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Council planning record

Change of use from office to residential use, comprising three self-contained apartments together with external elevation modifications.

16 Water Lane Richmond Surrey TW9 1TJ

The decision has been made on the application.Reference: PA26/0472London Borough of Richmond upon Thames

Last published check: 4 Oct 2026, 07:59. Check the council record for more recent changes.

Application location

16 Water Lane Richmond Surrey TW9 1TJ

This record has no verified map location.

Application summary

Status
The decision has been made on the application.
Application type
Full Application
Received
11 Feb 2026
Validated
13 Apr 2026
Determination deadline
8 Jun 2026
Local authority
London Borough of Richmond upon Thames

Application overview

Change of use from office to residential use, comprising three self-contained apartments together with external elevation modifications.

Proposal details

Reference
PA26/0472
Alternative references
PP-14463821
Ward
South Richmond Ward [STR]
Agent
Young
UPRN
10002264549

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Documents 66 of 66

DocumentPublishedAction
Application Form - Without Personal DataApplication Form - Redacted11 Feb 2026View
DESIGN, ACCESS & HERITAGE STATEMENTReport11 Feb 2026View
Flood risk assessmentReport11 Feb 2026View
Community Infrastructure Levy - Completed formApplication Form11 Feb 2026View
Planning statementReport11 Feb 2026View
EXISTING FLOOR PLANSSubmitted Drawing11 Feb 2026View
PROPOSED FLOOR PLANSSuperseded Drawing11 Feb 2026View
PROPOSED FIRE SAFTEY STRATEGYSubmitted Drawing11 Feb 2026View
EXISTING & PROPOSED ELEVATIONS & SECTIONSSuperseded Drawing11 Feb 2026View
BNG Exemption StatementReport14 Apr 2026View
Energy & Sustainability Statement & Sustainability ChecklistReport14 Apr 2026View
SAP Appendix AReport14 Apr 2026View
SAP Appendix BReport14 Apr 2026View
SAP Appendix CReport14 Apr 2026View
SAP Appendix DReport14 Apr 2026View
SAP Appendix EReport14 Apr 2026View
SAP Appendix FReport14 Apr 2026View
22 Retreat RoadPublic Comment - Object20 Apr 2026View
18A Water LanePublic Comment - Object22 Apr 2026View
18A Water LanePublic Comment - Object22 Apr 2026View
34 Retreat RoadPublic Comment - Object24 Apr 2026View
23 Retreat RoadPublic Comment - Observation24 Apr 2026View
26 Retreat RoadPublic Comment - Object5 May 2026View
22 Retreat RoadPublic Comment - Object5 May 2026View
22 Retreat RoadPublic Comment - Object5 May 2026View
30 Retreat RoadPublic Comment - Object6 May 2026View
28 Retreat RoadPublic Comment - Object6 May 2026View
24 Retreat RoadPublic Comment - Object6 May 2026View
36 Retreat RoadPublic Comment - Object6 May 2026View
32 Retreat RoadPublic Comment - Object7 May 2026View
22 Retreat RoadPublic Comment - Object20 May 2026View
6 Water LanePublic Comment - Support25 Jun 2026View
6 Water LanePublic Comment - Support25 Jun 2026View
25 Retreat RoadPublic Comment - Object2 Jul 2026View
Residential Standards Statement [Revised]Report21 Jul 2026View
Proposed Floor Plans [Revised]Revised Drawing21 Jul 2026View
Existing and Propoed Elevations and Sections [Revised]Revised Drawing21 Jul 2026View
Cover Letter July 2026Report21 Jul 2026View
Financial Viability Report [Revised]Report21 Jul 2026View
Flood Risk ResponseReport21 Jul 2026View
Bike Shelter PlansRevised Drawing21 Jul 2026View
Marketing Report [Revised]Report21 Jul 2026View
29, Retreat RoadPublic Comment - Object31 Jul 2026View
22 RETREAT ROADPublic Comment - Object3 Aug 2026View
23 Retreat RoadPublic Comment - Object3 Aug 2026View
32 Retreat RoadPublic Comment - Object4 Aug 2026View
26 Retreat RoadPublic Comment - Object4 Aug 2026View
25 Retreat RoadPublic Comment - Object4 Aug 2026View
22 Retreat RoadPublic Comment - Object4 Aug 2026View
36, Retreat RoadPublic Comment - Object5 Aug 2026View
28 Retreat RoadPublic Comment - Object5 Aug 2026View
24 Retreat RoadPublic Comment - Object5 Aug 2026View
33, Retreat RoadPublic Comment - Object5 Aug 2026View
34, Retreat RoadPublic Comment - Object5 Aug 2026View
40 The Retreat Waterside CourtPublic Comment - Object5 Aug 2026View
30, Retreat RoadPublic Comment - Object5 Aug 2026View
30, Retreat RoadPublic Comment - Object6 Aug 2026View
30, Retreat RoadPublic Comment - Object6 Aug 2026View
22, RETREAT ROADPublic Comment - Object10 Aug 2026View
30, Retreat Road,Public Comment - Object10 Aug 2026View
30, Retreat RoadPublic Comment - Object10 Aug 2026View
23 The RetreatPublic Comment - Object11 Aug 2026View
22, RETREAT ROADPublic Comment - Object20 Aug 2026View
Markting Report Rev 2Report25 Aug 2026View
Officer ReportReport16 Sept 2026View
decisionDecision Notice16 Sept 2026View

Documents open on the council website. Browse council documents if a link has changed.

Application timeline

Council milestones and published deadlines. A deadline passing does not confirm a decision.

  1. Application date

    Published milestoneCouncil source

  2. Received date

    Published milestoneCouncil source

  3. Registration date

    Published milestoneCouncil source

  4. Valid date

    Published milestoneCouncil source

  5. Press notice start date

    Published milestoneCouncil source

  6. Site notice date

    Published milestoneCouncil source

  7. Publicity end date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  8. Site notice end date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  9. Decision due date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  10. Consultation expiry date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  11. Statutory expiry date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  12. Extension date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  13. Dispatch date

    Published milestoneCouncil source

  14. Decision date

    Published milestoneCouncil source

Decision & conditions

Refused Permission
decision
Planning conditions
  1. BNG Statement required Ecological Enhancements Statement required
  2. Please provide a Sustainable Construction Checklist, for further guidance please view the following link: https://richmond.gov.uk/services/planning/planning_policy/supplementary_planning_documents_and_guidance/sustainable_construction_checklist
  3. BREEAM Domestic Refurbishment Scheme - New residential units acheived through conversion http://www.breeam.com/index.jsp https://www.richmond.gov.uk/media/18491/local_validation_checklist_for_all_applications.pdf (page 11)
  4. Energy Report - New residential development or extensions creating 1 dwelling unit or more https://www.london.gov.uk/sites/default/files/gla_energy_planning_guidance_-_march_2016_for_web.pdf https://www.richmond.gov.uk/media/18491/local_validation_checklist_for_all_applications.pdf (page 11) https://www.richmond.gov.uk/services/planning/planning_policy/local_plan/adopted_local_plan (policy 4 and 6)
  5. Residential Standards Statement outlining room/unit sizes and external amenity sizes. All schemes involving 1 or more units (achieved through reversion, conversion or new build). https://www.london.gov.uk/sites/default/files/the_london_plan_2021.pdf see policy D6 https://www.richmond.gov.uk/services/planning/planning_policy/local_plan/adopted_local_plan see policy 13
  6. Biodiversity net gain (BNG) is now mandatory for all new planning permission applications. This has been the case for major developments since 12 February 2024 and small sites since 2 April 2024. For Statutory Biodiversity Metric calculation tool and to find out what BNG is for, please use the link below. https://www.richmond.gov.uk/services/planning/make_a_planning_application/biodiversity_net_gain
  7. Amended drawings and documents received
  8. In the absence of a legal agreement to secure an appropriate contribution towards off-site affordable housing, or verification of evidence to demonstrate that a contribution is not viable, the scheme fails to address the recognised housing need and will be contrary to, in particular, Local Plan Policy 11, Supplementary Planning Document on Affordable Housing (2014) and the National Planning Policy Framework.
  9. The development, by reason of a lack of dual aspect units and meaningful outlook; built-in storage space; private outdoor space; and insufficient information to determine daylight/sunlight and minimum floor to ceiling height, would result in poor living conditions for future occupiers. The scheme is therefore contrary to the National Planning Policy Framework; Policy D6 'Housing quality and standards' of the London Plan (2021), policies 13, 16 and 46 of the Local Plan, and Supplementary Planning Document 'Residential Development Standards'.
  10. Due to the unsatisfactory refuse storage and disposal arrangements and absence of justification for such, the scheme fails to comply with the NPPF, Local Plan policy 7 and Refuse and Recycling Storage Requirements SPD.
  11. In the absence of a satisfactory details demonstrating that the scheme can achieve the energy savings forecast and in the absence of a legal agreement to secure an appropriate contribution towards carbon offset, the scheme fails to demonstrate that it will achieve the highest standards of sustainable design and construction to mitigate the effects of climate change, or otherwise justify a lesser standard, and thereby fails to comply with the aims and objectives of policies, in particular, policies 3, 4 and 6 of the Local Plan and Supplementary Planning Document 'Sustainable Construction Checklist'.
  12. The scheme, by reason of the loss of existing employment floorspace and in the absence of robust and compelling evidence that clearly demonstrates that there is no longer a demand for an employment generating use in this location and that there is not likely to be in the foreseeable future, or a sequentially preferable use, would reduce employment opportunities within the locality contrary to the aims of the Council's employment policies. The proposal therefore fails to comply with Policy E1 and E2 of the London Plan, policies 22 and 23 of the Local Plan as supported by the Employment Land and Premises Needs Assessment (December 2021) and Employment Land and Premises Needs Assessment Update (April 2023).
  13. For the avoidance of doubt the Drawing Nos to which this decision refers are as follows:- 0150 receiveed the 11th February 2026 and 0151-A; 0160-A received the 21st July 2026.
  14. In accordance with section DM3 of the National Planning Policy Framework, Richmond upon Thames Borough Council takes a positive and proactive approach to the delivery of sustainable development, by: * Providing a formal pre-application service * Providing written policies and guidance, all of which is available to view on the Council's website * Where appropriate, negotiating amendments to secure a positive decision * Determining applications in a timely manner. In this instance: * The applicants did not seek formal pre-application advice, and the scheme was found to be contrary to policy and guidance, and subsequently refused. The Council is ready to enter into discussions, through the Council's formal pre-application service, to advise the applicants of relevant policy and guidance; and where possible assist in the preparation of a new planning permission. More information on the pre-application service and relevant fees can be found online at www.richmond.gov.uk/pre-application_for_developers.
  15. The proposed bicycle storage shelter, by reason of its siting, scale and design, would result in an unsympathetic and incongruous form of development that fails to preserve or enhance the character and appearance of the surrounding conservation area and host buildings and road surface of townscape merit. The scheme is therefore contrary to, in particular, NPPF policies HE6 and HE7, London Plan policy HC1 and D3, Local Plan policies 28, 29 and 30 as supported by the CA4 Richmond Riverside Conservation Area Statement and Conservation Area Appraisal.
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