What Are Planning Statements?

Key Highlights

• A planning statement is a crucial document submitted alongside planning applications in the UK.
• It justifies the need for the proposed development and how it aligns with local planning policies.
• This statement provides context and justifications for the project, outlining its objectives, design principles, and potential impact.
• It serves to demonstrate to local planning authorities why the proposed development is appropriate for the area and should be granted permission.
• Clarity, conciseness, and adherence to planning regulations are key to drafting an effective planning statement.

Introduction

In the UK, a planning statement is an important document that comes with any planning application, including the necessary planning permission. It allows the applicant to explain the reasons for their development proposal. The statement describes the design principles that guide the project. It shows how the proposal fits with local planning policies. This helps make sure the development proposal works well with the area and meets local needs.

A robust planning statement that effectively illustrates how the proposal aligns with the necessary planning policies greatly enhances the chances of approval. Conversely, the absence of a planning statement or a poorly constructed one that fails to convincingly justify the application often results in unwarranted rejection.

Understanding Planning Statements in the UK

Planning statements are very important in the UK’s planning process. They connect development proposals to local planning authorities. These statements give a clear story that shows how a project fits with the national planning policy framework and the local development plan.

Through these statements, applicants show that they understand local planning policies. They also explain how their proposals can improve the local community, whether it’s in a city or a rural area. In short, these statements help local authorities make good decisions about how to shape the built environment.

It’s wise to seek the help of experienced planning consultants. They can communicate directly with the local planning authority on your behalf, craft strong planning statements and applications that address any concerns, and ensure the process is as smooth as possible. An RTPI-accredited town planner can be invaluable, increasing your chances of securing planning permission.

The Role of Planning Statements in Development Proposals

A planning statement explains more about the information in the planning application. It helps people understand the proposed development better. This statement is where the applicant makes a strong case for their project. They show the benefits and address any concerns right away.

The amount of detail in a planning statement relates to how big and complex the planned development is. A simple project may need a short statement. In contrast, bigger developments need detailed statements. These statements cover things like traffic impact, environmental issues, and advantages for the community.

A good planning statement makes the planning process easier. It helps local authorities decide if the proposal works well and keeps everyone informed about what the project means for them.

Essential Components of a Planning Statement

A good planning statement includes important parts that create a strong case for the proposed development. It starts by clearly stating the goals and reasons for the project. It highlights why the project is needed in the local context.

Next, it includes different impact assessments. These assessments show a careful review of how the project may affect the environment, traffic flow, and the local community. It is also important that the statement shows a solid understanding of the laws and policies related to the development. This highlights how the project will follow all planning regulations.

Objectives and Justifications in Planning Proposals

The key to a good planning statement is to clearly state the goals and reasons for the proposed development. It starts with a clear description of how the site will be used and what types of buildings or spaces will be built.

Next, the statement should show a strong link between the proposed use and the surrounding area. This means understanding local context, including current land uses, building styles, and what the community needs.

If the development is in or near a conservation area, it’s important to consider the historical and architectural value of the area. The statement should describe how the proposed design respects this character and includes steps to reduce any negative effects.

Impact Assessments and Sustainability Considerations

A strong planning statement shows a commitment to sustainability. It includes detailed assessments of how the development might impact the environment. This part looks at things like energy consumption, waste management, and effects on local ecosystems.

Thinking about sustainability is very important in today’s planning. The statement should list ways to reduce energy consumption. It should also suggest using renewable energy sources when possible and aim for high energy efficiency.

Additionally, the environmental impact assessment should have plans to lessen any harm to local plants and animals. It should also offer ways to manage water runoff effectively and boost biodiversity in the area of development.

Legal and Policy Framework Alignment

One key part of a good planning statement is showing a clear understanding of the laws and key points related to the rules that apply to the planned development. This means making sure the proposal lines up with both national and local planning policies.

The statement should clearly state how it follows the National Planning Policy Framework and mention the relevant local plan policies that were thought about during the design. This shows local authorities that the development proposal matches wider planning goals.

Also, it helps to connect the proposal to local planning policies by pointing out specific policies in the Local Plan. Explaining how the proposal meets local needs and wishes can make it more likely to get approved.

The Different Types of Planning Statements

The kind of planning statement you need depends on the project type. For example, a change of use application might need a statement that looks at how the new use will affect the surrounding area. On the other hand, an extension in a conservation area will require attention to heritage matters.

Other common types are design and access statements. These explain the building’s design and how people can get in and out. There are also building plots and heritage statements. These focus on how development may impact listed buildings and historic sites. Each planning statement has a clear purpose, designed to meet the specific needs and challenges of the proposed development.

Planning Statement

A Planning Statement serves as a comprehensive document that explains how a proposed development aligns with national and local planning policies. It provides a clear and reasoned justification for the proposal, ensuring that decision-makers understand the development’s merits and compliance with planning frameworks.

The statement begins by describing the site and proposal, offering an overview of the site’s current condition, including its location, existing use, and surrounding context. It then details the specific features of the proposed development, such as its purpose, design of the development, scale, and materials. Following this, the Planning Statement assesses how the proposal aligns with relevant planning policies. This includes an analysis of its compliance with the National Planning Policy Framework (NPPF), focusing on principles like sustainability, design quality, and environmental considerations. It also evaluates the proposal against local planning policies, such as those outlined in local plans, supplementary planning documents, and neighbourhood plans.

A critical element of the Planning Statement is its justification for the development. This section explains the proposal’s benefits, such as addressing housing shortages, stimulating economic growth, or enhancing community facilities. It also considers potential objections or conflicts with planning policies, providing explanations of how these issues are mitigated or why the benefits of the development outweigh any drawbacks.

Planning Statements are typically submitted with most planning applications, ranging from small-scale residential projects to major commercial developments. They are particularly crucial for proposals that may encounter policy challenges, as they provide clear and compelling arguments to support approval. In essence, a Planning Statement acts as a persuasive tool that guides planners through the policy compliance of a development, showcasing its suitability and the positive contributions it offers.

Design and Access Statements Explained

A design and access statement is often needed for planning applications. This is especially true for major developments and projects in sensitive areas. The level of detail in this statement should be proportional to the complexity of the application. This statement has two main roles. First, it shows the project’s design. Second, it deals with access issues.

When it talks about design, the statement describes the architectural vision and materials used. It also explains how the building fits with its surroundings. The statement supports design choices with relevant planning policies and might include pictures or drawings to help explain.

In terms of accessibility, the statement shows how the development helps people with disabilities by incorporating features like ramps, accessible toilets, and clear signs, including well-defined circulation routes. It makes sure the project meets building control regulations and supports inclusivity.

Key Differences Between Planning Statements and Design and Access Statements

While both are important papers in the UK planning system, planning statements and design and access statements have different roles. Planning statements give a broad reason for the development. They talk about why it is needed, if it follows policies, and how it affects the area.

Design and Access Statements (DAS) focus on the design of the building and how easy it is for prospective users to use. A DAS is required when applying for major developments or for listed building consent. It explains how the design fits with the current environment and makes sure that it is accessible for everyone.

For example, if someone wants to change the use of a historic building, both documents might be needed. The Planning Statement would explain why the change is necessary. Meanwhile, the DAS would detail how the original design of the listed building will be kept intact and how it makes it easier for people to access the building after the change.

Heritage Statements: What You Need to Know

Development projects that are near or may affect heritage assets need a Heritage Impact Assessment statement. These assets can be anything from single listed buildings to whole conservation areas or even world heritage sites. The main aim of this statement is to look at how the proposed development could impact these heritage assets, both positively and negatively.

A complete Heritage Statement gives a clear view of the asset’s history, importance, and special features. It then looks at how the proposed development may affect these parts.

The aim is not just to stop all changes but to handle them carefully. A well-written Heritage Statement can show how a development might actually improve a heritage asset, like by restoring it properly or making it easier for people to visit.

A Pre-Application Statement Explained

A pre-application statement in the UK is a document prepared during the pre-application stage of the planning process. This phase allows developers or applicants to engage with the local planning authority (LPA) before formally submitting a planning application. The statement serves as an overview of the proposed development, outlining its purpose and demonstrating how it aligns with relevant planning policies at both the local and national levels.

The document typically includes a detailed description of the proposed development, covering its location, scale, and intended use. It provides an analysis of the site, highlighting existing conditions, constraints, and opportunities that may influence the design or feasibility of the project. Additionally, the statement explains how the proposal complies with local planning policies, the Local Plan, and national planning guidance, such as the National Planning Policy Framework (NPPF).

A pre-application statement often addresses key design and access considerations, explaining how the development will meet design standards, ensure accessibility, and integrate harmoniously with the surrounding environment. Where applicable, it may also include feedback from consultations with the LPA, stakeholders, or the local community, summarizing any discussions and advice received during the pre-application process. To support the proposal, the statement might feature preliminary studies, sketches, or an overview of environmental or technical assessments, demonstrating the project’s viability.

The purpose of a pre-application statement is to clarify the applicant’s intentions and provide the LPA with enough information to offer meaningful advice. This process helps identify potential constraints, such as environmental, heritage, or transportation considerations, early in the planning journey. By addressing these issues proactively, applicants can enhance the likelihood of their planning application being approved, reducing the risk of rejection or delays. Although the pre-application process is not mandatory, it is highly recommended as it can save time and costs while ensuring a smoother path to a successful outcome.

Urban Development Projects and Their Planning Statements

Urban development projects can have special challenges because of crowded areas and old buildings. Successful planning statements show that they care about the local community and fit well into the current city layout.

One way to do this is by pointing out how the project will help the local community. This could include creating new jobs, offering affordable housing, or enhancing public spaces like parks and community centers.

In addition, the architectural style and design should be carefully thought out to ensure they are in harmony with the human scale of the current city design. For instance, the statement could describe how a building’s height, materials, or design features work well with nearby buildings and improve the look of the streets.

Rural Development Proposals: A Closer Look

Rural development proposals need to balance respect for the countryside and the needs of today. Good planning statements show a strong understanding of the local area and follow local planning policies, especially those that protect green belt land.

It is key to highlight how the proposal will have a small impact on the landscape, including the landscaping element. This includes showing how the design reduces visual disruption, keeps existing hedgerows and trees, and uses local materials to fit in with the traditional architecture.

Additionally, it is important to talk about access to services, transportation, and infrastructure. The statement should explain how the development looks at these issues and offers solutions that won’t disturb the rural way of life.

Green Belt Developments and Planning Strategy

Developing in a green belt or conservation area can be very challenging. This is because there are strict rules to protect these important spaces. To get further information about getting approval for such projects, you need to write a strong statement explaining why some rules should be changed.

First, the statement should mention how the project will affect the green belt or conservation area. If you plan to tear down or change any existing buildings, you must give clear reasons. You should show that the benefits of the new project are greater than any damage it might cause.

For new buildings, it’s important to pay close attention to their size, style, and materials. This will help lower any negative effects on the environment. In the statement, you can highlight eco-friendly choices. For example, you could mention using green roofs, renewable energy, or ways to enhance local wildlife. This shows you care about making the development friendly for the environment.

Navigating Planning Statements for Different Project Types

For residential projects, local housing needs, traffic effects, and open spaces are very important. In contrast, a commercial project usually focuses on creating jobs and helping the local economy. By adjusting the content of the statement for each specific project type, we can create a stronger argument for getting approval.

Residential Developments: Strategies and Considerations

For residential developments, planning statements should highlight how the project meets local housing needs. This means looking at trends in the population, finding where housing is lacking, and showing how the development can solve these problems.

It’s also important to think about the local context and how the development will affect the nearby area. This includes checking the project’s size, how tall the buildings are, and the effects on traffic, parking, and local services. Understanding these factors is key to producing good design that addresses these issues and suggests fixes that will keep or improve the quality of life for current residents.

Lastly, showing a commitment to creating a good living environment is vital. This can be done by adding green spaces, supporting eco-friendly designs, and ensuring there are enough services like schools, healthcare, and public transportation.

Commercial Projects: Tailoring Your Planning Statement

Successful planning statements for commercial projects explain the economic benefits they bring. These benefits include creating jobs, increasing local spending, and improving unused areas.

The statement should describe how the floor space will be used. It should state whether the space will have shops, offices, restaurants, or a mix of these. It is important to explain why the size and type of development are suitable. This should align with local needs and avoid an oversupply of services.

The context of the development is also important. It should consider how the project might affect traffic, parking, and nearby businesses. To address possible problems, it helps to have plans for traffic management or partnerships with local businesses. This can make a stronger case for getting approval.

Mixed-Use Developments: A Unique Approach

Mixed-use developments bring together homes, shops, and community areas in one project. These projects are seen as good for building lively and connected neighborhoods. Planning statements for them need to explain the mix of uses clearly and justify the balance of homes, businesses, and other functions.

The statement should include details about the amount of development, specifically how many square metres are planned for each purpose. It should match what the local area needs and the planning goals. For example, it should say why a specific percentage of homes, offices, stores, and public facilities are included.

It is also important to show how this mix of uses helps create a healthy and vibrant community. This can include explaining how close the project is to public transport, walking and biking paths, and green spaces. These factors help promote a healthier and more connected community.

Common Mistakes to Avoid in Planning Statements

It is also very important to handle sustainability well. Failing to show a clear plan to reduce harm to the environment and support sustainable practices can weaken the application and result in bad outcomes.

Overlooking Local Planning Policies

One big mistake in a planning statement is not paying enough attention to local planning policies found in the local development plan. This oversight can make it seem like the applicant does not understand the local context and the rules they must follow.

For example, if someone wants to change how a building or land will be used, the statement needs to show a clear understanding of how this change fits with the allowed uses and any limits set by local policies. If this isn’t done, it could worry the local planning authority.

Applicants should carefully check all important planning policies, extra documents for outline planning application, and any advice related to their project type and its location. It’s very important to understand these policies and show how the development proposal either fits in with them or strays from them, with the right reasons. This will help ensure a smooth and successful application process. To navigate this effectively, it’s highly recommended to seek assistance from an RTPI-accredited town planner, who can provide expert guidance and ensure every detail is addressed professionally.

Failing to Address Sustainability and Environmental Impact

In today’s world, it’s very important to think about our environment when planning. Not looking closely at sustainability and the impact on the environment is a big mistake. If a project does not show how it will affect nature and how to lessen those effects, it can raise major concerns for those in charge of planning.

A good impact study should look at things like energy use, using renewable energy, saving water, managing waste, and protecting local wildlife. If these points are ignored, it may seem like the applicant does not care about being responsible for the environment.

Applicants should try to include eco-friendly design and building methods from the start. Showing a real effort for sustainable development with clear goals, like reaching certain energy savings or cutting down carbon emissions, will make the application stronger and help it get approved.

Inadequate Justification of Development Needs

Any development proposal needs to make a strong case for why it is needed. Just saying that there’s a need without proper proof and links to the relevant policies makes the planning statement weaker.

For example, if the development focuses on certain user groups, like building homes for the elderly or setting up a business park for startups, the statement should include data that shows the local need for these facilities.

If the local planning authority does not see that the development truly meets a need and connects with the bigger community goals, they might doubt it or turn it down. It is important for applicants to explain the social, economic, or environmental benefits that the project would offer to the local area. They should do more than just state the need; they need to provide a solid argument for why it should be approved.

Conclusion

Planning statements are very important in the UK. They help present detailed development plans. It is key to know how planning statements differ from design statements. You also need to understand their main parts for success in both urban and rural projects. When you write your planning statement, make sure to have clear goals, impact assessments, and align it with local policies. This will help support your case. Avoid common mistakes, like missing local policies or ignoring sustainability, to increase your chances of approval. To navigate this process effectively, it is strongly advised to consult an RTPI-accredited town planner, who can offer expert guidance and ensure all aspects are handled with professionalism. By getting good at writing planning statements, you can lead successful residential, commercial, and mixed-use projects.

Frequently Asked Questions

What is the primary purpose of a planning statement?

A planning statement helps support a planning application. It gives local planning authorities a clear view of the development proposal. It explains why the project is needed, how it fits with planning policies, and what the potential effects might be.

How does a planning statement differ from a design and access statement?

A planning statement and a design and access statement both help with planning applications. However, a planning statement focuses on the overall reasons for the development. In contrast, a design and access statement looks closely at the design and how easy it is to use. This statement is often needed when seeking listed building consent or if there are big changes, such as a material change of use, in how a building is used.

Can a planning statement influence the approval process of a development proposal?

A good planning statement can greatly affect the approval process. It helps local planning authorities see how a development proposal fits with local planning policies. This clarity can shape their decisions on the proposal.

Are there specific guidelines for drafting a planning statement in the UK?

The UK has rules and guidelines for writing planning statements. Local authorities usually have their own needs. However, the statement must follow the National Planning Policy Framework. This ensures it meets public planning goals.

Do I really need a planning statement?

Yes, a robust planning statement that effectively illustrates how the proposal aligns with the necessary planning policies greatly enhances the chances of approval. Conversely, the absence of a planning statement or a poorly constructed one that fails to convincingly justify the application often results in unnecessary refusal.

Can I DIY a planning statement?

In theory, anyone can write a DIY planning statement, however, if your planning statement does not clearly demonstrate how your development meets the required planning policies your application would be at risk of an unnecessary refusal. If you feel unqualified in planning and lack confidence in your understanding of the complexities and nuances of the UK planning policies, it is recommended to consult a qualified town planner for expert assistance.