Design Statements

What is a Design Statement?

A Design Statement is a method by which applicants and agents should be able to show how they have achieved good design in their development proposals. It should clearly demonstrate how the proposal fits the context of the site and its immediate surroundings and, if appropriate, to wider parts of the city. This should include its relationship between buildings, streets, squares, parks, waterways and other spaces.

What applications will it apply to?

Design Statements will generally be required in the validation of all planning applications, excluding changes of use and household extensions. Failure to provide a Design Statement is likely to result in a delay in registration or the refusal of your application.
What is required?

There are three essential components to a Design Statement:

1. Site analysis and evaluation
2. Identifying the design principles
3. Creating the design solutions

Step 1 - Site Analysis and Evaluation

This is a factual account either in writing or using photographs and drawings to describe qualities of the site and show the relationship with its context. This needs to be undertaken by an on-site appraisal examining both the site and its surroundings. It is important that this analysis has its basis in fact and reason rather than opinion and should include:-

• An explanation of the constraints and opportunities of the site in terms of its context e.g. pattern of layout, characteristic spaces between buildings and their uses, local building characteristics and materials, location of main service utilities, etc.
• An explanation of the constraints and opportunities the site has in terms of its design e.g. important views, site aspect, features worthy of retention or protection, quality and structure of existing landscape, pedestrian desire lines, opportunities for access, etc.

Step 2 - Identifying the Design Principles

Set out The main design criteria which need to be achieved. This should comprise A clear list of design matters of such prime importance they need to be included in any design regardless of the approach.

The principles identified may also include constraints which are critical to the applicant such as minimum accommodation requirements or financial constraints, where these have a clear planning justification. It should also include the Planning Authorities requirements as set down in the Local Plan or in a Planning/Development Brief for the site.

It is important to understand that each site and development proposal is unique and there is not a right or wrong set of design principles. Design principles should be able to be justified against the site analysis and evaluation, or Local Plan requirements.

Design principles will vary in number and complexity from proposal to proposal. They may include; the retention of important views, the mass and scale of buildings being similar to those in the street, or a new building being taller to create a focal point. Important trees may need to be kept, or buildings may need to create a continuous street frontage or be in a specific layout to meet the needs of industrial activities, etc.

Step 3 - Creating the design solution

There may be several design options for the site. Planning Officers will always be willing to discuss the merits of different options at the 'pre-application' stage prior to the proposal being submitted. The design solution should be based upon the design principles which were established through the site analysis and evaluation. Without undertaking proper site analysis and defining the design principles at the outset the resulting design is likely to be flawed.

The sustainability of the development (its impact on the environment now and in the future) should be considered in all cases, and include measures such as passive solar energy, sustainable drainage and water conservation.

Demonstrating these design processes can be quite simple. Applicants and agents already go through these processes before making an application. The only change is that there has not previously been a requirement to explain this process as part of the submission.

What will the Design Statement Look Like?

There is no set format. It is likely to include a short written statement setting out the constraints, opportunities and design principles together with illustrative material such as plans and elevations, as appropriate. Photographs of the site and surroundings would be helpful. The statement should relate to the wider context. Plans and drawings can be quite simple. Sketches, or notes on plans can be a most effective way to explain even the most complex of site proposals.

The Urban Design Officer will be willing to advise you on preparing a Design Statement. Also what matters to consider in any checklist when undertaking an analysis of the site, so that the design principles might be agreed. It can be helpful if the site analysis and design principles can first be agreed with the Planning Authority before any detailed design work is undertaken.

Last Updated: 14/11/2007