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
Construction of a two-storey extension to the existing Sixth Form building to provide additional teaching, independent study, and student support spaces. Associated works include alterations to hard and soft landscaping, replacement of existing surfacing with permeable paving, and minor boundary treatments to define the Sixth Form area; enlargement of the existing soakaway to accommodate additional surface water runoff. The development does not result in an increase in student capacity.
Proposal details
- Reference
- PA26/1097
- Alternative references
- PP-14773760
- Ward
- Hampton Wick & South Teddington Ward [HPK]
- Agent
- Muggridge
- UPRN
- 100023574189
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Sign in to view collected detailsDocuments 37 of 37
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 27 Mar 2026 | View |
| The location planSubmitted Drawing | 27 Mar 2026 | View |
| Design and access statementReport | 27 Mar 2026 | View |
| Fire StatementReport | 27 Mar 2026 | View |
| Biodiversity Net GainReport | 27 Mar 2026 | View |
| Biodiversity metric calculation toolReport | 27 Mar 2026 | View |
| Sustainable Construction ChecklistReport | 27 Mar 2026 | View |
| Energy StatementReport | 27 Mar 2026 | View |
| Preliminary Ecological Appraisal & Preliminary Roost AssessmentReport | 27 Mar 2026 | View |
| SuDS ReportReport | 27 Mar 2026 | View |
| Flood risk assessmentReport | 27 Mar 2026 | View |
| Tree surveyReport | 27 Mar 2026 | View |
| Proposed First Floor PlanSubmitted Drawing | 27 Mar 2026 | View |
| Proposed Ground Floor PlanSubmitted Drawing | 27 Mar 2026 | View |
| Proposed Roof PlanSubmitted Drawing | 27 Mar 2026 | View |
| Topographical SurveySubmitted Drawing | 27 Mar 2026 | View |
| Existing Ground Floor PlanSubmitted Drawing | 27 Mar 2026 | View |
| Existing First Floor PlanSubmitted Drawing | 27 Mar 2026 | View |
| Energy Audit ReportReport | 27 Mar 2026 | View |
| Technical Assessment Body issuing the European Technical AssessmentReport | 27 Mar 2026 | View |
| Reaction To Fire Classification ReportReport | 27 Mar 2026 | View |
| Environmental Product DeclarationReport | 27 Mar 2026 | View |
| Proposed Block PlanSubmitted Drawing | 27 Mar 2026 | View |
| Proposed Site Location PlanSubmitted Drawing | 27 Mar 2026 | View |
| CIL FORMCommunity Infrastructure Levy Form | 27 Mar 2026 | View |
| Existing North and South ElevationsSubmitted Drawing | 17 Apr 2026 | View |
| Existing West and East ElevationsSubmitted Drawing | 17 Apr 2026 | View |
| Proposed North and South ElevationsSubmitted Drawing | 17 Apr 2026 | View |
| Proposed West and East ElevationsSubmitted Drawing | 17 Apr 2026 | View |
| Street Scene ElevationsSubmitted Drawing | 17 Apr 2026 | View |
| Proposed and Existing South Elevation (context)Submitted Drawing | 17 Apr 2026 | View |
| Proposed and Existing East and West Elevations (context)Submitted Drawing | 17 Apr 2026 | View |
| Existing Block PlanSubmitted Drawing | 17 Apr 2026 | View |
| Infiltration TestReport | 9 Sept 2026 | View |
| Energy StatementReport | 9 Sept 2026 | View |
| Officer ReportReport | 11 Sept 2026 | View |
| decisionDecision Notice | 11 Sept 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.
Site notice end 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 sourceDecision due 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 this permission. 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 external surfaces of the building(s) (including fenestration) and, where applicable, all areas of hard surfacing shall not be constructed other than in materials details/samples of which shall be submitted to and approved in writing by the Local Planning Authority. REASON: To ensure that the proposed development does not prejudice the appearance of the locality.
- The building extension hereby approved shall achieve a minimum 60% on-site reduction in Carbon dioxide emissions beyond Building Regulations requirements (2021). Reason: In the interests of energy conservation in accordance with the Councils sustainability policies and the London Plan.
- 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.
- The development hereby approved shall not be implemented other than in accordance with the principles and methodology as described within the approved Arboricultural details ( Arboricultural Method Statement Date: March 2026 ), unless otherwise previously agreed in writing with the Local Planning Authority. REASON: To ensure that the tree (s) are not damaged or otherwise adversely affected by demolition, building operations, excavations and soil compaction.
- Any external illumination of the premises shall not be carried out except in accordance with details to be submitted to and approved in writing by the Local Planning Authority, such details to include the method, intensity, siting and technical specifications. The details shall demonstrate that there is no upward lighting and/or lighting onto the open sky, trees, watercourses or potential roost features. REASON: To safeguard the ecology of the site and protect/safeguard the amenities of the locality.
- Prior to the commencement of the development hereby approved above slab level, an ecological enhancement scheme in accordance with the recommendations of the Arbtech Preliminary Ecological Assessment (dated February 2026) shall be submitted to and approved in writing by the Local Planning Authority. The details should include: 1) specific location (including proposed aspect and height) on a plan in context with the development. 2) specific product/dimensions 3) proposed maintenance. The ecological enhancements should be implemented in full prior to the occupation of the development, unless previously agreed in writing with the local planning authority. REASON: To enhance nature conservation interest.
- Prior to commencement of groundworks (excluding site investigations and demolition), the applicant must submit a final detailed drainage design including drawings and supporting calculations to the Lead Local Flood Authority for review and approval. A SuDS proforma and detailed management plan confirming routine maintenance tasks for all drainage components must also be submitted to demonstrate how the drainage system is to be maintained for the lifetime of the development. Reason: To prevent the risk of flooding to and from the site in accordance with relevant policy requirements including but not limited to London Plan Policy SI 13, its associated Sustainable Design and Construction SPG, the Non-Statutory Technical Standards for Sustainable Drainage Systems.
- The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable. Documents: Infiltration Test, Energy Report; received 9 September 2026 Design and Access Statement, Fire Statement, Biodiverstiy Net Gain Statement, Sustainable Construction Checklist, Preliminary Ecological Appraisal & Preliminary Roost Assessment, SuDS Report, Flood Risk Assessment, Tree Survey; received 27 March 2026 Drawing Nos: 15804(E)00-12 A, 15804(E)00-13 A, 15804(E)00-24, 15804(E)00-25, 15804(E)00-26; received 17 April 2026 15804(L)00-09, 15804(L)00-10, 15804(L)00-11, 15804(L)00-23; received 27 March 2026 REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- Biodiversity Gain Plan will 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 the development of land in England is deemed to have been granted subject to the condition ('the 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 require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed below 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.
- 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 application was acceptable as submitted, and approved without delay.
- The development must be carried out in accordance with the provisions of the 'Fire Safety Strategy' received 27 March 2026, 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.
