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Borough guide · 2026

Planning Permission in Richmond upon Thames

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.

Check my property in Richmond upon ThamesLearn permitted development

What you can usually build

Common projects that may be straightforward when they fit within PD limits and local constraints.

Rear extensions on Victorian and Edwardian houses
Rear dormer loft conversions
Basement extensions (assessed under the Basement Assessment User Guide)
Garden studios and outbuildings (garden archaeology is relevant near the Thames)

Common restrictions to watch

These are the usual reasons planning permission becomes more likely in Richmond upon Thames.

Flood risk is a significant constraint for many properties near the Thames — a Flood Risk Assessment may be required for extensions or basements.
The Richmond Hill protected view is a statutory constraint: development that would harm the view from the terrace looking across the Thames bend is controlled by the Richmond Hill Act.
Kew World Heritage Site buffer zone may require views assessments for proposals in nearby streets.
Richmond's Basement Assessment User Guide (2021) sets out what evidence is required for basement proposals, including tree and garden impact assessment.
TPO trees are widespread in the borough — Richmond is one of London's greenest boroughs and tree works require careful checking.
Approval likelihood

Borough rules are only half the story

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.

Keep it within the PD envelope

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.

Check constraints early

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.

Use nearby precedent

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.

Local note (basements)
Richmond upon Thames basement guidance snapshot
Source: Richmond Local Plan; Basement Assessment User Guide (2021)
Garden excavation and tree impacts are common issues that need to be addressed.
Expect evidence on daylight, outlook, and living conditions where basements are habitable.

Basement proposals are highly site-specific. Always validate with an address-level check and professional advice.

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Recent trends

What tends to matter in real decisions

Councils 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.

Depth/height/storeys relative to neighbours (overshadowing and outlook).
Front-facing changes in sensitive streetscapes or conservation areas.
Boundary relationships, privacy impacts, and overlooking windows/terraces.
Trees, flood risk, and other constraints that trigger extra evidence.
Whether similar schemes nearby were approved or refused (and why).
Validation checklist

What Richmond upon Thames Council typically requires

An invalid application cannot be registered. Use this checklist to ensure your submission is complete before you pay the fee.

Typical validation requirements
  • Completed application form and ownership certificate
  • Location plan and site plan
  • Existing and proposed drawings (all plans, all elevations, sections)
  • Design and Access Statement for conservation area applications
  • Heritage Statement for listed buildings
  • Flood Risk Assessment if the site is in Flood Zone 2 or 3 (many Thames-adjacent streets)
  • Basement Assessment (using the council's User Guide) for any basement proposals
  • Arboricultural survey and tree impact assessment if trees are present on or near the site
  • Views assessment if near the protected Richmond Hill view or Kew WHS
  • Correct planning fee

Requirements can change — always verify the current validation checklist on the Richmond upon Thames Council website before submitting.

Next step

Check your exact property in Richmond upon Thames

Search the address, choose your project type, and get an answer based on permitted development rules, local constraints, and nearby precedent decisions.

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FAQ

Questions people ask in Richmond upon Thames

Does flood risk affect planning applications in Richmond?

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.

What is the Basement Assessment User Guide in Richmond?

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.

Is the view from Richmond Hill protected?

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.

Can I build under PD in a Richmond conservation area?

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.