Access For Disabled People
Guidance on the Preparation of an
Access Statement
DEVELOPMENT ENVIRONMENT LEISURE
Howden House, 1 Union Street, SHEFFIELD S1 2SH
Director of Development Services
D. Curtis. BA, Dip.TP, MRTPI, FIHT
General
Introduction
In March 2003 the Office of the Deputy Prime Minister, (ODPM), issued "Planning and
Access for Disabled People: A Good Practice Guide" which aims to promote a more
inclusive approach to the design of the environment, focusing on disabled people and
the Planning system.
A key new feature is the preparation of Access Statements.
The Good Practice Note states.
"(The submission of a Statement) … would demonstrate the designer's
commitment to take the issue of inclusive design seriously at the earliest stages."
(Para 7.5.1)
Access Statements also form a part of Approved Document M of the Building
Regulations, paragraph 0.20 onwards.
Purpose
Access Statements will be required to assist with the assessment of the issues relating
to disabled people, setting out how provision will be made in the proposed development.
It is envisaged that it will act as a core, definitive document, providing an important
degree of co-ordination for designers, regulatory staff and construction services. The
circumstances in which one will be required are set out in the next section.
It will form a part of the documentation for the assessment of an application in the same
way any plans might. It is not an informative, general statement of intent, which
applicants can choose whether or not they wish to prepare.
The document will run with the development and not be solely applicable to one
application. Hence, it may begin life as an explanatory statement in pre-planning
application discussions and go on to be developed as Building Regulations and
Licensing submissions are prepared. Where details are approved as a part of a consent
or a condition, it will be necessary to carry this forward to any subsequent design work in
the same way any other detail shown on a plan or in a letter will form a part of a consent.
Bear in mind that if subsequent design work, eg under the Building Regulations,
changes any feature approved as a part of a Planning consent, it may require the
approval of the Local Planning Authority.
Its written style should not focus solely on one area, e.g. Planning, at the expense of
topics or issues that will impact on other legislation. This will ensure that all regulatory
bodies have common information and, importantly, a common awareness of the design
issues. This will ensure abortive work is avoided. It will require updating from time to
time during the design and construction process, with plans substituted or written details
added. A common point in time will be when new applications are submitted, such as for
Building Regulation consent, when planning or licensing conditions are approved or
when details become known following agreements with tenants.
It is important that the Statement identifies which parts of any scheme are to be dealt
with under what area of legislation. This will ensure both regulatory staff and applicants
are clear what is being dealt with at which stage in the application process and what is
being given consent. The next section on Format of Statement outlines this key
procedural issue in detail.
Overall, an Access Statement will assist with the assessment of buildings or uses in the
context of compliance with the Disability Discrimination Act 1995, contributing to audit
work and usability tests.
Status of Statement in Determination of a Development Application
Paragraph 7.5.4 of the aforementioned advice note suggests that Local Planning
Authorities might reject a Planning Application and refuse to register it unless a
Statement is submitted.
"If an access statement is not submitted, local authorities might reject registration
of an application until such time as an adequate statement is submitted. This will
overcome the problem of access delaying the 8-week deadline, as applicants will
have to have addressed the issues before the application is made. This will also
be a great incentive for applicants to consider access from the outset."
Philosophy of Statement
The aim should be to adopt an inclusive approach, i.e. not to segregate people but seek
to meet the needs of all potential users of an environment rather than a specific user
group. But inclusive does not mean treat the same – people have different needs whilst
wanting to have the same opportunities to access goods and services. The appropriate
means of access should be provided for that type of building or activity. For example,
automated opening equipment for doors or simply a high and low section to a bar or
reception desk in order that differing needs can be met.
In addition, paragraph 3.2.3 of the Good Practice Note states.
"…it is not only disabled people who benefit from inclusive design. There are
currently a further 18 million people who would directly or indirectly benefit from
inclusive access to buildings and public spaces. These include the elderly,
families with children under the age of five, carers and the friends and relatives
who accompany people with disabilities. Indeed it is fair to say that all members
of society would benefit to some degree from intelligent, logical and accessible
design."
It further goes on to say in paragraph 3.3.3.

"Developments designed to be inclusive are likely to have an enhanced
market value as occupiers and other purchasers of property become
increasingly aware of the economic disadvantage of excluding such a
substantial percentage of the population…

It is significantly more cost-effective to provide for inclusive access at the
design stage than to make retrospective adjustments during the
construction phase or after occupation.
Additional costs can be
marginalised or eliminated if inclusive design is considered at an early
stage.

If a development is inclusively designed from the earliest concept stages,
an application for planning consent is unlikely to be refused or delayed on
the grounds that it does not meet appropriate access standards. This
minimises the potential for delay, with obvious commercial benefits."
Further information on inclusive design and the key principles is available in the
Council's guidance entitled, " Accessible Environment Strategy."
Format of Statement
Your Statement should take the form of a written submission together with any
appropriate plans. You should follow the headings given in the Appendix One Checklist
that will provide guidance on what works are dealt with by which legislative areas. A
model Statement is available separately for both minor and major proposals.
The exact media for your submission will depend on the size and character of the
application, as outlined below.
An Access Statement is required for any development application falling within the
following categories where the public have access, or the scheme is for residential
development subject to UDP Policy H7 “Mobility Housing”.
Minor proposals
A Statement is required in the following four cases if an existing public access point to
the building is affected, or it forms a part of the feature or works that are being applied
for.





Changes of use.
Alterations and extensions to licensed premises, including outdoor seating areas
Small scale extensions to buildings to which the public have access (See definition
of public access below).
Temporary uses regardless of size are not exempt if an application is required; for
example, mobile offices, a retail outlet for a time limited event, etc.
Small scale housing developments providing four or more dwellings.
In these sorts of cases applicants may wish to make use of the application plans and
simply highlight any key features with appropriate notes. They must still follow the same
criteria of looking at the whole building or use and not a single application or the feature
they wish to alter. This may require more detail to be shown on plans than otherwise
would previously have been considered, using a clear set of identifiable notation, relating
to the Access Statement.
Continued overleaf...
Major proposals
These will require separate plans and written documentation to clearly illustrate the
features relevant to the working of the scheme.
Examples would include:
 New licensed premises or major alterations and extensions to existing
licensed premises (Eg: liquor, gaming, sports grounds, public entertainment)
 The provision of any new housing, which will require a detailed Statement in
order to show how it meets the UDP H7 "Mobility Housing", Supplementary
Planning Guidance.
 Major commercial developments (Seed definition of public access below).
Plans should explain the proposal in detail. They should include:




site plan at a scale of 1:200 (or 1:500 if the size of the site dictates)
floor plan(s) at a scale of 1:50 or 1:100
elevations at a scale of 1:50 or 1:100
building section(s) at a scale of 1:50 or 1:100
This is in line with the Office of the Deputy Prime Minister's 'Best Practice Guidance on
the Validation of Planning Applications', where further guidance can be found.
If the size of the proposed building dictates - for example a factory with a large open
production area and supporting reception area, administration and staff facilities - a
smaller scale may be adopted for the overall floor plan(s), elevations and section(s) and
the area of the building subject to detailed consideration submitted at a scale of 1:50 or
1:100.
Except for housing developments of less than four dwellings, plans of each dwelling type
intended to comply with the 'Mobility Housing Supplementary Planning Guidance'
accompanying UDP policy H7 should be submitted at a scale of 1:50 to indicate
compliance. Information shown on the plans should include fittings, indicative furniture
arrangements, door widths, door swings and wheelchair turning areas.
Best Practice Guidance on the Validation of Planning Applications' defines buildings
accessible to the public as including offices, shops, factories, schools and other public
access areas.
Content
Key Issues in Scheme
When an application for planning permission is made to the Local Authority, the Access
Statement must describe, through the use of text and supporting plans, how disabled
people will access the building or its facilities. The accompanying checklist works
through the way a building would be used, highlighting the relevant questions. For
example:

Proximity of car parking or accessible public transport,



Entrance and door design,
Types of materials or
Means of escape.
Sources of Design Information
It will be important in any Statement to show what sources of information have been
used, particularly if a particular planning policy is being complied with e.g. UDP Policy
H7 on accessible housing design.
These are examples of some key ones.
1. Unitary Development Plan policies
2. Council’s access design information contained in:
 Access Environment Strategy, and the more detailed
 Disability Design Sheets (dDS).
3. Mobility Housing Supplementary Planning Guidance
4. Building Regulations 2004 Approved Document Part M and other relevant Approved
Documents.
5. Sheffield Magistrates Policy on Licensed Premises.
6. British Standard, BS8300 on Access for Disabled People.
A comprehensive set of nationally approved guidelines, available from the British
Standards Institute or to view at reference section of the Central Library, Surrey
Street, Sheffield.
7. The Knowledge Map
Reading University have produced this important bibliography of access guidance
on behalf of DPTAC It can be found on the Internet at:
www.dptac.gov.uk/kmnotes.htm
8. “Inclusivew Mobility“ by the Department for Transport
Where there is a deviation from a quoted standard, which may occur in works to a Listed
Building, there must be a full explanation of the design solution.
Disability Discrimination Act
Applicants’ attention is drawn to the requirements of the Disability Discrimination Act
1995. In devising any works you are advised to ensure that your proposals for the
building or site comply fully with the appropriate Codes of Practice so ensuring a
complete and proper package is formulated. This will avoid the need to make any further
applications for consent for subsequent alterations.
APPENDIX 1: Key Features Checklist
Introduction
Your approach to this Statement should be to place yourself in the position of any visitor
or members of staff and to run through how they will arrive at the site or building and use
all its facilities.
The Disability Design Standards sheet numbered dDS19 describes briefly what each
area of legislation applies to. It is available separately by way of the Council’s web page
www.sheffield.gov.uk (type the sheet number in the page search facility), or by
telephoning 0114 2734197.
The Checklist indicates in broad terms the areas of legislation refer to which group of
issues.
Checklist
All issues are subject in some form to the Disability Discrimination Act 1995.
Section 1 Travel to Site
Section 4 Means of escape
Subject to Planning, Highways &
Building Regulations
 Car parking,
 Drop off points,
 Taxis.
 Tram and bus stops.
 Routes to stops.
Subject to Building Regulations
 Design for independent means of
escape.
 Provide facilities for physical
evacuation, e.g: places of refuge,
staff training, audio-visual alarm
systems.
Section 2 Building Environs
Subject to Planning, Highways &
Building Control
 Locations and orientation of
entrances.
 Hard and soft landscaping.
 Width/Gradients to footways.
 Lighting.
Section 5 Signs and Wayfinding
Subject to Building Regulations
 Type and position of signs.
 The use of differing tactile
materials.
 The layout of the building.
 Internal décor.
Section 3 Building or Structures
Subject to Planning & Building
Regulations
 Materials
1. Construction – walls, doors etc.
2. Internal floor surfaces.

Entrances
1. Approach.
2. Steps and ramps.
3. Door design.
Subject to Building Regulations and UDP policy BE7 “Design of Buildings used by the
Public”. Where proposal is a housing scheme Planning would also apply. See separate
Mobility Housing guidance.
 Movement within building
1. Provision of lifts.
2. Stairs.
3. Corridor design – widths, changes in level
4. Reproduction of key facilities on each floor eg toilets.

Key features of activity or building use
1. Receptions
2. Specialist equipment. (Fitness equipment, pool hoists)
3. Activities, eg counters in shops, dance floors in clubs, or changing areas in sports
facilities.
4. Staff rooms.