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
Demolition of the ground floor area of the rear outrigger extension and construct a new single storey rear extension. Extension of the first floor side extension and replace all single glazed timber sash windows with new double glazed painted timber sash windows. New 2m high boundary fence with trellis above.
Proposal details
- Reference
- PA26/1279
- Alternative references
- PP-14848669
- Ward
- North Richmond Ward [NRR]
- Agent
- Trevillion
- UPRN
- 100022318558
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Sign in to view collected detailsDocuments 23 of 23
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 12 Apr 2026 | View |
| Design, access and heritage statementSuperseded | 12 Apr 2026 | View |
| EXISTING ELEVATIONS=EX-03-100 AND EX-03-101Submitted Drawing | 12 Apr 2026 | View |
| Location planSubmitted Drawing | 12 Apr 2026 | View |
| PROPOSED ELEVATIONS=PL-03-100 AND pl-03-101Superseded Drawing | 12 Apr 2026 | View |
| EXISTING GROUND FLOOR PLAN=EX-02-100Submitted Drawing | 15 Apr 2026 | View |
| EXISTING FIRST FLOOR PLAN=EX-02-101Submitted Drawing | 15 Apr 2026 | View |
| EXISTING ROOF PLAN=EX-02-102Submitted Drawing | 15 Apr 2026 | View |
| PROPOSED GROUND FLOOR PLAN=PL-02-100Superseded Drawing | 15 Apr 2026 | View |
| PROPOSED FIRST FLOOR PLAN=PL-02-101Superseded Drawing | 15 Apr 2026 | View |
| PROPOSED ROOF PLAN=PL-02-102Superseded Drawing | 15 Apr 2026 | View |
| CIL formApplication Form | 21 Apr 2026 | View |
| FSSReport | 21 Apr 2026 | View |
| Design, access and heritage statementReport | 9 Jun 2026 | View |
| Proposed Side Elevation + Section PL-03-101 REV ARevised Drawing | 9 Jun 2026 | View |
| Proposed Ground Floor Plan PL-02-100 REV ARevised Drawing | 9 Jun 2026 | View |
| Proposed Front and Rear Elevations PL-03-100 REV ARevised Drawing | 9 Jun 2026 | View |
| Proposed First Floor Plan PL-02-101 REV ARevised Drawing | 9 Jun 2026 | View |
| Proposed Foor Plan PL-02-102 REV ARevised Drawing | 9 Jun 2026 | View |
| Arboriculture Impact AssessmentReport | 17 Jun 2026 | View |
| FRAReport | 15 Jul 2026 | View |
| Officer ReportReport | 15 Jul 2026 | View |
| DecisionDecision Notice | 15 Jul 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 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.
- No new external finishes (including fenestration), including works of making good, shall be carried out other than in materials to match the existing, except where indicated otherwise on the submitted application form and/or approved drawings. REASON: To ensure that the proposed development is in keeping with the existing building and does not prejudice the appearance of the locality.
- The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable. Site Location Plan PL-00-001 Existing Front and Relevations EX-03-100 Existing Side Elevation + Section EX-03-101; Received 12 April 2026 Existing Ground Floor EX-02-100 Existing First Floor Plan EX-02-101 Existing Roof Plan EX-02-102 Received 15 April 2026 Proposed Ground Floor Plan PL02-100 REV A Proposed Front and Relevations PL03-100 REV A Proposed Side Elevation + Section PL-03-101 REV A Proposed First Floor Plan PL-02-101 REV A Proposed Roof Plan PL-02-102 REV A Received 09 June 2026 REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- The development must be carried out in accordance with the provisions of the Fire Safety Strategy received 21 April 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.
- 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.
- Prior to the installation of the windows at the front elevation, details of the windows shall be submitted to and approved by the Local Planning Authority. The submittted details should comprise: - Detailed section drawings showing the thickness of the proposed glazing and corresponding timber sash glazing bars - Details of internal beading - Details of spacer bars - Confirmation of the colour of the timber framed windows REASON: To ensure the proposed windows do not result in detrimental impacts to the Conservation Area or Building of Townscape Merit
- 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.
- 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
- 1. 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 Impact Assessment and Method Statement ref: AAAIA8TOW, dated 14/06/2026’, unless otherwise previously agreed in writing with the local planning authority. 2. Prior to commencement of works, confirmation of the appointment of a retained Arboricultural consultant to conduct and submit an auditable system of site supervision and monitoring shall be submitted to and approved by the Local Planning Authority. 3. Illustrated monitoring reports concerning the condition of retained trees shall be submitted to and approved by the Local Planning Authority, upon commencement and completion of works hereby approved. REASON: To ensure that the tree(s) are not damaged or otherwise adversely affected by demolition, building operations, excavations and soil compaction.
- 1. No later than 14 days prior to the implementation of the Tree Protection, prior to the commencement of development (or any materials or machinery being brought onto the site). The Local Planning Authority Arboricultural Officer shall be invited to attend a ‘pre-start meeting’. Key stakeholders (including site manager, project Arboriculturist and other key site personnel) shall attend the pre-start meeting on the agreed date. 2. Minutes from the meeting must be prepared, submitted to and approved by the Local Authority Arboricultural Officer, prior to the commencement of development. REASON: To ensure that sufficient tree protection is in place and to prevent the tree (s) from being damaged or otherwise adversely affected by building operations and soil compaction.
- The roof of the building shall not be used for any purpose other than as a means of escape in emergency or for maintenance of the building. REASON: To safeguard the amenities of the adjoining premises and the area generally.
