Richmond upon Thames is the only London borough that spans both banks of the Thames. It has exceptionally high environmental quality — with Richmond Park (a Royal Park), Kew Gardens (World Heritage Site), and extensive riverside conservation areas. The council has its own Basement Assessment User Guide (2021), and flood risk near the Thames is a significant planning constraint for many properties. Conservation area coverage is among the highest for an outer-London borough.
Common projects that may be straightforward when they fit within PD limits and local constraints.
These are the usual reasons planning permission becomes more likely in Richmond upon Thames.
The biggest drivers of approval are the exact proposal (dimensions and design) and the exact site constraints (designation, conditions, neighbour impacts). Use borough context as a starting point, then validate it with address-level checks and nearby precedents.
Projects that stay modest in size, match materials, and avoid obvious neighbour impacts are more likely to be straightforward — even before you consider borough-specific policies.
Conservation areas, listed buildings, Article 4 directions, flood risk and TPOs can flip the answer. Address-level checks stop you wasting money on the wrong scheme.
The fastest signal is what the council has approved or refused on comparable streets nearby. Precedent does not guarantee success, but it helps you shape a lower-risk design.
Basement proposals are highly site-specific. Always validate with an address-level check and professional advice.
Check my propertyCouncils rarely refuse the “idea” of an extension or loft conversion — refusals are usually about scale, design, neighbour impacts, and policy/designation conflicts. When you run a check, CanUBuild shows nearby approvals and refusals so you can see what has worked locally.
An invalid application cannot be registered. Use this checklist to ensure your submission is complete before you pay the fee.
Requirements can change — always verify the current validation checklist on the Richmond upon Thames Council website before submitting.
Search the address, choose your project type, and get an answer based on permitted development rules, local constraints, and nearby precedent decisions.
Yes — many properties near the Thames in Richmond, Twickenham, and Ham are in Flood Zone 2 or 3. Extensions and basements in these areas require a Flood Risk Assessment, and the council will apply sequential and exception tests where relevant.
Richmond's Basement Assessment User Guide (2021) sets out what evidence the council expects for basement applications — including structural, drainage, tree, and neighbour impact assessments. It is the key reference document for any basement proposal in the borough.
Yes — the view from Richmond Hill across the Thames bend is protected by the Richmond, Ham and Petersham Open Spaces Act 1902 and is the only view in England protected by primary legislation. Development that would harm this view will be refused.
Conservation areas in Richmond carry standard restrictions — certain rear extensions, roof works, and cladding changes that would otherwise be PD require planning permission. Given the high CA coverage in Richmond, always check your specific address before assuming PD applies.
Last reviewed: 2026-03 · This guide is for general information only. Always verify with Richmond upon Thames Council or a qualified planning consultant before making decisions.