Planning Permission in Richmond upon Thames
London Borough in London · Last updated April 2026
Richmond upon Thames is one of London's most heritage-rich boroughs, home to Hampton Court Palace, the Royal Botanic Gardens at Kew (UNESCO World Heritage Site), Richmond Park (London's largest Royal Park and a National Nature Reserve) and Bushy Park. With 87 conservation areas, 815 listed buildings (40 Grade I, 88 Grade II*) and over 54% of the borough designated as Green Belt or Metropolitan Open Land, Richmond has some of the strictest planning controls in London. The borough also has the only view in the UK protected by an Act of Parliament — the view from Richmond Hill (1902).
Richmond adopted a new Local Plan in October 2025, replacing the 2018 plan. The borough has 5 types of Article 4 direction including two that make planning permission mandatory for all basement development borough-wide (since April 2018), plus restrictions on commercial-to-residential conversion in 62 designated areas. Extensive conservation area Article 4 directions cover numerous streets across Kew, Richmond, Twickenham, Hampton, Barnes and other areas. 12 village-specific SPDs provide neighbourhood-level design guidance, reflecting the borough's distinct character areas.
Householder pre-application advice costs £180 (written only, no meeting) or £633 for listed building proposals (includes conservation officer). There is no free duty planner service. The approval rate of 80.5% is below the national average, reflecting Richmond's strong heritage and design policies. The HDT score of 60% (2023 measurement) triggers the presumption in favour of sustainable development, though the 2024 result improved to 91%. Major development includes the former Stag Brewery at Mortlake (1,075 homes), Twickenham Riverside (45 homes) and Ham Close (452 homes).
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What can I build in Richmond upon Thames?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Only outside conservation areas and Article 4 zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (87), Article 4 zones (5), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (87), Article 4 zones (5), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (87), Article 4 zones (5), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (Basements — Borough-wide (flood hazard areas), Basements — Borough-wide (non-flood areas)) | Conservation areas (e.g. Platt's Eyot, Trafalgar Road, Hampton Court Green), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Richmond upon Thames outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Only outside conservation areas and Article 4 zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings, Green Belt |
| Porch | Most properties if within 3m² and 3m height | Properties in Article 4 areas or near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Richmond upon Thames (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Richmond upon Thames's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Richmond upon Thames
Permitted development rights in Richmond are among the most restricted in London. Borough-wide Article 4 directions (since April 2018) make planning permission mandatory for all basement development — in both flood hazard and non-flood areas — with a Basement Assessment required for all proposals. Front light wells are limited and proposals taking up more than half the front or rear garden may be refused. An Article 4 direction covering 62 designated areas removes Class MA rights for commercial-to-residential conversion. Extensive conservation area Article 4 directions across numerous streets remove PD for extensions, windows, doors, painting, rendering, chimneys, front garden paving and boundary treatments. Properties in Green Belt (~140 hectares) or Metropolitan Open Land (covering over 54% of the borough combined) face additional restrictions. From April 2025, householder applications cost £528 with LDC (proposed) at £264.
What Richmond upon Thames expects from your project
Richmond's design framework is exceptionally detailed with 12 village-specific SPDs covering Barnes, East Sheen, East Twickenham, Hampton, Hampton Hill, Hampton Wick and Teddington, Kew, Mortlake, Richmond and Richmond Hill, St Margarets, Strawberry Hill, and Twickenham and Whitton. The House Extensions and External Alterations SPD (2015) applies borough-wide, supplemented by the Design Quality SPD, Conservation Areas SPD, Listed Buildings SPD and Buildings of Townscape Merit SPD. Basement development is governed by the Good Practice Guide (2015) and Basement Assessment User Guide (2021). The Richmond Design Review Panel (established 2018) follows the London Quality Review Charter principles. A draft Local Views SPD is expected for consultation in early 2026.
Local design guidance
House Extensions and External Alterations SPD
Adopted 2015- Residential Development Standards SPD
Local Plan: Richmond Local Plan
The Richmond Local Plan was adopted in March 2018, replacing the Core Strategy (2009) and Development Management DPD (2011). The borough has significant areas of Metropolitan Open Land, the Green Belt and the River Thames environment. The London Plan (2021) also applies.
Emerging / replacement plan
Richmond is preparing a new Local Plan with a Regulation 18 Issues and Options consultation that ran in 2023.
87 conservation areas
Richmond upon Thames has a high number of conservation areas. Check whether your property falls within one before starting any work — conservation area status significantly restricts what you can do without planning permission.
Conservation areas in Richmond upon Thames
87 designated conservation areas
Richmond's 87 conservation areas represent one of the highest concentrations in London. They range from historic villages (Barnes, Hampton, Petersham) to town centres (Richmond, Twickenham) and large open spaces (Richmond Park, Kew Gardens). The borough has 815 listed buildings including approximately 40 Grade I structures: Hampton Court Palace, Ham House, Strawberry Hill House, Marble Hill House, Orleans House, Richmond Bridge, Asgill House, White Lodge and many others. The Royal Botanic Gardens at Kew is a UNESCO World Heritage Site with a designated Buffer Zone. The LVMF Protected Vista from King Henry VIII's Mound to St Paul's Cathedral is one of 13 nationally significant protected views.
Article 4 directions in Richmond upon Thames
5 Article 4 direction areas
Listed buildings in Richmond upon Thames
There are 815 listed buildings in Richmond upon Thames. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Richmond upon Thames's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Richmond upon Thames received 2,104 planning applications and decided 2,040 in the year ending September 2025. The approval rate of 80.5% is below the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
Richmond's 80.5% approval rate is below the national average of 86.9%, reflecting the borough's conservative approach to development in its heritage-rich setting. The HDT score of 60% (501 homes delivered against 840 required, 2023 measurement) triggers the presumption in favour of sustainable development, though the 2024 result improved to 91% (action plan only). CIL charges are among London's highest: £409/sqm in the higher band (Barnes, eastern Twickenham, most of Richmond) and £311/sqm in the lower band (Teddington, western Twickenham), plus £95/sqm Mayoral CIL (Band 1). The former Stag Brewery at Mortlake (1,075 homes, approved May 2025) is the borough's largest redevelopment, while Ham Close (452 homes) and Twickenham Riverside (45 homes, 50% affordable) are under construction.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Housing delivery in Richmond upon Thames
Housing Delivery Test 2023 measurement | Source: MHCLG
Richmond upon Thames delivered 501 homes against a requirement of 840 over the three-year measurement period, giving a Housing Delivery Test score of 60%. This is well below the 75% threshold, which triggers the most significant consequence: the “presumption in favour of sustainable development” (also called the “tilted balance”). This means planning applications for housing should be approved unless the harm would significantly and demonstrably outweigh the benefits. For homeowners, this is a strong signal — Richmond upon Thames is under considerable pressure to approve housing, making it one of the more favourable environments for residential planning applications in England.
Lawful Development Certificates in Richmond upon Thames
A Lawful Development Certificate (LDC) is formal confirmation from Richmond upon Thames that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Richmond upon Thames decided 1,376 householder applications in the year ending september 2025. Their 8-week performance of 95.7% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Richmond upon Thames
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Richmond upon Thames's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Richmond upon Thames must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Richmond upon Thames.
Pre-application advice in Richmond upon Thames
Richmond upon Thames offers a pre-application advice service. The fee for householder pre-app advice is £180 householder (written advice only, no meeting); £633 householder with listed building (includes conservation officer); £539 listed building internal alterations. You can typically expect a response within Written advice within 20 working days (householder); 21 working days post-meeting (major schemes).
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
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Check your PD rights now →Planning fees and timelines in Richmond upon Thames
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | Single dwelling (April 2025) |
| LDC — proposed | £264 | 50% of householder fee |
| LDC — existing | £298 | Lawful not to comply with condition |
| Listed building consent | £0 | No fee |
| Prior approval (no building ops) | £120 | Increased from £120 (April 2025) |
| Discharge of conditions (householder) | £145 | Doubled from £43 (April 2025) |
| Non-material amendment (householder) | £44 | April 2025 fee |
| Pre-application (householder) | £180 | Written advice only, no meeting |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Richmond upon Thames and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Richmond upon Thames
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Richmond upon Thames is provided by Richmond upon Thames Building Control. You can also use a private approved inspector instead of the council's service.
Richmond upon Thames planning department
Your building project checklist for Richmond upon Thames
- Check if your property is in a conservation area — Richmond upon Thames has 87 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Richmond upon Thames has 5 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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