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
Single Storey Front/Side/Rear Extensions, Front Porch and Detached Outbuilding
Proposal details
- Reference
- PA26/2236
- Alternative references
- PP-15038451
- Ward
- Fulwell & Hampton Hill Ward [FLW]
- Agent
- Ganatra
- UPRN
- 100022279098
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Sign in to view collected detailsDocuments 19 of 19
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 25 Jun 2026 | View |
| Location & Block PlanSubmitted Drawing | 25 Jun 2026 | View |
| Planning statementPlanning Statement | 25 Jun 2026 | View |
| fire safety statementPlanning Statement | 25 Jun 2026 | View |
| Flood risk assessmentSite Specific Flood Risk Assessment | 25 Jun 2026 | View |
| Biodiversity survey and reportBiodiversity Survey and Report | 25 Jun 2026 | View |
| Biodiversity survey and reportBiodiversity Survey and Report | 25 Jun 2026 | View |
| Existing Ground Floor PlanSuperseded Drawing | 25 Jun 2026 | View |
| Existing ElevationsSuperseded Drawing | 25 Jun 2026 | View |
| Proposed Ground Floor PlanSuperseded Drawing | 25 Jun 2026 | View |
| Proposed ElevaitonsSuperseded Drawing | 25 Jun 2026 | View |
| Proposed Cross SectionsSuperseded Drawing | 25 Jun 2026 | View |
| Proposed Outbuilding Plans & ElevaitonsSuperseded Drawing | 25 Jun 2026 | View |
| Arboricultural Planning ReportReport | 22 Jul 2026 | View |
| CILCIL Form | 22 Jul 2026 | View |
| Updated plansetSuperseded Drawing | 8 Sept 2026 | View |
| Updated plansetRevised Drawing | 18 Sept 2026 | View |
| Officer reportReport | 23 Sept 2026 | View |
| decisionDecision Notice | 23 Sept 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 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
- Some reports are titled 1 and 2 Greenwood land as per previous joint application, if these can be pertained only to application site.
- You are required to complete the Community Infrastructure Levy form (CIL) Please find the link below to the form and additional information guidance. http://www.planningportal.gov.uk/uploads/1app/forms/cil_questions.pdf http://www.planningportal.gov.uk/uploads/1app/cil_guidance.pdf
- 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 hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable. - 1greenwood ane/2026/01, 1greenwood ane/2026/02, 1greenwood ane/2026/03 rev. A, 1greenwood ane/2026/04 rev. A, 1greenwood ane/2026/04A rev. A, 1greenwood ane/2026/04B rev. A and 1greenwood ane/2026/05 recevied by council 18 September 2026. - 1greenwood ane/2026/06 received by council 25 June 2026. - Ecological Assessment (ECO3757) received by council 25 June 2026. - Arboricultural Planning Report (25 2810 ERD Greenwood Lane, Hampton 2025-07-18 v1) received by council 22 June 2026. - Flood Risk Assessment received by council 25 june 2026. REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- The development must be carried out in accordance with the provisions of the Fire Safety Strategy received 25 June 2026 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.
- 1. The development hereby approved shall not be implemented other than in accordance with the principles and methodology as described within the approved Arboricultural details ‘Arboricultural Planning Report ref: 25 2810 ERD Greenwood Lane, Hampton 2025-07-18 v1, dated 18/07/2025’, unless otherwise previously agreed in writing with the local planning authority. 2. 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. 3. 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.
- 1. No later than 14 days prior to the implementation of the Tree Protection, 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 on the agreed date. 2. Minutes from the meeting must be prepared, submitted to and approved by the Local 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.
- Prior to the commencement of the development hereby approved above slab level, an ecological enhancement scheme in accordance with the recommendations of the Ecological Assessment (ref no. ECO3757, dated 27 October 2025) 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 occupation of the development, unless previously agreed in writing with the local planning authority. REASON: To enhance nature conservation interest.
- Informative: Ecological Enhancements The applicant is advised that in seeking to discharge details under condition “ecological enhancements” to: a) Include 1 no bat boxes b) Include 1 no swift brick or house sparrow nest terrace box per dwelling. b) Ensure all walls/fences have mammal holes to allow continued movement of wildlife c) Ensure all soft planting is wildlife friendly
- External Lighting 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, watercourses or potential roost features. REASON: To safeguard the ecology of the site and protect/safeguard the amenities of the locality.
- 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 discharging details of external lighting, 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, watercourses or potential roost features and/or will adequately safeguard the ecology of the site.
- Bats Should bats be seen during demolition work all works must stop immediately and Natural England, 0300 060 3900 or the Bat Conservation Trust, 0345 1300 228 contacted for advice. https://www.bats.org.uk/advice/im-working-on-a-building-with-bats/ive-found-a-bat-during-works Nesting Birds Should nesting birds be identified during any stage of the construction or demolition phase of the development, any works which may result in the destruction or disturbance of a nest must be postponed until all nests are no longer active. It is recommended that an Ecologist is contacted for advice. Works to buildings should consider the potential for presence of species such as swifts, house sparrows and starlings. Particular care should be taken during the months of March through to September. Nesting opportunities should be reprovided where appropriate through the installation of nesting boxes or nesting bricks.
- In accordance with section DM3 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
