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 7 (approved drawings) of planning permission PA25/2077 - Proposed modification to approved scheme, replacement of chimney like-for-like, including minor lowering of floor areas, and minor increase in depth of basement and a slight raising of the rear garden height. Single glazed doors are also proposed to be double glazed and the provision of double glazing to existing side windows and existing first floor rear windows.”
Proposal details
- Reference
- PA26/1979
- Alternative references
- PP-14979600
- Ward
- Kew Ward [KWW]
- Agent
- Dawes
- UPRN
- 100022308361
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 26 of 26
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 6 Jun 2026 | View |
| Proposed Site Block PlanSubmitted Drawing | 6 Jun 2026 | View |
| Proposed Basement & Ground Floor PlanSubmitted Drawing | 6 Jun 2026 | View |
| Proposed First & Second Floor PlanSubmitted Drawing | 6 Jun 2026 | View |
| Proposed Roof PlanSubmitted Drawing | 6 Jun 2026 | View |
| Proposed Front ElevationSuperseded Drawing | 6 Jun 2026 | View |
| Proposed Rear ElevationSuperseded Drawing | 6 Jun 2026 | View |
| Proposed Side ElevationSuperseded Drawing | 6 Jun 2026 | View |
| Proposed Cross Section AASubmitted Drawing | 6 Jun 2026 | View |
| Proposed Cross Section BBSuperseded Drawing | 6 Jun 2026 | View |
| Proposed Cross Section CCSubmitted Drawing | 6 Jun 2026 | View |
| Proposed Section DDSuperseded Drawing | 6 Jun 2026 | View |
| Covering letterCovering letter | 6 Jun 2026 | View |
| CIL FORMCommunity Infrastructure Levy Form | 6 Jun 2026 | View |
| 23.100.274 Rev.00 Proposed Window DetailsSuperseded Drawing | 15 Jul 2026 | View |
| 23.100.262 Rev.06 Proposed Side ElevationSuperseded Drawing | 15 Jul 2026 | View |
| 23.100.261 Rev.05 Proposed Rear ElevationSuperseded Drawing | 15 Jul 2026 | View |
| 23.100.260 Rev.06 Proposed Front ElevationSuperseded Drawing | 15 Jul 2026 | View |
| Proposed Front Elevation 23.100.260 Rev.07Revised Drawing | 30 Jul 2026 | View |
| Proposed Rear Elevation 23.100.261 Rev.06Revised Drawing | 30 Jul 2026 | View |
| Proposed Side Elevation 23.100.262 Rev.07Revised Drawing | 30 Jul 2026 | View |
| Proposed Cross Section BB 23.100.271 Rev.06Revised Drawing | 30 Jul 2026 | View |
| Proposed Rear Lightwell Section DD_Side Elevation 23.100.273 Rev.04Revised Drawing | 30 Jul 2026 | View |
| Proposed Window Details 23.100.274 Rev.01Revised Drawing | 30 Jul 2026 | View |
| Officer ReportReport | 31 Jul 2026 | View |
| decisionDecision Notice | 31 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 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 the original permission PA25/2077, dated 08/10/2025. 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.
- The basement extension hereby permitted shall not be used as sleeping accommodation. REASON: The building is located within a designated flood plain where basement sleeping accommodation would increase the risk of flooding to inhabitants.
- The external surfaces of the front lightwell grill, front elevation balustrade, roofing of the rear extension, front door, and front elevation down pipe 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 is in keeping with the existing building(s) and does not prejudice the appearance of the locality.
- No new brickwork including works of making good shall be carried out other than in materials, bonding and pointing to match the existing facing work. REASON: To ensure that the proposed development is in keeping with the existing building(s) and does not prejudice the appearance of the locality.
- 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. Existing Site Block Plan 23.11.055 Existing Basement & Ground Floor Plan 23.11.100 Existing First & Second Floor Plan 23.11.101 Existing Loft & Roof Plan 23.11.102 Existing Elevations 23.11.150 Existing Section 23.11.160 Location plan Received 18 June 2025, and Proposed Cross Section AA 23.100.270 Rev.05 Proposed Cross Section CC 23.100.272 Rev.06 Proposed Site Block Plans 23.11.060 Rev.04 Proposed Basement and Ground Floor Plans.pdf 23.11.250 Rev.16 Proposed First and Second Floor Plans 23.11.251 Rev.10 Proposed Roof Plan 23.11.252 Rev.04 Received 06 June 2026, and Proposed Front Elevation 23.100.260 Rev.07 Proposed Rear Elevation 23.100.261 Rev.06 Proposed Side Elevation 23.100.262 Rev.07 Proposed Cross Section BB 23.100.271 Rev.06 Proposed Rear Lightwell Section DD_Side Elevation 23.100.273 Rev.04 Proposed Window Details 23.100.274 Rev.01 Received on 30 July 2026 REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- No development shall take place, including any works of demolition, until a detailed Construction Management Plan (to include any demolition works) using the Council's proforma document (https://www.richmond.gov.uk/media/22165/construction_management_plan_guidance_notes.pdf) has been submitted to and approved in writing by the Local Planning Authority. The development shall not be implemented other than in accordance with the approved plan. The Statement shall detail : 1. Contact details, including a 24hr emergency contact (details of which shall be displayed on any hoarding / security fencing 2. Programme length and phasing 3. The number, type and dimensions of vehicles required 4. Vehicle routing 5. Details of holding areas for construction traffic and communication strategy for their arrival 6. Methods of spoil removal and concrete supply 7. Details and location where plant and materials will be loaded and unloaded 8. Security hoarding and maintenance of such 9. Site setup drawings showing the position of vehicles, skips, concrete supply, etc. at a minimum scale of 1:200, showing the site in context of the surrounding highway and neighbouring properties 10. On classified roads generally, vehicles will be expected to enter and exit the site in forward gear. Swept Path Analysis drawings will be required to demonstrate this 11. Details of how the safety of highway users and vulnerable pedestrians will be managed 12. Details of how access to neighbouring properties will be maintained 13. Details of how any trees and street furniture (i.e. lighting columns, communications cabinets, bollards, etc.) are to be protected during the works 14. Details of any required footway and/or road closures, or highway licences 15. Any necessary parking suspension details 16. Details of any wheel-washing facilities, if required 17. Details of measures that will be applied to control the emission of noise, vibration and dust including working hours. This should follow Best Practice detailed within BS 5228-1:2009+A1:2014, Code of Practice for Noise and Vibration Control on Construction and Open Sites; as well as for dust control: COSHH 2002 (as amended 2020), The London Plan 2021 Policy SI-1-D and HSE Construction Information Sheet CIS36 18. Where applicable, the Construction Management Statement should be written in conjunction with the Arboricultural Method Statement, and in accordance with British Statement 5837:2012 'Trees in relation to design, demolition and construction - recommendations', in particular section 5.5, 6.1, 6.2, 6.3 and 7. REASON: In the interests of highway and pedestrian safety together with the amenity of the area and in order to demonstrate the development would not have an unacceptable impact on the operation of the public highway and neighbours.
- The development must be carried out in accordance with the provisions of the Fire Safety Strategy received 18 June 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.
- 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.
- No building hereby permitted shall be occupied until evidence (photographs and installation contracts) have been submitted to demonstrate that the sustainable drainage scheme for the site has been completed in accordance with the submitted details. The sustainable drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan for all of the proposed drainage components. REASON: To comply with the Non-Statutory Technical Standards for Sustainable Drainage Systems, the National Planning Policy Framework (Paragraph 103), the London Plan (Policies SI 12 and SI 13) along with associated guidance to these policies and Richmond Council's Local Plan Policy LP21.
- The basement development hereby approved shall not be constructed other than in accordance with recommendations made throughout the BASEMENT STRUCTURAL IMPACT STATEMENT (Job No: P1042 16th June 2025), and the FRA and Drainage Report P1042-FRA & Drainage Strategy (Received 18 June 2025), unless otherwise approved in writing by the Local Planning Authority. 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 SI13, and Richmond Council's Local Plan Policy LP11 and LP21; to safeguard structural stability; and to reduce risk of life to future occupants.
- 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.
- A. The development hereby approved shall not be implemented other than in accordance with the principles and methodology as described within the approved Arboricultural details updated ‘Tree Protection Plan ref: TPP 01 Rev A, dated 13/08/2024’, unless otherwise previously agreed in writing with the local planning authority. B. 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. C. 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.
- (A) Following the implementation of the Tree Protection, and no later than 14 days 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. (B) Minutes from the meeting must be prepared and submitted to the Local Planning 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.
- 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 supplemented with further information following negotiations with the Council to ensure the scheme complied with adopted policy and guidance, and a decision was made without delay
- The applicant is advised that where basements and semi- basements are constructed they could be vulnerable to any surcharge from adjacent sewers. The applicant should consult Thames Water Utilities, Sewerage and Sewage Treatment Operations, Hogsmill Valley Works, Lower Marsh Lane, Kingston, KT1 3BW (Tel: 020 8213 8729).
