How to write a Design & Access Statement that wins planning permission

A Design & Access Statement is not a description of your project — it is an argument for why it should be approved. Planning officers read hundreds of them each year. The ones that actively support approval make a clear, evidenced case. The ones that don't describe the proposal without ever justifying it.

This guide takes you through each section of a professional DAS, with examples of what works and what doesn't.

The core principle: advocate, don't describe

The most important rule in writing a DAS is to advocate for approval on every page. Every sentence should either demonstrate compliance with a policy, rebut a potential objection, or explain why the proposal is beneficial. If a sentence could be removed without weakening the case for approval, it probably should be.

Section 1: Introduction and application overview

Open with a concise summary of the application — the site address, the nature of the proposal, and the applicant. Identify the relevant planning history if any exists, and briefly set out the structure of the statement. This section should be short: two or three paragraphs at most.

If there is relevant planning history — particularly a previous refusal — note it here and signpost that it is addressed in full later in the document. Do not ignore a previous refusal. Failing to address it directly is one of the most common reasons for a repeat refusal.

Section 2: Site and surroundings

This section establishes the physical and planning context. Describe the site with specificity: its dimensions, topography, existing buildings, boundary treatments, and any relevant constraints. Name adjacent properties and describe their relationship to the site. Include distances where relevant.

Describe the character of the surrounding area — the street scene, building typology, prevalent materials, plot ratios, and any features that will inform the design response. This section does double duty: it demonstrates that you have understood the site, and it sets up the design rationale that follows.

Section 3: The proposed development

Set out the proposal clearly with all relevant measurements. Use exact figures throughout — "a 5.2 metre single storey rear extension with a depth of 3.8 metres" rather than "a modest single storey extension". Planning officers need to assess compliance with development plan policies, and those policies are frequently expressed in quantitative terms.

Cover the proposed use, floor areas, height, materials, and access arrangements. For residential proposals, confirm the number and mix of units, internal floor areas, and bedroom sizes where relevant.

Section 4: Design rationale

This is where the statement makes its central argument. Explain the design principles that have driven the proposal — how the massing, form, materials, and detailing respond to the site, the street scene, and the character of the area. Reference the analysis in Section 2 to show how the design is a considered response to context.

For conservation area applications, this section must work harder. Explain specifically which elements of character and appearance have been identified, and how each design decision responds to them. Vague statements about "respecting the character of the area" are insufficient — officers expect a detailed analysis.

Section 5: Planning policy context

Address every relevant policy — both national (NPPF) and local plan. For each policy, identify the relevant requirement and explain specifically how the proposal complies. Do not simply list policies — demonstrate compliance with each one.

Always use the December 2023 NPPF paragraph numbers. The most commonly relevant paragraphs for residential applications are §11 (presumption in favour of sustainable development), §135 (well-designed and beautiful places), and §124 (making effective use of land). For heritage applications, §195–202 are critical.

Never cite a policy that is not in force. Always verify that local plan policies are from the currently adopted document — not a superseded plan or an emerging plan that has not yet been adopted.

Section 6: Neighbour impact

Work through each adjacent property individually. Name it, state the specific separation distances or boundary distances, identify any relevant concern (overshadowing, loss of outlook, overlooking), and explain assertively why no material harm results.

Section 7: Access

All DAS documents must address access for all users, including those with disabilities. For residential extensions and new dwellings, confirm that the proposal maintains or improves access arrangements, addresses step-free access where applicable, and does not create new barriers to access. For larger schemes, this section will need to address the requirements of Part M of the Building Regulations.

Using Buildwise to write your DAS

Buildwise generates professional Design & Access Statements using the framework set out in this guide — automatically pulling in the correct local plan policies for your council, detecting site constraints, and structuring the document around the sections described above. The output is a complete, submission-ready first draft that you can review, edit, and submit.

The platform currently covers five councils across East Sussex, with rapid expansion planned throughout 2026.

Generate your DAS in minutes

AI-written, policy-referenced Design & Access Statements — cited to your council's actual local plan policies, tailored to your site's specific constraints. Every statement is written to the standard planning officers expect.