Planning Permission in Richmond | Fixed-Fee Plans

No Article 4 Direction covers Richmond upon Thames, which keeps the Richmond permitted-development route open on unlisted houses. The prevailing character of Richmond — Georgian centre, riverside conservation — sets what Richmond Council will accept near Richmond Green and what it will resist. A TW9 property inside Twickenham Riverside loses part of its permitted development and generally goes to Richmond Council in full. We establish it for the TW9, TW10 address before any drawing begins.

Every TW9, TW10 job starts with checking Article 4 directions street by street. On a Richmond house the measurements bite through the georgian terraces: it sets the original rear wall, and the roofline around Richmond Green sets what ridge height will pass. The borough policy layer over every TW9, TW10 address is set out on Richmond upon Thames planning. The Richmond survey then carries into loft conversion drawings in Richmond if the project runs on to construction.

The TW9, TW10 bottleneck is validation. London Borough of Richmond upon Thames needs one to two weeks, and a missing drawing resets it. Survey first: we measure the Richmond property in person, then draw the existing plans, sections and elevations from that data.

Statutory periods: 8 weeks from validation for a householder application, 13 weeks for a major scheme, 6 weeks for prior approval with a 21 days neighbour consultation, and 5 weeks for a full plans building control submission. A party structure notice requires one month notice and two months where excavation is involved.

Expect a site visit to the Richmond property during the consultation period. The set is checked against the London Borough of Richmond upon Thames validation list before it goes in.

On Richmond terraces the objection to expect is loss of light to a rear window. Existing structure in the georgian terraces is identified at survey, not guessed later.

Because Richmond houses generally share walls, budget time for party wall notices alongside the TW9, TW10 application. Once consent is granted, house extension drawings follows for the TW9 property.

Richmond is characterised by georgian terraces, victorian villas, concentrated across TW9, TW10 in the Richmond / Kew area. How the georgian terraces in Richmond was built decides what can be opened up and where the load has to go. Where Richmond is concerned, applications on Georgian stock here almost always need a heritage statement alongside the drawings. On Richmond plots that shows up in the section drawings. Because Richmond rows are consistent, the proposed elevation is drawn with neighbours on it.

Richmond Council assesses Richmond basements on standard grounds. The same Richmond drawings carry through to architectural drawings for TW9 properties and building regulations drawings.

What the Richmond drawing pack contains

Here is what a TW9 instruction actually produces.

• site location plan for the Richmond property
• block plan
• existing and proposed floor plans
• existing and proposed elevations
• Design & Access Statement

Streets and landmarks we survey around Richmond

• Portsmouth Road — side returns where the 45-degree amenity test decides how far a Portsmouth Road extension goes.
• Benn's Walk — shared flank walls, so Benn's Walk party structure notices go out before work starts.
• Richmond Park — roof profiles that set the ridge datum Richmond Council measures a Richmond Park dormer against.
• Richmond Hill — side returns where the 45-degree amenity test decides how far a Richmond Hill extension goes.
• Richmond Green — front-to-back level changes that drive the Richmond Green section drawings.
• Old Deer Park — front-to-back level changes that drive the Old Deer Park section drawings.
• Strawberry Hill — roof profiles that set the ridge datum Richmond Council measures a Strawberry Hill dormer against.
• Old Palace Lane — side returns where the 45-degree amenity test decides how far a Old Palace Lane extension goes.
• Richmond Green — Richmond Council weighs TW9 sightlines to it in the character assessment.
• Richmond Park — schemes visible from it get closer scrutiny in Richmond upon Thames.
• Raleigh Road United Church — schemes visible from it get closer scrutiny in Richmond upon Thames.
• Richmond Bridge — height and massing nearby are argued against this frontage.
• Royal Ballet School — proposals within its setting are drawn with the context elevation included.
• Twickenham Bridge — schemes visible from it get closer scrutiny in Richmond upon Thames.

Getting to a Richmond survey

Surveyors travel to TW9 addresses from the studio; the nearest stations are Richmond station (London), File:Richmond Station London.jpg, Kew Gardens station (London), Upminster. Appointments are booked in Richmond on weekdays and Saturdays, and the measured survey of a standard georgian terraces takes two to three hours.

Where Richmond sits

Richmond lies 8.2 miles (13.2 km) west-southwest of Charing Cross, on Ordnance Survey grid reference TQ1874, with the River Thames shaping drainage and flood-risk questions on lower-lying TW9 plots. Getting that wrong is the commonest reason a Richmond submission is returned. Source.

Practical detail for a Richmond submission: access is via Richmond station (London) and File:Richmond Station London.jpg and Kew Gardens station (London) and Upminster; addresses are written to RICHMOND; dialling code 020; heritage assets close by include Grade I Historic England and Grade I Kew Observatory and Grade II Thatched House Lodge. Site plans are drawn to the address as Richmond Council holds it.

Richmond postcode coverage

Districts covered around Richmond: TW9 (Richmond / Kew), shared with Kew; TW10 (Richmond / Ham), shared with Ham.

Streets and stations in Richmond

In Richmond that is Portsmouth Road, Benn's Walk, Richmond Park, Richmond Hill, Richmond Green, Old Deer Park, Strawberry Hill and Old Palace Lane and the roads off them. most Richmond sites are within walking distance of Richmond station (London) or File:Richmond Station London.jpg or Kew Gardens station (London). and Grade I Historic England, Grade I Kew Observatory, Grade II Thatched House Lodge are listed, which pulls neighbouring TW9 proposals into a setting assessment.

Areas we cover around Richmond

Neighbouring coverage runs to Tolworth (KT5, KT6), Norbiton (KT2), Coombe (KT2, KT3), Clapham Junction (SW11), Battersea (SW8, SW11), Balham (SW12); the Richmond upon Thames policy is shared but the stock and the designations are not.

Price differences between Richmond projects come from the fabric — the georgian terraces, level changes, and any Twickenham Riverside heritage requirement.

Statutory application fees are set by regulation, not by the council: £548 householder, £610 for a new dwelling, £274 for a lawful development certificate, £249 for prior approval.

The statutory element is payable to London Borough of Richmond upon Thames, not to us. London planning approval-rate dataset · Richmond upon Thames planning · our London planning permission service · planning permission in Tolworth.

Your Richmond drawings are produced under professional charter, not subcontracted out and rubber-stamped. We would rather spend on Richmond Council advice than lose a Richmond decision and resubmit.

Drawings are produced by chartered members of the Chartered Institute of Architectural Technologists (MCIAT), the professional body for technical design and building-regulations competence. First-time approval across our London caseload is 98%. Statutory fees shown are those in force in England in 2026 under the Town and Country Planning (Fees for Applications) Regulations. Confirm your local authority at gov.uk and submission requirements on the Planning Portal. Studio: 71–75 Shelton Street, London WC2H 9JQ.

Start with the free Richmond survey — nothing is committed until you have the fee. This Richmond page was reviewed in August 2026.