sq.m. (gross) or more

A DAS is not required for a reserved matters application as this is not an application for planning permission.

Please get in touch for advice if you're unsure whether a DAS is required

However, the DAS should act as a 'living document' and a reserved matters application should be accompanied by a progress statement updating any changes that have occurred since the original DAS was submitted.

For listed building consent applications validated before 1 September 2017 you must submit a DAS in all cases except where the application is for interior works only.

From 1 September 2017 a Heritage Impact Statement (pdf) is required to support any application for listed building or conservation area consent in Wales and will replace the DAS in the application process for listed building consent. 

This requirement is set out in Planning (Listed Buildings and Conservation Areas) (Wales) (Amendment No. 2) Regulations 2017 (SI 2017/638).

Guidance on preparing a Heritage Impact Statement can be found in Heritage Impact Assessment in Wales (pdf). 

NB: a DAS will still be required to support planning applications within a World Heritage Site or conservation area for one or more dwellings or the creation of a floor space of 100 square metres (gross) or more. 

It is the responsibility of all applicants to check the statutory requirements for any application they make at the relevant time or otherwise risk their submission being invalid.

The requirement for a DAS and the content of such documents forms part of the Town and Country Planning (Development Management Procedure (Wales) (Amendment) Order 2016.

The revised minimum requirements for the content of a DAS are set out in the in the downloads section below.

If a DAS is required but not submitted the planning application will be invalid.  

Additionally if the content of the DAS does not properly address the required content then the application will be invalid.  

Wherever possible the scope and content of a design and access statement should be agreed at the pre-application stage of development to ensure that all relevant issues are covered.  

Download Welsh Government's Design and Access Statements in Wales, June 2017  

Please contact Newport City Council's planning team for advice if you are unsure whether a DAS is required.