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 extension. New mansard roof extension with dormer windows. Existing single glazed windows to be replaced with double-glazed casement windows. Façade alterations.
Proposal details
- Reference
- PA26/2307
- Alternative references
- PP-14752490
- Ward
- Barnes Ward [BRN]
- Agent
- Ellis
- UPRN
- 100022301701
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Sign in to view collected detailsDocuments 27 of 27
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 1 Jul 2026 | View |
| Location & Block Plans 869-001Submitted Drawing | 1 Jul 2026 | View |
| Additional plansOther plans | 1 Jul 2026 | View |
| Additional plansOther plans | 1 Jul 2026 | View |
| Daylight or sunlight assessmentReport | 1 Jul 2026 | View |
| Reasonable Exception StatementReport | 1 Jul 2026 | View |
| Arboricultural ReportReport | 1 Jul 2026 | View |
| Flood risk assessmentReport | 1 Jul 2026 | View |
| Design and access statementReport | 1 Jul 2026 | View |
| Planning statementReport | 1 Jul 2026 | View |
| Community Infrastructure Levy - Completed formCommunity Infrastructure Levy Form | 1 Jul 2026 | View |
| Existing Ground Floor Plan 869-002Submitted Drawing | 1 Jul 2026 | View |
| Existing First Floor Plan 869-003Submitted Drawing | 1 Jul 2026 | View |
| Existing Loft Plan 869-004Submitted Drawing | 1 Jul 2026 | View |
| Existing Roof Plan 869-005Submitted Drawing | 1 Jul 2026 | View |
| Existing Elevations 869-006Submitted Drawing | 1 Jul 2026 | View |
| Existing Section AA & BB 869-007Submitted Drawing | 1 Jul 2026 | View |
| Proposed Ground Floor Plan 869-120Submitted Drawing | 1 Jul 2026 | View |
| Proposed First Floor Plan 869-121Submitted Drawing | 1 Jul 2026 | View |
| Proposed Loft Plan 869-122Submitted Drawing | 1 Jul 2026 | View |
| Proposed Roof Plan 869-123Submitted Drawing | 1 Jul 2026 | View |
| Proposed Elevations Sheet 1 869-124Submitted Drawing | 1 Jul 2026 | View |
| Proposed Elevations Sheet 2 869-125Submitted Drawing | 1 Jul 2026 | View |
| Proposed Sections Sheet 1 869-126Submitted Drawing | 1 Jul 2026 | View |
| Proposed Sections Sheet 2 869-127Submitted Drawing | 1 Jul 2026 | View |
| decisionDecision Notice | 20 Aug 2026 | View |
| Officer reportSubmitted Drawing | 20 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.
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 sourcePublicity 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 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.
- The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable: 869-001 - Location Plan and Site Block Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-002 - Existing Ground Floor Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-003 - Existing First Floor Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-004 - Existing Loft Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-005 - Existing Roof Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-006 - Existing Elevations - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-007 - Existing Section AA & BB - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-120 - Proposed Ground Floor Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-121- Proposed First Floor Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-122 - Proposed Loft Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-123 - Proposed Roof Plan - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-124 - Proposed Elevations Sheet 1 - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-125 - Proposed Elevations Sheet 2 - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-126 - Proposed Sections Sheet 1 - Prepared by Jones Lambell Ellis Studio - Dated June 2026 869-127 - Proposed Sections Sheet 2 - Prepared by Jones Lambell Ellis Studio - Dated June 2026 REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- 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.
- 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.
- Non-road mobile machinery 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.
- 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.
- {\b Reason for granting:} The proposal has been considered in the light of the Development Plan, comments from statutory consultees and third parties (where relevant) and compliance with Supplementary Planning Guidance as appropriate. It has been concluded that there is not a demonstrable harm to interests of acknowledged importance caused by the development that justifies withholding planning permission. {\b Principal Policies:} Where relevant, the following have been taken into account in the consideration of this proposal:- Local Plan Policies: LP8, LP28, LP29, LP31, LP33, LP42 & LP46 Supplementary Planning Guidance: House Extension and External Alterations & Barnes Village Plan Other Local Strategies or Publications: CA16 - Thorne Passage Conservation Area Statement & CA16 - Thorne Passage Conservation Area Study {\b Building Regulations:} The applicant is advised that the erection of new buildings or alterations to existing buildings should comply with the Building Regulations. This permission is NOT a consent under the Building Regulations for which a separate application should be made. For application forms and advice please contact the Building Control department, 2nd floor, Civic Centre, 44 York Street, Twickenham, TW1 3BZ. (Tel: 020 8891 1411). If you alter your proposals in any way, including to comply with the Building Regulations, a further planning application may be required. If you wish to deviate in any way from the proposals shown on the approved drawings you should contact the Development Management department, 2nd floor, Civic Centre, 44 York Street, Twickenham, TW1 3BZ. (Tel: 020 8891 1411). {\b Damage to the public highway:} Care should be taken to ensure that no damage is caused to the public highway adjacent to the site during demolition and (or) construction. The Council will seek to recover any expenses incurred in repairing or making good such damage from the owner of the land in question or the person causing or responsible for the damage. BEFORE ANY WORK COMMENCES you MUST contact the London Borough of Richmond upon Thames, 44 York Street, Twickenham TW1 3BZ, Telephone 020 8891 1411 to arrange a pre-commencement photographic survey of the public highways adjacent to and within the vicinity of the site. The precondition survey will ensure you are not charged for any damage which existed prior to commencement of your works. If you fail to contact us to arrange a pre commencement survey then it will be assumed that any damage to the highway was caused by your activities and you will be charged the full cost of repair. Once the site works are completed you need to contact us again to arrange for a post construction inspection to be carried out. If there is no further damage then the case will be closed. If damage or further damage is found to have occurred then you will be asked to pay for repairs to be carried out. {\b Noise control - Building sites:} The attention of the applicant is drawn to the requirements of Section 60 of the Control of Pollution Act 1974 in respect of the minimisation of noise and vibration on construction and demolition sites. Application, under section 61 of the Act for prior consent to the works, can be made to the Environmental Health department. Under the Act the Council has certain powers to control noise from construction sites. Typically the council will limit the times during which sites are permitted to make noise that their neighbours can hear. For general construction works the Council usually imposes (when necessary) the following limits on noisy works:- Monday to Friday 8am to 6pm Saturdays 8am to 1pm Sundays and Public Holidays - No noisy activities allowed Applicants should also be aware of the guidance contained in British Standard BS 5228-1:2009+A1:2014 - Noise and vibration control on construction and open sites. Any enquiries for further information should be made to the Noise & Nuisance Team, Regulatory Services Partnership NoiseandNuisance@merton.gov.uk.
- The applicant is advised to discuss the proposed development with adjoining occupants prior to commencement of works. The applicant is also reminded of the requirements set out under the Party Wall Act 1996, further details can be accessed from link below: https://www.richmond.gov.uk/services/environment/building_control/building_regulations_explained/party_wall_act_1996
- 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 ‘Arboricultural Report ref: GRS.6.25, dated 19/02/2026’, unless otherwise previously agreed in writing with the local planning authority Arboricultural Officer. 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 Arboricultural Officer. C. Illustrated monitoring reports concerning the condition of retained trees shall be submitted to and approved by the Local Planning Authority Arboricultural Officer, 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) 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. (B) 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.
