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 planning reference 24/2033/HOT to vary the Decision Drawings condition U0197297; to allow for change to the external appearance and fenestration arrangement, along with reduction in the depth of the rear extension from 4m to 3.6m.
Proposal details
- Reference
- PA26/2139
- Alternative references
- PP-15014772
- Ward
- Hampton Wick & South Teddington Ward [HPK]
- Agent
- Merrony
- UPRN
- 100022288700
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Sign in to view collected detailsDocuments 9 of 9
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 17 Jun 2026 | View |
| PROPOSED SITE PLANSubmitted Drawing | 17 Jun 2026 | View |
| PROPOSED GROUND FLOOR PLANSubmitted Drawing | 17 Jun 2026 | View |
| PROPOSED FIRST FLOOR PLANSubmitted Drawing | 17 Jun 2026 | View |
| PROPOSED LOFT FLOOR & ROOF PLANSubmitted Drawing | 17 Jun 2026 | View |
| PROPOSED ELEVATIONS 1Submitted Drawing | 17 Jun 2026 | View |
| PROPOSED ELEVATIONS 2Submitted Drawing | 17 Jun 2026 | View |
| PROPOSED ELEVATIONS 3Submitted Drawing | 17 Jun 2026 | View |
| DecisionDecision Notice | 13 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 application 24/2033/HOT was approved, being 27 January 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 development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable. 2023/18/PE01 - Rev A - Existing Site Plan - 09.08.24 2023/18/PE02 - Rev A - Existing Ground Floor Plan - 09.08.24 2023/18/PE03 - Rev A - Existing First Floor and Roof Plan - 09.08.24 2023/18/PE04 - Rev A - Existing Elevations I - 09.08.24 2023/18/PE05 - Rev A - Existing Elevations II - 09.08.24 2023/18/PE06 - Rev A - Existing Elevations III - 09.08.24 2023/18/PE07 - Rev A - Existing Ground Floor Demolition Plan - 13.08.24 2023/18/PE08 - Rev A - Existing First Floor and Demolition Plan - 13.08.24 Flood Risk Assessment - Rev A - Simon Merrony Architects 2023/18/PP01 - Rev D - Proposed Site Plan - 17.06.26 2023/18/PP02 - Rev D - Proposed Ground Floor Plan - 17.06.26 2023/18/PP03 - Rev D - Proposed First Floor Plan - 17.06.26 2023/18/PP04 - Rev D - Proposed Loft Floor and Roof Plan - 17.06.26 2023/18/PP05 - Rev D - Proposed Elevations I - 17.06.26 2023/18/PP06 - Rev D - Proposed Elevations II - 17.06.26 2023/18/PP07 - Rev D - Proposed Elevations III - 17.06.26 REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning
- 1. Prior to the commencement of development hereby approved, a tree planting scheme shall be submitted to and approved in writing by the local planning authority. This scheme shall be written in accordance with the British Standard 5837:2012 Trees in relation to design, demolition and construction - Recommendations (sections 5.6) and BS 8545:2014 Trees: from nursery to independence in the landscape - Recommendations, and include: A) Details of the quantity, size, species, and position of each individual tree. B) An indication of how they integrate with the proposal in the long term with regard to their mature size. C) Planting specification and methodology including soil volume calculations and incorporating root deflection measures (Where necessary) D) Proposed time of planting (season) E) 5-year aftercare, maintenance and management programme. 2. Written and photographic confirmation of the tree planting, as specified in the approved Tree Planting Scheme, to be submitted at the conclusion of the project and approved in writing by the local planning authority. 3. If within a period of 5 years from the date of planting that tree or any tree planted in replacement for it, is removed, uprooted, destroyed or dies (or, in the opinion of the local planning authority becomes seriously damaged) then the tree shall be replaced to reflect the specification of the approved planting scheme in the next available planting season or in accordance with a timetable agreed in writing with the local planning authority. REASON: To safeguard the appearance of the locality and maintain tree cover through appropriate replacement planting.
- 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 'Tree Survey Arboricultural Implications Report Ref: TC-TSAIR-240729, dated 29/07/2024', 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.
- Prior to the commencement of the development hereby approved above slab level, an ecological enhancement scheme in accordance with the recommendations of the Ecology Partnership Preliminary Roost Assessment (dated November 2024) shall 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 completion of the development, unless previously agreed in writing with the local planning authority. REASON: To enhance nature conservation interest.
- Any external illumination of the premises shall not be carried out except in accordance with details to be submitted to and approved in writing by the Local Planning Authority, such details to include the method, intensity, siting and technical specifications. The details shall demonstrate that there is no upward lighting and/or lighting onto the open sky, trees, or potential roost features. REASON: To safeguard the ecology of the site and protect/safeguard the amenities of the locality.
- No development shall take place, including any works of demolition, until a detailed Construction Ecological Management Plan (or similar) 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. Reason: To prevent harm to wildlife and protect existing biodiversity.
- No new external finishes (including fenestration), including works for making good, shall be carried out other than in materials to match the existing unless specified otherwise on the approved drawings/application form/Design and Access Statement. REASON: To ensure that the proposed development is in keeping with the existing building(s) and does not prejudice the appearance of the locality.
- The proposed first floor and loft floor windows in the southern elevation of the building 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. This does not include the existing first floor window to bedroom 2. REASON: To ensure that the proposed development does not prejudice the amenities of adjoining occupiers.
- 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.
- The development must be carried out in accordance with the provisions of the Reasonable Exception Statement prepared by Simon Merrony Architects 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.
- 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.
- This is to advise that conditions U0197298 Tree Planting Scheme Required, U0197299 Submitted Arboricultural details, U0197300 Ecological Enhancements, and U0197302 Construction Ecological Management Plan, of planning permission 24/2033/HOT have already been discharged by application PA26/0748 and do not need to be re-discharged under this application.
- The applicant is advised that in seeking to discharge details under condition 'ecological enhancements' to: a) Include 2 bat boxes or bat roof slips as desired b) Ensure all walls/fences have mammal holes to allow continued movement of wildlife c) Ensure all soft planting is wildlife friendly
- The applicant is advised that all lighting should comply with CIBSE guide LG6 and ILP/BCT Bat Guidance note 8 (or as superseded). Lux contour plans may be required to satisfactorily demonstrate that there is no upward lighting and/or lighting onto the open sky, trees, or potential roost features and/or will adequately safeguard the ecology of the site. Specifically there must be no light spillage on adjacent trees.
- 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 acceptable as submitted
