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
Conversion of the ground floor Class E building into three residential units (Use Class C3), providing three 1-bedroom dwellings (2 x 1-person and 1 x 2-person), together with associated refuse and cycle storage facilities.
Proposal details
- Reference
- PA26/2528
- Alternative references
- PP-15079926
- Ward
- West Twickenham Ward [WTK]
- Agent
- Staff
- UPRN
- 100023401403
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Sign in to view collected detailsDocuments 10 of 10
| Document | Published | Action |
|---|---|---|
| Application Form - Without Personal DataApplication Form - Redacted | 20 Jul 2026 | View |
| Preliminary Risk Assessment: Desk StudyReport | 20 Jul 2026 | View |
| Flood risk assessmentReport | 20 Jul 2026 | View |
| Existing/Proposed PlansSuperseded Drawing | 20 Jul 2026 | View |
| ElevationsSubmitted Drawing | 20 Jul 2026 | View |
| Covering letterCovering letter | 20 Jul 2026 | View |
| Transport assessmentReport | 20 Jul 2026 | View |
| Existing/Proposed PlanSubmitted Drawing | 16 Sept 2026 | View |
| decisionDecision Notice | 16 Sept 2026 | View |
| Officer reportReport | 17 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.
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 sourceDecision due 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 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
- Development under Schedule 2, Part 2 Class MA is permitted subject to the condition that:- a) The development shall be carried out in accordance with the information submitted to the local planning authority; b) The development under Class MA must be completed within a period of 3 years starting with the date the prior approval is granted; c) Any building permitted to be used as a dwellinghouse by virtue of Class MA is to remain in use as a dwellinghouse within the meaning of Class C3 of Schedule 1 to the Use Classes Order and for no other purpose, except to the extent that the other purpose is ancillary to the use as a dwellinghouse. 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. - Covering Letter prepared by JLA (ref BS/JL/623) - Preliminary Risk Assessment prepared by ArbTech - Flood Risk Assessment - Transport Technical Note prepared by Kronen (ref P2607.1 38) - Elevations (HAM-26-01-03) Received by council 20 July 2026 - Existing and Proposed Plans (HAM026-01-02 rev. C) Received by council 16 September 2026 REASON: To accord with the terms of the application, for the avoidance of doubt and in the interests of proper planning.
- No refuse, recycling or waste material of any description shall be left or stored anywhere on the site other than within a building or refuse enclosure. REASON: To safeguard the appearance of the property and the amenities of the area.
- None of the buildings hereby approved shall be occupied until arrangements for the storage and disposal of refuse/waste/recycling have been made in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Such drawings to show position, size, design, materials, finishes and signage thereof. REASON: To safeguard the appearance of the property and the amenities of the area, and to accord with policy to encourage the recycling of appropriate waste products.
- Cycle parking facilities shall be provided as part of the development hereby approved in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority, such drawings to show position, size, design, materials and finishes. The approved facilities shall be installed prior to the occupation of the first flat and shall be retained in situ thereafter. REASON: To accord with this Council's policy to encourage the recycling of appropriate waste products.
- Before the development hereby permitted begins a scheme shall be agreed in writing with the local planning authority and be put in place to ensure that, with the exception of disabled persons, no resident/commercial occupier of the development shall obtain a resident/commercial parking permit within any controlled parking zone which may be in force in the area at any time, nor a season ticket/enter into a contract to park in any car park controlled by the Council. REASON: To ensure that the development does not generate an increased demand for on-street car parking to the detriment of the free flow of traffic, the conditions of general safety along the neighbouring highways, the amenity of the area and to accord with the Councils car parking policy and standards.
- 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.
- 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 acceptable as submitted, and approved without delay * 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 * The application was recommended for approval and referred to the first available Planning Committee, where the agents / applicants had an opportunity to present the case.
- If you wish to name or number a new development, sub-divide an existing property, or change the name or number(s) of an existing property or development, you will need to apply to the London Borough of Richmond Upon Thames. Further details of this process, fees, and the necessary information and forms that need to be submitted can be found on the Council's website https://www.richmond.gov.uk/street_numbering_and_naming.
- This planning permission has a Section 106 Agreement which must be read in conjunction with it.
