Forward Planning

Buckland Mill Planning Brief

Appendix 4 - Design Statement Guidance

Guidance Notes for Applicants and Agents

Dover District Council is committed to improving the standard of design of new development within the District. The production of a Design Statement as part of a planning application can help those involved in the design process to address the design issues set out in Policy DD1 of the Draft District Local Plan, which is included at the end of this guidance note.

What are Design Statements?

The Government has advised all planning authorities that a Design Statement should be submitted with planning applications, see Planning Policy Guidance Note 1 (PPG1). This approach is also recommended in 'By Design - Urban Design In the Planning System: Towards Better Practice' and in 'Kent Design - A Guide to Sustainable Development'. A Design Statement should include a site analysis, set out the design principles, produce design solutions and show how they respond to the context of the site. The format and level of detail required will depend on the scale and likely impact of the development. This process is just as important for a single dwelling as it is for a major development. Some minor domestic developments may not need a design statement and a planning officer will be pleased to advise you.

Where Do I Start?

A good starting point is to carry out your own research on the feasibility of your proposals before you arrange to meet a planning officer.

Find out if your site has any planning history in terms of previous planning applications or appeal decisions.
Study the Local Plan which will give an indication of the type of development, if any,
F7 that may be acceptable on your site. It will also tell you if the site is within a special area, such as a conservation area or area of outstanding natural beauty.' The Local Plan is available for inspection at the Council's planning reception desk.
Once you have assessed all the available information, and you consider your scheme is still feasible, you may wish to arrange an informal meeting with the appropriate planning officer. Contact details are below. Such discussions can establish the need for a Design Statement and the level of detail required.

How Do I Produce a Design Statement?

There are three essential steps to the production of a Design Statement and these are:-

3 steps

Step I : Site Analysis

This should be a factual record of the site and the surrounding area and may include annotated maps, drawings and/or photographs. The analysis should include:-

A brief history of the site, what it has been used for, and any possibility of contamination should be noted.
The size, shape, orientation and topography of the site, including cross sections where there are any significant changes in level.
The location, condition and importance of any existing buildings and structures on the site.
Existing landscape features, such as trees, hedges, ponds, streams, boundary treatments.
The presence of protected species and wildlife habitats.
The character of the surrounding area. This should include landscape character, land use, form, 'grain', materials used and height of buildings.
Any features which make the area distinctive.
Important views, both of the site and from within it.
Access to the site including road and footpath layout adjacent to it.
Northpoint and prevailing wind direction.
Any habitable room windows facing the site.

Step 2 : Identify the Design Principles

The design principles will stem from a mixture of sources. The applicants development objectives and market forces will need to be considered against the policy context and site analysis. This section should be seen as a way of structuring and informing the design process and may include some or all of the following:-

The national, strategic and local policy back ground including any constraints or designation in the Local Plan.
Development objectives, e.g. accommodation requirements, minimum floorspace/number of units.
The constraints and opportunities of the site, which will have been identified in the site analysis.
Impact on neighbours e.g. loss of light, overlooking, noise etc.
Public and private space.
Access, vehicular, cyclist, pedestrian and for the less mobile.
Impact on travel patterns.

Step 3 : Create Design Solutions

There will often be several design options but whichever one is chosen it must incorporate and respond to the design principles from Step 2. An explanation of how this is achieved will be an important part of this section. A Design Statement is not simply a justification for a pre-determined design solution. It may help you to discuss your preferred design solution with an officer from the Planning Division before you submit your formal application.

So what will the Design Statement Look Like?

Its size and complexity will reflect the size and nature of the site and the type and scale of development proposed. As well as including a written statement it may be illustrated by:-

Explanatory plans and elevations. These should extend some way beyond the site
boundaries in order to show the relationship of the proposal to its surroundings.
Photographs of the site and its surroundings.
Perspective drawings and annotated sketches.
If the site is particularly complex then it may be helpful to produce three dimensional drawings (computers are particularly good for this) or an architectural model.

It Sounds like a Lot of Work!

Most applicants and agents already go through the steps set out in this leaflet before making a planning application, but they do not present them in a formal way. Some extra work will be needed to present the Design Statement with the planning application, but it can be done in a simple way and may save time and money by avoiding the need for later amendments. It can also be used as a negotiating tool with the District Council, during the design process and help to minimise any potential delays in processing your application.

Where Can I Get Further Information?

By writing to:

Development Control
Dover District Council
White Cliffs Business Park
Kent CT16 3PJ

Alternatively you can contact planning officers directly on the telephone numbers given below.

North Area - including Ash, Deal, Eastry, Goodnestone, Great Mongeham, Northbourne, Preston, Ringwould, Ripple, Sandwich, Sholden, Staple, Stourmouth, Walmer, Wingham, Woodnesborough and Worth
Area Planning Officer
Alan Woolnough 01304 872499
Planning Officers
Steve Milgate 01304 872487
Jane Scott 01304 872467

South Area - including Alkham, Aylesham, Capel, Denton, Dover, Eythorne, Guston, Hougham, Langdon, Lydden, Nonington, River, Shepherdswell, St. Margarets, Sutton, Temple Ewell, Tilmanstone and Whitfield
Area Planning Officer
John Peall 01304 872466
Planning Officers
James Burke 01304 872463
Peter Wallace 01304 872462

N.B.
Between 10.00 am and 4.00 pm, you may be answered by the Duty Officer if the person you are calling is not available.

Draft Dover District Local Plan Policy DD1

Proposals for development will not be permitted unless they are acceptable in terms of:

(i) layout and functional needs of the development,
(ii) siting, massing and scale of new buildings;
(iii) architectural style and materials;
(iv) spatial and visual character of the surrounding area;
(v) landform and landscaping;
(vi) privacy and amenity, including the avoidance of pollution;
(vii) crime prevention measures; and
(viii) energy efficiency.

Buckland Mill Planning Brief (.pdf document 188k)
Appendix 1 - Location Plan
Appendix 2 - Site Plan
Appendix 3 - Planning Policy Schedule
Appendix 4 - Dover District Council Guidance Notes for Design Statements
Appendix 5 - Access Plan
Appendix 6 - Illustrative Design Principles
Buckland Mill Home Page

E-mail: forwardplanning@dover.gov.uk