PLANNING CONSULTANTS · RICHMOND UPON THAMES
Planning consultants in Richmond upon Thames
We prepare and coordinate the planning case and specialist reports for sites in Richmond upon Thames covering Richmond, Twickenham, Teddington, Kew, Barnes and East Sheen. This page sets out what London Borough of Richmond upon Thames asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Richmond upon Thames
judges you against.
Validation list. Local Validation Checklist for All Applications (Version 1) (2026-02-20 (agreed 19 Feb 2026, in effect 20 Feb 2026)). An application missing a required document can be made invalid, which delays the decision.
Development plan. Richmond Local Plan 2024-2039 (adopted, 2025); London Plan 2021 (adopted, 2021).
National policy. The National Planning Policy Framework and, for every London council, the London Plan 2021 sit alongside the local plan.
LOCAL PLANNING POINTS
Things that shape applications in Richmond upon Thames.
Checked against the council's published policy and guidance. Each point links to its source.
- A new Richmond upon Thames Local Plan (2024 to 2039) was adopted on 7 October 2025. Source
- Single-storey rear extensions are usually acceptable if they project no more than 3m on terraced houses, 3.5m on semi-detached houses and 4m on detached houses, as a starting point that depends on the site (House Extensions and External Alterations SPD, 2015). The SPD predates the 2025 Local Plan. Source
- Dormer windows and other roof extensions must not project above the ridgeline, and raising the ridge of the house is normally unacceptable (House Extensions and External Alterations SPD, 2015). Source
- There are 85 conservation areas in the borough. Source
- An Article 4 direction on changing commercial, business and service uses to homes came into force on 29 July 2022 and remains in force; the older office-to-residential directions expired in 2022. Source
- Article 4 direction: Basements. Basement and other underground development under houses needs planning permission across the whole borough (two directions: greatest flood hazard areas and the rest of the borough). Source
- Article 4 direction: Commercial to residential. Changing commercial, business and service premises (Class E) to homes needs planning permission in 62 defined areas: the five town centres, local and neighbourhood centres, local parades, industrial estates and business parks. Source
- Article 4 direction: Conservation area directions. Many conservation-area directions apply only to listed properties on particular streets, not the whole area; check the council's list for your address. Source
- 42 further Article 4 directions apply to particular areas or conservation areas. Council list
REPORTS RICHMOND UPON THAMES ASKS FOR
Richmond upon Thames's validation list, report by report.
Which of these your application needs depends on the project and the site. In Richmond upon Thames, extra reports are triggered most often by near a listed building, archaeological priority areas, large sites, protected species, close neighbours, a listed building. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Biodiversity Net Gain Statement and Statutory Biodiversity Metric | Required | Every application must address BNG, explaining any claimed exemption; the council also strongly recommends a draft gain plan and habitat plan for majors.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Richmond Local Plan Policy 39 |
| Outline Construction Logistics Plan | Required | Required for all major development.Applies to: major schemes | Richmond Local Plan Policy 48 |
| Energy Statement | Required | Required for any new dwelling and non-residential schemes over 100 sq m; also covers water use and heat network feasibility for 10+ homes or 500 sq m+ in Heat Network Priority Areas.Applies to: one new home, 2 to 9 homes, major schemes, commercial | Richmond Local Plan Policies 3, 4, 5, 6 |
| Fire Safety Strategy or Reasonable Exception Statement | Required | All development needs a fire safety strategy, or a reasonable exception statement where appropriate, to meet London Plan D12(A).Applies to: all applications | Richmond Local Plan Policies 44, 45; London Plan D12(A) |
| Planning Statement | Required | Required for all major development; encouraged for other schemes to cover matters not in the DAS.Applies to: major schemes | Development Plan |
| Air Quality Assessment (including Air Quality Neutral) | Where relevant | Required for all majors, which must include an Air Quality Neutral assessment, and for some minor schemes in or next to an Air Quality Focus Area.Applies to: major schemes, one new home, 2 to 9 homes, changes of use | Richmond Local Plan Policies 19, 53 |
| Arboricultural Impact Assessment with Tree Survey (plus draft Tree Protection Plan and Method Statement) | Where relevant | Required where trees are on or next to the site, street trees included, prepared to BS 5837:2012; a protection plan and method statement follow where conflicts exist.Applies to: all applications | Richmond Local Plan Policy 42 |
| Basement Assessment (screening and Basement Impact Assessment) | Where relevant | Basements in groundwater or throughflow zones, or where groundwater susceptibility is 25%+, need a screening assessment followed by a full BIA if required.Applies to: basements | Richmond Local Plan Policies 8, 54 |
| Contaminated Land Assessment | Where relevant | Required on known or suspected contaminated land where groundworks or more sensitive uses are proposed, including one or more new dwellings.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Richmond Local Plan Policy 53 |
| Daylight, Sunlight and Overshadowing Assessment | Where relevant | Required for all majors and any proposal that may harm daylight or sunlight to the host or neighbouring buildings, or overshadow gardens and outdoor spaces.Applies to: all applications | Richmond Local Plan Policy 46 |
| Design & Access Statement | Where relevant | Required for all major development, for listed building consent, and in a conservation area or World Heritage Site for 1+ dwellings or 100 sq m+ of floorspace, householder schemes included.Applies to: all applications | Richmond Local Plan Policy 44 |
| Ecological Reports & Surveys (PEA / EcIA) | Where relevant | Required in or next to nature conservation sites, or where priority habitats or protected species are likely; BNG-exempt schemes provide an ecological enhancement statement instead.Applies to: all applications | Richmond Local Plan Policies 34, 39 |
| Financial Viability Statement | Where relevant | Required where a scheme follows the viability-tested route or does not deliver policy-compliant affordable housing or obligations.Applies to: major schemes, 2 to 9 homes | Richmond Local Plan Policy 11 |
| Flood Risk Assessment | Where relevant | Required in Flood Zones 2/3, on 1 ha+ sites in Zone 1, where surface, ground or sewer water flood risk is evident, and for basements in groundwater zones; small householder extensions in Zones 2/3 may use the council's declaration form.Applies to: all applications | Richmond Local Plan Policy 8 |
| Heritage Statement | Where relevant | Required where proposals affect a listed building, conservation area, World Heritage Site, registered park, scheduled monument, Building of Townscape Merit or Archaeological Priority Area, or their settings.Applies to: all applications | Richmond Local Plan Policies 29, 30 |
| Archaeological Assessment | Where relevant | Required for major development in an Archaeological Priority Area, any site over 0.5 ha, and some smaller schemes in those areas.Applies to: major schemes, 2 to 9 homes, one new home, commercial, basements | Richmond Local Plan Policy 33 |
| Lighting Assessment | Where relevant | Required for floodlighting or external lighting on publicly accessible schemes, or near homes, heritage assets or nature conservation sites.Applies to: all applications | Richmond Local Plan Policies 19, 43 |
| Noise Assessment and/or Acoustic Design Statement | Where relevant | Required where noise is likely to be material, for noise-sensitive or noise-generating uses; compliant domestic heat pumps only need MCS evidence.Applies to: all applications | Richmond Local Plan Policies 19, 53 |
| Parking Survey | Where relevant | Needed where development may reduce on-street parking capacity and occupiers cannot be excluded from controlled parking zone permits.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial | Richmond Local Plan Policy 48 |
| Drainage Strategy incorporating SuDS | Where relevant | Required for all majors and for other schemes where there is flood risk or surface water runoff will change.Applies to: all applications | Richmond Local Plan Policy 8 |
| BREEAM Pre-Assessment | Where relevant | New-build homes, residential conversions and non-residential schemes of 500 sq m+ must show the required BREEAM or Home Quality Mark rating.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | Richmond Local Plan Policy 6 |
| Townscape and Visual Impact Assessment | Where relevant | Required for all major development, tall buildings (7+ storeys or 21 m+, whichever is lower) and schemes that could harm designated views.Applies to: major schemes, 2 to 9 homes, commercial | Richmond Local Plan Policies 31, 44, 45; London Plan D9 |
| Transport Statement / Transport Assessment | Where relevant | For homes, a Transport Statement is needed for 10-79 dwellings and a full Transport Assessment for 80+; office and retail floorspace thresholds are set in Appendix 2.Applies to: major schemes, commercial, changes of use | Richmond Local Plan Policy 47 |
| Travel Plan (Statement or Full) | Where relevant | A Travel Plan Statement is needed for 10-79 dwellings and a full Travel Plan for 80+, with floorspace thresholds for other uses.Applies to: major schemes, commercial | Richmond Local Plan Policy 47 |
| Whole Life-Cycle Carbon Assessment (and Circular Economy Statement) | Where relevant | Required for schemes of 10+ dwellings, non-residential of 500 sq m+ GIA, or GLA-referable schemes, alongside a Circular Economy Statement.Applies to: major schemes, commercial | Richmond Local Plan Policy 7; London Plan SI 7 |
OUR SERVICES IN RICHMOND UPON THAMES
Every report, one coordinated team.
All 54 services are available for sites in Richmond upon Thames. Prices are starting estimates; we confirm the fee in writing before appointment.
Planning & strategy
Heritage & townscape
Water & ground
Environment & amenity
Ecology & landscape
Energy & sustainability
Transport & viability
Structure, basements & ground
- Structural feasibility notes
- Structural planning statements
- Basement impact assessments
- Basement construction method statements
- Ground movement assessments
- Groundwater & hydrology screening
- Geotechnical desk studies
- Ground investigation reports
- Slope stability assessments
- Retaining wall assessments
- Demolition & construction method statements
- Construction management plans
- Structural reuse & retrofit appraisals
- Structural condition discharge statements
Neighbouring councils
YOUR QUESTIONS ANSWERED
Planning in Richmond upon Thames: FAQs
Still have a question?
Tell us about the site and we will confirm what Richmond upon Thames will need and what it should cost.
Make an enquiryWhich reports does Richmond upon Thames require for a house extension?
Richmond upon Thames's validation list requires Fire Safety Strategy or Reasonable Exception Statement for householder applications, before any site constraints are taken into account. Constraints such as a conservation area, flood zone or protected trees add further reports. Our application checker lists them for your address.
How up to date is Richmond upon Thames's validation list?
The list we use is "Local Validation Checklist for All Applications (Version 1)", dated 2026-02-20 (agreed 19 Feb 2026, in effect 20 Feb 2026). Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Richmond upon Thames?
Yes. We work across the whole of Richmond upon Thames, including the postcode districts KT1, SW13, SW14, TW1, TW2, TW4, TW9, TW10, TW11, TW12 and areas such as Richmond, Twickenham, Teddington, Kew, Barnes and East Sheen.
Where are you based?
Our office is at Unit D New Wave House, 4 Humber Road, London NW2 6DW, and we work on sites across all 32 London boroughs, the City of London and OPDC.
YOUR NEXT STEP
Planning an application in Richmond upon Thames?
Tell us about the site and what you want to build. We will tell you which reports Richmond upon Thames is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.