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
Proposed two storey side extension and part single storey, part two storey rear extension to an existing two-storey, semi-detached, single-family dwelling house.
Proposal details
- Reference
- PA26/1348
- Alternative references
- PP-14864927
- Ward
- Mortlake & Barnes Common Ward [MRB]
- Agent
- Pratt
- UPRN
- 100022299412
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Sign in to view collected detailsDocuments 23 of 23
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 16 Apr 2026 | View |
| Flood Risk AssessmentReport | 16 Apr 2026 | View |
| Fire StatementReport | 16 Apr 2026 | View |
| Heritage statementReport | 16 Apr 2026 | View |
| Site Location Plan 939.01Submitted Drawing | 16 Apr 2026 | View |
| Site Plan 939.02Submitted Drawing | 16 Apr 2026 | View |
| Fire Safety Site Plan 939.03FSS REV CSubmitted Drawing | 16 Apr 2026 | View |
| Existing Ground and Cellar Floor 939.04Submitted Drawing | 16 Apr 2026 | View |
| Existing First Floor and Roof 939.05Submitted Drawing | 16 Apr 2026 | View |
| Existing Front and NE Flank Elevations 939.06Submitted Drawing | 16 Apr 2026 | View |
| Existing Rear and SW Flank Elevations 939.07Submitted Drawing | 16 Apr 2026 | View |
| Proposed Ground and Cellar Floor 939.31Submitted Drawing | 16 Apr 2026 | View |
| Proposed First Floor and RoofSuperseded Drawing | 16 Apr 2026 | View |
| Proposed Front and NE Flank ElevationsSuperseded Drawing | 16 Apr 2026 | View |
| Proposed Rear and SW Flank elevationsSuperseded Drawing | 16 Apr 2026 | View |
| Flood Risk FormSubmitted Drawing | 16 Apr 2026 | View |
| CIL FormApplication Form | 16 Apr 2026 | View |
| (redacted) Design and Access StatementReport | 17 Apr 2026 | View |
| Proposed First Floor and Roof 939.32 REV ASubmitted Drawing | 14 May 2026 | View |
| Proposed Front and NE Flank Elevations 939.33 REV ASubmitted Drawing | 14 May 2026 | View |
| Proposed Rear and SW Flank elevations 939.34 REV ASubmitted Drawing | 14 May 2026 | View |
| Officer ReportReport | 3 Jun 2026 | View |
| DecisionDecision Notice | 3 Jun 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.
Consultation 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 sourcePublicity 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 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 proposed first floor window(s) in the south west and north east elevation(s) of the building(s) hereby approved shall at no time be openable or glazed, otherwise than in obscured glass, below a minimum height of 1.7 metres (5'7'') above the relevant floor level. REASON: To ensure that the proposed development does not prejudice the amenities of adjoining occupiers.
- The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable. Proposed First Floor and Roof 939.32 REV A Submitted Drawing received by the Local Planning Authority on 14 May 2026 Proposed Front and NE Flank Elevations 939.33 REV A Submitted Drawing received by the Local Planning Authority on 14 May 2026 Proposed Rear and SW Flank elevations 939.34 REV A received by the Local Planning Authority on Submitted Drawing received by the Local Planning Authority on 14 May 2026 Site Location Plan 939.01 Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Site Plan 939.02 C Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Fire Safety Site Plan 939.03FSS REV C Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Existing Ground and Cellar Floor 939.04 Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Existing First Floor and Roof 939.05 Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Existing Front and NE Flank Elevations 939.06 Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Existing Rear and SW Flank Elevations 939.07 Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Proposed Ground and Cellar Floor 939.31 Submitted Drawing received by the Local Planning Authority on 16 Apr 2026 Flood Risk Form received by the Local Planning Authority on 16 Apr 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 16 Apr 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.
- 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.
- (A) No equipment, machinery or materials are to be brought on the site for the purpose of the development until all trees to be retained shall be protected by fences or other suitable means of enclosure to the recommended distances given in Table 1 of the current British Standard 5837: 2005 Trees in Relation to Construction - Recommendations, or to such distances and by such methods as may be agreed in writing by the Local Planning Authority prior to the commencement of the proposals and with regard to this proposal such protective fencing shall normally be at least 1.2m high comprising a vertical and horizontal framework of scaffolding, well braced to resist impact, supporting either cleft chestnut pale fencing (in accordance with BS 1772: part 4) or chain link fencing (in accordance with BS 1772: part 1) as shown in figure 4 of BS 5837:2005, within which no activities associated with building operations shall take place, such areas also being free of the storage of materials or temporary structures. (B) No fire shall be lit within 10m from the outside of the crown spread of trees to be retained. (C) the ground levels within the protected areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority. (D) All means of protection shall be in situ for the duration of the development and distances of such protection should be passed by a person suitably experienced in arboriculture. (E) No equipment, signage, fencing, tree protection barriers, materials, components, vehicles or structures to be attached to or supported by a retained tree. (F) No mixing of cement or use of other materials or substances to take place within a Root Protection Area ('RPA'), or close enough to a RPA that seepage or displacement of those materials or substances could enter a RPA. (G) No alterations or variations to the approved works or tree protection schemes shall be carried out without the prior written approval of the local planning authority. REASON: To ensure that the tree (s) are not damaged or otherwise adversely affected by building operations and soil compaction.
- 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
- Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order) no part(s) of the roof of the building(s) hereby approved shall be used as a balcony or terrace nor shall any access be formed thereto. REASON: To safeguard the amenities of the occupiers of adjoining property.
