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
The proposal consists of the construction of a single-storey rear extension, measuring 2.5 metres x 6.89 metres.
Proposal details
- Reference
- PA26/2130
- Alternative references
- PP-14994526
- Ward
- Whitton Ward [WTT]
- Agent
- Harmandian
- UPRN
- 10002260340
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Sign in to view collected detailsDocuments 19 of 19
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 16 Jun 2026 | View |
| EXISTING GROUND FLOOR PLANSubmitted Drawing | 16 Jun 2026 | View |
| EXISTING FIRST FLOOR PLANSubmitted Drawing | 16 Jun 2026 | View |
| EXISTING ELEVATIONS FRONT & RIGHT SIDESubmitted Drawing | 16 Jun 2026 | View |
| EXISTING ELEVATIONS REAR & LEFT SIDESubmitted Drawing | 16 Jun 2026 | View |
| EXISTING ROOF PLANSubmitted Drawing | 16 Jun 2026 | View |
| PROPOSED GROUND FLOOR PLANSubmitted Drawing | 16 Jun 2026 | View |
| PROPOSED FIRST FLOOR PLANSubmitted Drawing | 16 Jun 2026 | View |
| PROPOSED ELEVATIONS FRONT & RIGHT SIDESubmitted Drawing | 16 Jun 2026 | View |
| PROPOSED ELEVATIONS REAR & LEFT SIDESubmitted Drawing | 16 Jun 2026 | View |
| PROPOSED ROOF PLANSubmitted Drawing | 16 Jun 2026 | View |
| EXISTING & PROPOSED SECTION A-ASubmitted Drawing | 16 Jun 2026 | View |
| The location planSubmitted Drawing | 16 Jun 2026 | View |
| Flood risk assessmentReport | 16 Jun 2026 | View |
| Design and access statementReport | 16 Jun 2026 | View |
| Community Infrastructure Levy - Completed formApplication Form | 16 Jun 2026 | View |
| Fire Safety StatementReport | 29 Jun 2026 | View |
| DecisionDecision Notice | 15 Jul 2026 | View |
| Officer ReportReport | 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.
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
- 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 must be carried out in accordance with the provisions of the Fire Safety Statement received by the Council 29th June 2026 and retained as such thereafter. REASON: To ensure that the development incorporates the necessary fire safety measures in accordance with the Mayor's London Plan Policy D12.
- The development hereby permitted shall be carried out in accordance with the following approved plan(s) and document(s), where applicable: 2PA-01 A; 2PA-02 A; 2PA-03 A; 2PA-04 A; 2PA-05 A; 2PA-06 A; 2PA-07 A; 2PA-08 A; 2PA-09 A; 2PA-10 A; 2PA-11 A; Location Plan; and Application Form, received 16th June 2026. Flood Risk Assessment, received 16th June 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: {\b o} Providing a formal pre-application service {\b o} Providing written policies and guidance, all of which is available to view on the Council's website {\b o} Where appropriate, negotiating amendments to secure a positive decision {\b o} Determining applications in a timely manner. In this instance: {\b o} The application was accepted as submitted, and approved without delay.
- 1. Prior to the commencement of development, an Arboricultural Method Statement (AMS), shall be submitted to and approved in writing by the Local Planning Authority. The AMS must: a. Be written in accordance with and address sections 5.5, 6.1, 6.2, 6.3 and 7 of British Standard 5837:2012 Trees in relation to design, demolition and construction – recommendations; b. Be written in conjunction with the schemes Construction Method Statement and Construction and Environmental Management Plan (where applicable); c. Outline any tree constraints and explain any impacts for both above and below ground; d. Details of all servicing runs (existing and proposed) e. Detail all tree protection (including plans); f. Detail any special engineering for construction within the Root Protection Area; g. Detail any facilitation pruning that may be required. The specification for tying back and/or pruning must be measurable and prepared by a suitably qualified Arboriculturalist or Arboricultural Contractor. All tree work must be undertaken in accordance with BS3998:2010 Tree work. Recommendations. unless approved by the Councils Arboricultural Officer; h. Confirmation of the appointment of an Arboricultural Consultant for the duration of the development; a schedule of inspections to ensure an auditable monitoring and supervision programme; and a timetable for submission to the Local Planning Authority. 2. The development shall not be implemented other than in accordance with the approved AMS. REASON: To ensure that the tree(s) are not 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.
