Design statements

For most applications, a completed design or design and access statement will be a brief document, typically one or two pages long.

The length mainly depends on the scale and nature of the development, as well as the site’s sensitivity. Regardless of size, high-quality illustrations - such as plans, elevations, site profiles, photographs of the site and surroundings, and possibly 3D models - are important.

The statement should demonstrate a good understanding of local character and circumstances. It is likely to include the following information:

Background information

Statements should include:

• Applicant and agent details
• Site location plan
• Description of the development proposal
• Ownership and development history of the site

Site appraisal

Your statement must include an examination of the site and its surroundings. Depending on the site and proposed development, this may refer to:

• Site description - for example,, adjacent land uses, boundary treatments, focal points, views, topography, land use, microclimate;
• Surrounding buildings - for example,, settlement pattern, building lines, sizes, styles, appearance, scale, and massing;
• Landscape - for example,, landscape character, features, wildlife habitats, trees, hard landscaping, recreational spaces, street furniture;
• Connections - for example,, street layouts, vehicular access, parking, circulation, public transport routes, pedestrian pathways, desire lines, disabled access, and access restrictions.

Identification of design principles

Design principles are the overarching rules and guidance that inform the proposal's overall design. These should consider government policy, development plan policies, supplementary guidance, and any area-specific development briefs. The statement should show how these have influenced the design.

Analysis and development of the design concept

After gathering information, analyse the site’s constraints and opportunities - such as key views, landmarks, features, habitats, trees, or buildings to retain. This analysis informs the development of your design solution.

The design solution

This section should explain why the proposed design is the most suitable, based on the site appraisal and design principles. It should include:

• Layout - details of how buildings, roads, and open spaces (public and private) are arranged and oriented, and how these relationships create safe, vibrant, sustainable, and successful places.
• Landscape and landscaping - how buildings interact with the landscape and how spaces are treated to protect or enhance the site and surroundings, including safeguarding significant landscape features, trees, or habitats. Include details of proposed landscaping and future maintenance.
• Scale and mix - justification for the size and type of buildings, including height choices and their relationship to the surroundings and skyline.
• Appearance - visual aspects such as architecture, materials, fenestration, roof pitch, colour, texture, lighting, and decoration, and how they relate to surrounding character.

Design and access statements

The statement must include all elements outlined above, plus a written section on access. It should be presented as a single document.

Further guidance is available in The Council’s Development Plan Policy Guidance - Designing for Sustainability in the Highlands 2006. (INSERT LINK)

Accessibility for all users is central to the design process and should be integrated throughout. The statement generally does not cover internal building features, which are assessed separately by Building Standards.

Access to the development

The statement should describe access arrangements, including how they relate to the wider context. It should identify access for emergency and service vehicles, transport links, footpaths, and cycleways. Any public rights of way on the site should be noted, with a description of how these will be maintained or improved.

Access for all users

The statement should demonstrate that access arrangements provide equal and convenient access for all users, considering their needs. It should highlight how accessibility was incorporated into the design process. Specific considerations for disabled access - such as entry points, signage, surfaces, lighting, visual contrast, and safety - must be addressed, including future maintenance.

Policy context

The statement should explain how relevant policies in the Development Plan, the Local Transport Strategy, and the Core Path Plan have influenced the proposal.

Public involvement

If pre-application public consultation or discussions have taken place, the statement should include details of any raised issues and describe how these have been reflected in the final proposal.