Can I write the Planning Statement myself?

Yes legally — no requirement for professional authorship on householder applications. Quality of policy assessment + writing significantly affects officer view. Builderr's planning consultant fee (£450–£950) typically pays for itself in reduced revision cycles + faster approval.

Is a DAS the same as a planning statement?

Different documents. DAS focuses on design rationale + access. Planning Statement focuses on policy compliance. Many projects need both. On simpler householder applications, a combined Design + Access + Planning Statement (single document) is common.

What if my application doesn't include a required statement?

Application may be returned invalid by validation officer — restart submission with missing documents. Validation step typically 1–3 weeks; restarting wastes 1–4 weeks of programme. Builderr's planning consultant ensures complete submission first time.

Planning Statement Design Access London 2026 | Builderr

Do I Need a Planning Statement or Design and Access Statement in London?

Design and Access Statement (DAS) mandatory for major applications (10+ dwellings, 1000m²+) + listed buildings + conservation areas. Planning Statement optional for householder applications but recommended for any non-standard scheme — justifies design choices against Local Plan policy + improves approval odds. Cost £450–£1,850 by planning consultant. Builderr provides as standard.

Design + Access Statement requirements

DAS mandatory per Town and Country Planning (Development Management Procedure) (England) Order 2015 Article 9 for: (1) major applications; (2) applications affecting listed buildings or in conservation areas (regardless of scale). Optional for householder + minor applications but recommended where design considerations significant. Content: design context (site analysis, surrounding character); design rationale (massing, scale, materials, layout); access (vehicular, pedestrian, disability); landscape; sustainability. Typical length 4–10 pages with photos + plans + precedent imagery. Cost: simple householder DAS £350–£650; conservation area / listed building DAS £750–£1,850; major application £2,500–£8,500.

Planning Statement

Not mandatory for householder applications but adds value on any non-standard scheme. Content: development description; planning policy assessment (Local Plan policies + national NPPF + supplementary guidance); justification for departures from policy if any; planning history relevance; neighbour amenity assessment; conclusion. Addresses likely refusal grounds proactively. 3–8 pages typical. Cost £450–£950 by planning consultant. Particularly valuable for: rear extensions beyond standard guideline depth; basement conversions; loft conversions visible from public realm; conservation area applications; non-standard material proposals.

Heritage Statement (separate)

Required additionally for: listed building applications; applications in/affecting conservation areas (most boroughs); applications affecting non-designated heritage assets (locally listed). Content: significance of heritage asset; impact assessment of proposals; justification of any harm; mitigation measures. Cost £650–£2,850 by heritage consultant. Builderr maintains relationships with 2 heritage consultants (one SPAB-accredited) for listed + complex CA projects. Heritage Statement + DAS often combined as 'Design, Access and Heritage Statement' on smaller listed building applications.