Understanding planning · 13 min read
Planning application documents: what to read first
Understand planning application documents, officer reports and decision notices. Use a reading checklist, document table and worked example to inspect a case.
Application overview
Variation of condition C3 - Approved Drawings and C10 - Method Statement of planning permission PA25/0226 - To alter the proposal for the Garden Level slab from a limecrete floor to a solid floor with Type C cavity drainage membrane system.
Proposal details
- Reference
- PA26/0882
- Alternative references
- PP-14774920
- Ward
- Ham, Petersham & Richmond Riverside Ward [HMP]
- Agent
- hagerty
- UPRN
- 100022313720
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Sign in to view collected detailsDocuments 15 of 15
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 12 Mar 2026 | View |
| basement floor slabReport | 12 Mar 2026 | View |
| Proposed Garden Level Floor PlanSubmitted Drawing | 16 Apr 2026 | View |
| Proposed Section A-ASubmitted Drawing | 16 Apr 2026 | View |
| Proposed Section B-B & CCSubmitted Drawing | 16 Apr 2026 | View |
| Proposed Demolition PlanSubmitted Drawing | 16 Apr 2026 | View |
| Room by Room Schedule of WorksReport | 16 Apr 2026 | View |
| Newton CDM System Installation Manual Rev 10.1Report | 21 May 2026 | View |
| Newton Titan-Pro Operating Manual Rev 3.0Report | 21 May 2026 | View |
| Newton Technical Paper - Maintaining Type C SystemsReport | 21 May 2026 | View |
| Insulation & Drainage ChannelsSubmitted Drawing | 18 Jun 2026 | View |
| Newton CDM 508 8mm Cavity Drain MembranesReport | 18 Jun 2026 | View |
| Basement Floor/Wall Detail 22.15.JAN25.263Submitted Drawing | 18 Jun 2026 | View |
| Officer ReportReport | 5 Aug 2026 | View |
| decisionDecision Notice | 5 Aug 2026 | View |
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.
Publicity end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceConsultation expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceStatutory expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
decisionPlanning conditions
- The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of permission PA25/0226, dated 06 June 2025. REASON: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
- The development hereby approved shall not be constructed other than in accordance with the Construction Management Plan received on 18 Aug 2025 as approved under application ref: PA25/2851, dated 29 Aug 2025, unless otherwise agreed in writing with the local planning authority. REASON: In the interests of highway and pedestrian safety together with the amenity of the area and in order to demonstrate the development would not have an unacceptable impact on the operation of the public highway and neighbours.
- The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable. Existing Block Plan, Proposed Site Block Plan, En-Suite, Proposed Lightwell Details, Proposed Room Elevations, Proposed Garden Level Room Elevations, 22.15.100, 22.15.101, 22.15.102, 22.15.103, 22.15.104, 22.15.150, 22.15.160, 22.15.161, 25.202, 25.203, 25.204 & 25.250 received on 13 Feb 2025, 201 02, ELS1 02 & 3D Sketches received on 17 Apr 2025 and 262 01 received on 12 May 2025. Basement Floor Slab received on 12 Mar 2026, Room by room schedule of works - APRIL’26, 22.15.JAN25.200 Rev 02, 22.15.JAN25.260 Rev 02, 22.15.JAN25.261 Rev 03 & 22.15.JAN25.DEMO Rev 01 received on 16 Apr 2026, Newton CDM System Installation Manual Rev 10.1, Newton Titan-Pro Operating Manual Rev 3.0, Survey Report for Structural Waterproofing & Newton Technical Paper - Maintaining Type C Systems received on 21 May 2026 and Newton CDM 508 8mm Cavity Drain Membranes, 22.15.JAN25.263 Rev 00 & Indicative Fibran received on 18 Jun 2026. REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- Prior to commencement of relevant works the following shall be submitted to and approved in writing by the Local Planning Authority: a. Details and samples of all new external materials. Glazing to the rear extension must be frameless and not mirrored. b. A sample panel of brick to be provided on site for the build up of the party walls. c. Detailed specification for the floor finishes and wall finishes (must be lime based not cement). d. Updated floor plan required showing the location of the floor finishes along with details and samples of the floor finish proposed. The relevant works shall not be carried out other than in accordance with the approved details. REASON: To protect the integrity of the Listed Building and to ensure that the works do not prejudice the appearance of the locality/conservation area.
- Prior to commencement of relevant works, detailed drawings of all new and replacement windows and doors, including sections through the frames and glazing bars as well as ironmongery shall be submitted to and approved in writing by the Local Planning Authority. Glazing should be single or slimline glazed and a section through the glazing should be provided. The relevant works shall not be carried out other than in accordance with the approved details. REASON: To protect the integrity of the Listed Building and to ensure that the works do not prejudice the appearance of the locality/conservation area.
- The development must be carried out in accordance with the provisions of the ‘Fire Safety Statement’ received on 13 Feb 2025 unless otherwise approved in writing by the Local Planning Authority. REASON: To ensure that the development incorporates the necessary fire safety measures in accordance with the Mayor's London Plan Policy D12.
- Prior to commencement of relevant works, a landscaping plan to include details of materials to be used for hard landscaping including front driveway shall be submitted to and approved in writing by the Local Planning Authority. The relevant works shall not be carried out other than in accordance with the approved details. REASON: To protect the integrity of the Listed Building and to ensure that the works do not prejudice the appearance of the locality/conservation area.
- Prior to commencement of relevant works, a detailed method statement shall be submitted to and approved in writing by the Local Planning Authority for the following, which are in accordance with the outline method statements provided by Alan Baxter Partnership: - Demolition of the rear extension and construction of new rear extension setting out how the rear elevation will be protected from damage. - Demolition and replacement of the front steps. - Any strengthening of existing floor joists in association with the works. - Method of insertion of glazed screen to lower ground floor level and second floor level. The relevant works shall not be carried out other than in accordance with the approved details. REASON: To protect the integrity of the Listed Building and to ensure that the works do not prejudice the appearance of the locality/conservation area.
- Prior to commencement of relevant works, detailed drawings of all new and replacement railings including the Juliette balcony of the new extension shall be submitted to and approved in writing by the Local Planning Authority. The relevant works shall not be carried out other than in accordance with the approved details. REASON: To protect the integrity of the Listed Building and to ensure that the works do not prejudice the appearance of the locality/conservation area.
- A suitably qualified structural engineer shall be retained for the duration of the works. Reason: To protect the significance of the listed structure.
- In accordance with paragraphs 38-42 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 application was amended following negotiations with the Council to ensure the scheme complied with adopted policy and guidance, and a decision was made without delay.
- Non-road mobile machinery during onsite construction of any phase of development, all non-road transportable industrial equipment or vehicles which are fitted with an internal diesel powered compression ignition engine between 37 and 560KW and not intended for transporting goods or passengers on roads are required to meet Stage IIIB of EU Directive 97/68/E and be NRMM registered. Such vehicles must be run on ultra low sulphur diesel (also known as ULSD ‘cleaner diesel’ or ‘green diesel’). ‘Ultra low sulphur diesel’ means fuel meeting the specification within BS EN 590. Where these standards are succeeded, they should be applied when reasonable. Exemptions to these standards may be granted for specialist equipment or for equipment with alternative emission reduction equipment or run on alternative fuels. Such exemptions shall be applied for in writing to the local planning authority in advance of the use of such vehicles, detailing the reasons for the exemption being sought and clearly identifying the subject vehicles. Exemptions that are granted will be in writing and such vehicles must not be used until written exemption has been issued by the local planning authority. No vehicles or plant to which the above emission standards apply shall be on site, at any time, whether in use or not, unless it complies with the above standards, without the prior written consent of the local planning authority. Reason: To protect the amenity of future occupants and/or neighbours.
- Approval of a Biodiversity Gain Plan will not be required before development commences. Biodiversity Net Gain The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for development of land in England is deemed to have been granted subject to the condition ('biodiversity gain condition') that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan, if one is required in respect of this permission would be the London Borough of Richmond upon Thames. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below. Based on the information available this permission is considered to be one which will not require the approval of a biodiversity gain plan before development is begun because one or more of the statutory exemptions or transitional arrangements in the list below is/are considered to apply. Statutory exemptions and transitional arrangements in respect of the biodiversity gain condition. 1. The application for planning permission was made before 12 February 2024. 2. The planning permission relates to development to which section 73A of the Town and Country Planning Act 1990 (planning permission for development already carried out) applies. 3. The planning permission was granted on an application made under section 73 of the Town and Country Planning Act 1990 and (i) the original planning permission to which the section 73 planning permission relates* was granted before 12 February 2024; or (ii) the application for the original planning permission* to which the section 73 planning permission relates was made before 12 February 2024. 4. The permission which has been granted is for development which is exempt being: 4.1 Development which is not 'major development' (within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015) where: (i) the application for planning permission was made before 2 April 2024; (ii) planning permission is granted which has effect before 2 April 2024; or (iii) planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 where the original permission to which the section 73 permission relates* was exempt by virtue of (i) or (ii). 4.2 Development below the de minimis threshold, meaning development which: (i) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and (ii) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric). 4.3 Development which is subject of a householder application within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. A 'householder application' means an application for planning permission for development for an existing dwellinghouse, or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse which is not an application for change of use or an application to change the number of dwellings in a building. 4.4 Development of a biodiversity gain site, meaning development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the Biodiversity Gain Planning condition which applies in relation to another development, (no account is to be taken of any facility for the public to access or to use the site for educational or recreational purposes, if that access or use is permitted without the payment of a fee). 4.5 Self and Custom Build Development, meaning development which: (i) consists of no more than 9 dwellings; (ii) is carried out on a site which has an area no larger than 0.5 hectares; and (iii) consists exclusively of dwellings which are self-build or custom housebuilding (as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015). 4.6 Development forming part of, or ancillary to, the high speed railway transport network (High Speed 2) comprising connections between all or any of the places or parts of the transport network specified in section 1(2) of the High Speed Rail (Preparation) Act 2013. * 'original planning permission means the permission to which the section 73 planning permission relates' means a planning permission which is the first in a sequence of two or more planning permissions, where the second and any subsequent planning permissions are section 73 planning permissions. Irreplaceable habitat If the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans. The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat. The planning authority can only approve a Biodiversity Gain Plan if satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits. The effect of section 73D of the Town and Country Planning Act 1990 If planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 (application to develop land without compliance with conditions previously attached) and a Biodiversity Gain Plan was approved in relation to the previous planning permission ('the earlier Biodiversity Gain Plan') there are circumstances when the earlier Biodiversity Gain Plan is regarded as approved for the purpose of discharging the biodiversity gain condition subject to which the section 73 planning permission is granted. Those circumstances are that the conditions subject to which the section 73 permission is granted: (i) do not affect the post-development value of the onsite habitat as specified in the earlier Biodiversity Gain Plan, and (ii) in the case of planning permission for a development where all or any part of the onsite habitat is irreplaceable habitat the conditions do not change the effect of the development on the biodiversity of that onsite habitat (including any arrangements made to compensate for any such effect) as specified in the earlier Biodiversity Gain Plan.
- The approved works shall be carried out in accordance with the details approved by this application. Any further works beyond this may be subject to enforcement action under Sections 7-9 of the Town and Country Planning (Listed Buildings and Conservation) Act 1990.
- If significant archaeological remains are unexpectedly encountered, excavation works should temporarily cease and the applicant should inform GLAAS of the findings and seek advice.
