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 C7 (BREEAM Domestic Refurbishment - Conversion) of planning permission reference PA25/0251 dated 19 December 2025 to allow for a rating of 'Good' in place of 'Excellent'.
Proposal details
- Reference
- PA26/1396
- Alternative references
- PP-14865727
- Ward
- West Twickenham Ward [WTK]
- Agent
- Hui
- UPRN
- 10091160960
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 5 of 5
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 21 Apr 2026 | View |
| BREEAM Planning Report Rev BReport | 21 Apr 2026 | View |
| Cover LetterCorrespondence | 17 Apr 2026 | View |
| DecisionDecision Notice | 12 Jun 2026 | View |
| Officer ReportReport | 12 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 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
- We have amended description of development, please confirm you agree? 'Variation of Condition DV45B (BREEAM Domestic Refurbishment - Conversion) of planning permission reference PA25/0251; to allow for rating of 'Good' in place of 'Excellent''
- The development hereby permitted shall be begun no later than the expiration of three years beginning from the date of of the original planning permission reference: PA25/0251 issued on the 19 December 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.
- 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 side windows in the flank elevation(s) of the host building 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.
- None of the buildings hereby approved shall be occupied until arrangements for the storage and disposal of refuse/waste/recycling have been made in accordance with the approved drawing ref.: 2028-203-E received the 22/09/2025. REASON: To safeguard the appearance of the property and the amenities of the area, and to accord with policy to encourage the recycling of appropriate waste products.
- No refuse, recycling or waste material of any description shall be left or stored anywhere on the site other than within a building or refuse enclosure. REASON: To safeguard the appearance of the property and the amenities of the area.
- Before the occupation of the development hereby permitted a scheme shall be agreed in writing with the local planning authority and be put in place to ensure that, with the exception of disabled persons, no resident/commercial occupier of the development shall obtain a resident/commercial parking permit within any controlled parking zone which may be in force in the area at any time, nor a season ticket/enter into a contract to park in any car park controlled by the Council. REASON: To ensure that the development does not generate an increased demand for on-street car parking to the detriment of the free flow of traffic, the conditions of general safety along the neighbouring highways, the amenity of the area and to accord with the Councils car parking policy and standards.
- The dwelling(s) hereby approved shall achieve BREEAM Domestic Refurbishment Rating Good in accordance with the terms of the application & the requirements of the BREEAM Guide (or such national measure of sustainability for house design that replaces that scheme). REASON: In the interests of promoting sustainable forms of developments and to meet the terms of the application.
- The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable:- Viability Report dated 16/12/2024. SUSTAINABILITY AND ENERGY STATEMENT dated 21/01/2025. Marketing Report dated 27/01/2025. Transport Statement - received 13 February 2025. Review Viability Report received by the applicant 09/06/2025. Existing and Proposed GFs ref.: 2028-251 Existing and Proposed Basements ref.: 2028/250 Existing and Proposed Front Elevations ref.: 2028/255 Rev A Existing and Proposed Roofs ref.: 2028/254 - received 20 August 2025. Location Plan Ref.: 2028/000-B Proposed Refuse Storage and Parking 2028-203-E - received 22/09/2025. Existing and Proposed Rear Elevations ref.: 2028/256-A Rev A Existing and Proposed Side Elevations ref.: 2028/257-A Rev A Existing and Proposed FFs ref.: 2028/252-B Rev B Existing and Proposed SFs ref.: 2028/253-B Rev B ASHPS Details - received 24/10/2025. Statutory Declaration dated 12/11/2025. BREEAM Planning Report Rev B - received 21 April 2026 by Verte. Cover Letter dated 17 April 2026. REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- The dwelling(s) hereby approved shall achieve a 35% 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.
- The dwelling(s) hereby approved shall not be occupied other than in accordance with the water consumption targets of 105 litres or less per person per day, and 5 litres or less per head per day for external water use, using the fittings approach. REASON: In the interests of water efficiency in accordance with Policy LP22 of the Local Plan (2018) and SI5 of the London Plan (2021).
- The development hereby approved shall not be constructed other than in accordance with Building Regulation M4(2). Reason: In the interest of inclusive access in accordance with Council's policy to ensure homes meet diverse and changing needs.
- The development must be carried out in accordance with the provisions of the Fire Safety Statement received 24/11/2025 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.
- The rating level of the noise from mechanical plant, determined by the cumulative sound emissions of the plant hereby permitted, shall be at least 5 dBA lower than the existing background noise level at any given time of operation. The noise levels shall be measured or predicted 1 metre externally to any window at the nearest residential façade. Measurements and assessment shall be made in accordance with British Standard 4142:2014+A1:2019. Before the use hereby permitted commences, an acoustic report shall be submitted to and approved in writing by the Local Planning Authority demonstrating that the rating level of any plant permitted as part of this development will comply with the above requirement. The report shall include details of any mitigation measures necessary to achieve compliance. All approved measures shall be implemented prior to operation and thereafter retained and maintained for the lifetime of the development. REASON: To safeguard the amenities of nearby neighbouring occupants.
- Prior to the first occupation of the development hereby approved, an ecological enhancement schemeshall 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 Ecological Enhancements The applicant is advised that in seeking to discharge details under condition 'ecological enhancements' to: a) Include 2 x no house sparrow or swift boxes to be erected on the building.
- The residential units shall achieve internal sound insulation standards in accordance with Approved Document E of the Building Regulations. A post-completion test report shall be submitted to and approved in writing by the Local Planning Authority prior to occupation. REASON: To safeguard the amenities of the occupiers of the adjoining residential property/ies.
- None of the flats hereby approved shall be occupied until the formation of the winter gardens as shown on the approved drawings and which shall be maintained as amenity space for occupants of the flats thereafter. REASON: To safeguard the amenities of the adjoining occupiers and the area generally.
- No building/dwelling/part of the development shall be occupied until cycle parking facilities have been provided in accordance with the hereby approved drawings ref.: 2028-251 received 20/08/2025 and 2028/252-B Rev B received 24/10/2025. REASON: To accord with this Council's policy to discourage the use of the car wherever possible.
- 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 applicant is advised that this permission results in a chargeable scheme under the Borough's and the Mayor of London's Community Infrastructure Levy.
- 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 acceptable as submitted, and approved without delay.
- If you wish to name or number a new development, sub-divide an existing property, or change the name or number(s) of an existing property or development, you will need to apply to the London Borough of Richmond Upon Thames. Further details of this process, fees, and the necessary information and forms that need to be submitted can be found on the Council's website https://www.richmond.gov.uk/street_numbering_and_naming.
- {\b Reason for granting:} The proposal has been considered in the light of the Development Plan, comments from statutory consultees and third parties (where relevant) and compliance with Supplementary Planning Guidance as appropriate. It has been concluded that there is not a demonstrable harm to interests of acknowledged importance caused by the development that justifies withholding planning permission. {\b Principal Policies:} The following has been taken into account in the consideration of this proposal:- Adopted Local Plan 2025. {\b Building Regulations:} The applicant is advised that the erection of new buildings or alterations to existing buildings should comply with the Building Regulations. This permission is NOT a consent under the Building Regulations for which a separate application should be made. For application forms and advice please contact the Building Control Section of the Street Scene department, 2nd floor, Civic Centre, 44 York Street, Twickenham, TW1 3BZ. (Tel: 020 8891 1411). If you alter your proposals in any way, including to comply with the Building Regulations, a further planning application may be required. If you wish to deviate in any way from the proposals shown on the approved drawings you should contact the Development Control Department, 2nd floor, Civic Centre, 44 York Street, Twickenham, TW1 3BZ. (Tel: 020 8891 7300). {\b Damage to the public highway:} Care should be taken to ensure that no damage is caused to the public highway adjacent to the site during demolition and/or construction. The Council will seek to recover any expenses incurred in repairing or making good such damage from the owner of the land in question or the person causing or responsible for the damage. You are recommended to prepare a survey, including photographs, of the condition of the adjacent public highway, including pavement, which should be sent to the Local Highway Authority prior to the commencement of work to ensure that damage to the highway is prevented or repaired. Otherwise you and/or your contractior, may be held responsible for any damage found on completion of the works. If the pavement is already broken or damaged you should contact Traffic and Transport, London Borough of Richmond upon Thames, 44 York Street, Twickenham TW1 3BZ (Telephone 0845 612 2660) to arrange a joint inspection of the footway before work commences. {\b Noise control - Building sites:} Attention is drawn to the noise control provisions of the Environmental Protection Act 1990. Any enquiries for further information should be made to the Commercial Environmental Health Team, 7B Parkshot, Richmond TW9 2RT (Tel: 020 8891 7994).
