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
Provision of cycle store and bin store in association with Holly House, 36 – 40 Heath Road, Twickenham, TW1 4BZ
Proposal details
- Reference
- PA26/1748
- Alternative references
- PP-14925837
- Ward
- Twickenham Riverside Ward [TRW]
- Agent
- Hines
- UPRN
- 10024344655
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Sign in to view collected detailsDocuments 18 of 18
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 19 May 2026 | View |
| Community Infrastructure Levy - Completed formApplication Form | 19 May 2026 | View |
| Site Location Plan A1492_(SK)000Submitted Drawing | 19 May 2026 | View |
| Existing Site Plan A1492_(SK)001Submitted Drawing | 19 May 2026 | View |
| Proposed Site Plan A1492_(SK)006.1Superseded Drawing | 19 May 2026 | View |
| Proposed Refuse Store Location, North Elevation, South Elevation, East Elevation and West Elevation A1492_(SK)010Superseded Drawing | 19 May 2026 | View |
| Covering LetterCorrespondence | 19 May 2026 | View |
| Reasonable Exception StatementReport | 5 Jun 2026 | View |
| Proposed Site Plan A1492_(SK)006.1/ASuperseded Drawing | 23 Jul 2026 | View |
| Proposed Refuse Stores A1492_(SK)010/BSuperseded Drawing | 23 Jul 2026 | View |
| Cover letter 11/08/2026Correspondence | 11 Aug 2026 | View |
| Proposed Site Plan A1492_(SK)006.1/BRevised Drawing | 11 Aug 2026 | View |
| Proposed Refuse Stores A1492_(SK)010/CRevised Drawing | 11 Aug 2026 | View |
| Existing Ground Floor Plan A1492_(SK)002/ASubmitted Drawing | 13 Aug 2026 | View |
| Existing First Floor Plan A1492_(SK)003Submitted Drawing | 13 Aug 2026 | View |
| Existing Second Floor Plan A1492_(SK)004Submitted Drawing | 13 Aug 2026 | View |
| Officers ReportReport | 17 Aug 2026 | View |
| DecisionDecision Notice | 17 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.
Decision 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
- No new external finishes, 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.
- No goods, merchandise, material or article of any description shall be stacked or stored, on the roof of the enclosure hereby approved. REASON: To ensure the proposed development does not prejudice the amenities of adjoining occupiers or have a detrimental effect on the visual amenities of the area.
- 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.
- The parking spaces and landscaping shown on approved Drawing No. A1492_(SK)006.1/B shall be marked out as shown prior to the use of the development hereby approved. REASON: To ensure that parking is available within the site to continue existing levels of off-street parking and prevent on-street parking stress or loss of amenity for local residents.
- The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable: Existing Site Plan A1492_(SK)001, Site Location Plan A1492_(SK)000, received 19th May 2026; Proposed Site Plan A1492_(SK)006.1/B, Proposed Refuse Stores A1492_(SK)010/C, received 11th August 2026 Reasonable Exception Statement, received 12th August 2026; Existing Ground Floor Plan A1492_(SK)002/A, Existing First Floor Plan A1492_(SK)003, Existing Second Floor Plan A1492_(SK)004, received 13th August 2026 REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- 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
