Changes to the Planning System

IMPORTANT NOTE
APPLICATIONS RECEIVED FROM 10TH AUGUST 2006

Design and Access Statements

Certain applications must be accompanied by a Design and Access Statement and will not be registered without it.

This applies to all applications for planning permission except:

Engineering or mining operations
Changes of use
Householder development outside of any conservation area; Area of Outstanding Natural Beauty (AONB)

Any application falling within this requirement must be accompanied by a design and access statement. The statement must include:

An explanation of the design principles and concepts that have been applied to the following aspects of the development
Amount (number of units or for non residential development, proposed floorspace)
Layout
Scale
Landscaping
Appearance

Demonstration of the steps taken to appraise the context of the development (physical/social/economic/policy) and how the design of the development takes that context into account in relation to its proposed use and each of the aspects above;

Explain the policy adopted as to access and how policies relating to access in relevant local development documents have been taken into account;

State what consultation has been undertaken on issues relating to access to the development, and what account has been taken of the outcome of any such consultation;

Explain:

how any specific issues which might affect access to the development have been addressed
how prospective users will gain access to the development from the existing transport network
why the main points of access to the site and the layout of access routes within it have been chosen
how features which ensure access to the development will be maintained

These statements must be included in the Planning Register (Therefore will be scanned onto the Council’s web site)

In relation to all applications for Listed Building Consent a design and access statement will be required setting out the design principles and concepts that have been applied to the works and (except for works to the interior of the building), how issues relating to access to the building have been dealt with.

The statement must explain:

the design principles and concepts that have been applied to the scale; layout and appearance of the listed building; and
how these principles and concepts take account of:

the special architectural or historic importance of the building
the particular physical features of the building that justify its designation as a listed building; and
the building’s setting

the policy adopted as to access, including what alternative means of access have been considered, and how policies relating to access in relevant local development documents have been taken into account
how the policy relating to access takes account of:

the special architectural or historic importance of the building
the particular physical features of the building that justify its designation as a listed building; and
the building’s setting

What, if any, consultation has been undertaken and what account has been taken of the outcome of any such consultation
How any specific issues which might affect access to the building have been addressed
How features which ensure access to the building will be maintained

Appearance is defined as the aspects of a building which determine the visual impression it makes, including the external built form of the building, its architecture, materials, decoration, lighting, colour and texture

Layout is defined as the way in which a building is situated and orientated in relation to other buildings, routes and spaces. Please see the link to Government information on this subject: Communities and Local Government

" As part of its commitment to drive up standards of design and quality in all new developments, planning applications will require a Design and Access Statement from today (Thursday 10 August), Planning Minister Baroness Andrews has announced."

Outline Applications

The rules on outline applications also change for applications subject from 10th August 2006.

The list of 'reserved matters' will change to layout, scale, appearance, access and landscaping.

There is now a minimum amount of information to be submitted with an Outline application.

Where layout is a reserved matter the application for outline planning permission shall state the approximate location of buildings, routes and open spaces included in the development proposed. ("layout" means the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development.)

Where scale is a reserved matter the application for outline planning permission shall state the upper and lower limit for the height, width and length of each building included in the development proposed. ("Scale", means the height, width and length of each building proposed within the development in relation to its surroundings;)

Where access is a reserved matter the application for outline planning permission shall state the area or areas where access points to the development proposed will be situated. ("Access", in relation to reserved matters, means the accessibility to and within the site, for vehicles, cycles and pedestrians in terms of the positioning and treatment of access and circulation routes and how these fit into the surrounding access network)

Landscaping, in relation to a site or any part of a site for which outline planning permission has been granted or, as the case may be, in respect of which an application for such permission has been made, means the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes screening by fences, walls or other means, the planting of trees, hedges, shrubs or grass, the formation of banks, terraces or other earthworks, the laying out or provision of gardens, courts or squares, water features, sculpture, or public art, and the provision of other amenity features.

Appearance means the aspects of a building or place within the development which determine the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.

More detailed information can be found in Department for Communities and Local Government (DCLG) Circular 01/2006 which can be downloaded from the DCLG website: Communities and Local Government.

For further information please contact our Planning office on: 01803 861234