Richmond upon Thames Planning Consultant
Riverside villages, royal parks, a new plan
Richmond upon Thames is the only London borough on both banks of the Thames. It takes in Richmond Park, Bushy Park, Kew Gardens and Hampton Court, and a string of villages from Barnes and Mortlake to Teddington and Hampton. Open land and heritage shape almost every planning decision here.
Cedar Planning, led by Dan Malloy MRTPI, is a Norfolk-based Chartered consultancy working across England. We take on London instructions, including in south-west London, and arrange site visits in the borough as each job requires.
- RTPI Chartered
- Fixed-fee quotations
- Direct advice from a Chartered Planner
A newly adopted plan for Richmond
Richmond is one of the few London boroughs with a brand new development plan. The Richmond Local Plan 2024 to 2039 was adopted in October 2025, after the examining Inspectors reported on 19 August 2025 that it was sound with main modifications. It replaced the previous Local Plan and the Twickenham Area Action Plan of 2013.
The plan sets a housing requirement of 5,928 homes over fifteen years, stepped to reflect the London Plan target for the first ten years and a lower figure after that. Much of that supply is expected from small sites, which is why policies on infill, backland plots and small-scale development matter so much for local applicants.
Unusually, the plan is organised by place as well as by topic. Nine place-based strategies, PBS1 to PBS9, set out the character and priorities of areas from Hampton and Hampton Hill to Barnes. A proposal in Kew is read against PBS7, one in Twickenham against PBS3, alongside the borough-wide policies.
Because the plan is so recent, it carries full weight and there is little scope to argue that its policies are out of date. Applications need to engage with its wording directly, including the changes the Inspectors made during examination.
Basements need permission everywhere in the borough
Two Article 4 Directions, effective from 1 April 2018, remove permitted development rights for basements and subterranean works across Richmond, one for areas of greatest flood hazard and one for the rest. Policy 54 then sets the tests any basement application must meet.
What makes Richmond planning different
Policy 35 covers Green Belt, Metropolitan Open Land and Local Green Space, and Policy 36 protects Other Open Land of Townscape Importance, a local designation that often catches gardens and grounds.
Policy 32 protects the Royal Botanic Gardens, Kew and its setting, so height and massing in Kew, Richmond and across the river in Brentford can be questioned.
Policy 45 identifies zones where taller buildings may be suitable. Following the Inspectors' changes, proposals outside those zones will be resisted rather than refused outright.
Policies 40 and 41 deal with river corridors, moorings and floating structures, and much of the riverside from Hampton to Barnes needs flood risk assessment under Policy 8.
Our services in Richmond upon Thames
Each job is priced as a fixed-fee quotation. These services cover most of what Richmond clients ask us for.
Heritage Statements
Significance assessments for listed buildings and work in any of the 85 conservation areas, from Richmond Hill and Kew Green to Teddington Lock and Hampton Court.
View serviceHouseholder Applications
Extensions, basements and loft conversions in Twickenham, East Sheen and Barnes, designed around Policy 28 on local character and Policy 46 on amenity and living conditions.
View servicePlanning Applications
Small sites, infill and backland homes under Policies 15 and 16, with the relevant place-based strategy and any open land designation addressed from the start.
View servicePlanning Objections
Well-argued objections for residents facing development near their homes, citing the adopted plan's policies on character, open land and amenity.
View serviceClass MA Prior Approval
Commercial to residential conversions outside the 62 sites covered by the council's Article 4 Direction, checked against each site map and the national conditions.
View serviceDesign and Access Statements
Statements that explain how a scheme follows Policy 44 on the design process and responds to Richmond's street and riverside character.
View serviceThe policy framework in Richmond
The 2025 plan numbers its policies from Policy 1, on living locally and the 20-minute neighbourhood, to Policy 55 on implementation. Housing is covered by Policy 10 on new housing, Policy 11 on affordable housing, Policy 13 on housing mix and Policy 14 on loss of housing. Heritage runs from Policy 29 on designated assets to Policy 31 on views and vistas.
The Inspectors changed Policy 11 so that it follows the London Plan threshold approach in Policy H5, with 35 per cent affordable housing as the fast-track level and 50 per cent on public land and industrial sites. They also reduced the biodiversity net gain requirement to the statutory 10 per cent. Other London Plan policies often in play include G3 on Metropolitan Open Land and SI 12 on flood risk.
Richmond has charged its own Community Infrastructure Levy since 1 November 2014, alongside the Mayoral CIL. A revised Planning Obligations SPD was adopted on 26 March 2026 and works with the Affordable Housing SPD to set out Section 106 expectations.
Key policy areas we navigate
Subterranean work needs permission and must address flooding, structural stability, trees and neighbour impact, especially in areas of flood hazard.
New homes in rear gardens and gaps are tested on character, access, privacy and garden size, and OOLTI land adds another hurdle.
Protected views, including those from Richmond Hill and along the river, can limit height well away from the viewpoint itself.
Loss of essential local shops and office floorspace is resisted, which works alongside the commercial to residential Article 4 Direction.
A Consultancy That Works With You, For You
The new plan has fresh, fully weighted policies and a strong emphasis on character, open land and heritage. Applicants who rely on older assumptions, for example that height outside a zone can simply be justified by design, often find the policy wording has changed.
Overlapping controls are common. A single site in Teddington or Kew might sit in a conservation area, near OOLTI land, within a flood zone and inside a protected view, so a clear review of constraints before design starts saves time.
RTPI Chartered
Led by a Chartered member of the Royal Town Planning Institute with more than ten years of public and private-sector planning experience.
Honest Prospects
A realistic view of the planning risks and options before you commit time or money.
Fixed, Transparent Fees
Fixed-fee quotations agreed before work starts, so you know the cost from the outset.
Direct Access
You deal with the Chartered Planner doing the work, not an account manager.
Planning Consultants Across London
We cover every council area in London. See our main London planning consultants page.
Richmond upon Thames Planning FAQs
When did Richmond adopt its new Local Plan?
The Richmond Local Plan 2024 to 2039 was adopted in October 2025, following an Inspectors' report dated 19 August 2025. It replaced the earlier Local Plan and the Twickenham Area Action Plan and now carries full weight in decisions.
What is Other Open Land of Townscape Importance?
It is a local designation under Policy 36 for smaller open areas, such as private grounds, playing fields and large gardens, that add to the character of a place. Building on OOLTI land is normally resisted unless the open character is kept or improved.
Can I dig a basement under my Richmond house without permission?
No. Since 1 April 2018 two Article 4 Directions have removed permitted development rights for basements across the whole borough, so an application is always needed and Policy 54 applies.
Does Class MA apply to shops and offices in Richmond?
It does outside the 62 sites covered by the council's Article 4 Direction, which took effect on 29 July 2022 after the Secretary of State narrowed it. Those sites include town centres, local parades, industrial estates and business parks. Read more on Class MA.
Where are taller buildings allowed in the borough?
Policy 45 and Appendix 3 of the plan map tall and mid-rise building zones. Outside them, the Inspectors' wording means taller buildings will be resisted, and views towards Kew and from Richmond Hill remain a key test inside them.
Get a Free Quote
Tell us what you are trying to achieve and where the property or site is. We will give you an initial view and a fixed-fee quote.
Or email us at info@cedarplanning.co.uk with the relevant information.
Working on a project in Twickenham, Kew, Barnes or Teddington? Book a free 15-minute call, or see our heritage statements and Richmond objections pages.