Appeal 6005221

The appeal is allowed, and listed building consent is granted for demolition of the existing garage and replacement with a basement and ground floor side extension with pitched roof, rear elevational changes, internal alterations and rear patio and front garden alterations, installation of air source pumps to the rear garden at [site address] in accordance with the terms of the application, PA25/2700, dated 25 November 2025, subject to the conditions set out in the attached schedule.

The appeal is allowed, and planning permission is granted for demolition of the existing garage and replacement with a basement and ground floor side extension with pitched roof, rear elevational changes, internal alterations and rear patio and front garden alterations, installation of air source pumps to the rear garden at [site address] in accordance with the terms of the application, PA25/2695, dated 25 November 2025, subject to the conditions set out in the attached schedule.

The Council do not object to most of the proposals submitted under these appeals, including the ground floor side extension, internal alterations, rear patio and front garden alterations, given that these were approved under earlier consents1. The contention, however, relates to the outward extension of the consented basement area. My assessment will primarily relate to that.

No [site address] , with its adjoining neighbour No 9, form part of a row of mid-19th Century semi-detached properties (Nos 1- [site address] ) that make up a [name] listed building. The properties lie within the Richmond Green Conservation Area. Given the nature of what is proposed, the main issue to be considered is the effect of the proposals on the special architectural and historic interest of the listed building.

The appeal dwelling along with No 9 comprise a semi-detached pair built in brick with stucco detailing. The pair share a gabled roof brought forward as a pediment along with symmetrical detailing in the design and placement of windows. Although the original form and historic fabric of the dwellings are clearly observed, they have each undergone alterations primarily at the side, rear and basement level that have somewhat offset their collective balance and symmetry. External changes that differ between the two properties include triple height bay windows, balconies, external stairs and railings. Internally, the basement level of the appeal property and No 9 adopt an open plan arrangement that contrasts with the original cellular form and room layout of the floors above.

On this basis, I find the special interest of the listed building, insofar as it relates to this appeal, is derived, in part, from historic and architectural interests. Important contributors in these regards are its surviving historic fabric, its refined architectural form and detailing and cohesive placement along the north-west side of Richmond Green.

The proposal would extend the already consented, albeit unbuilt, basement area by some 8m2. The area would form part of a gym. Other than a set of side entrance doors off the rear lightwell area the extended basement would be concealed from view from external areas. It would be constructed below some new external steps that extend rearward from a consented ground floor side extension, which also forms part of these appeal schemes.

Among the Council’s concerns is the impact of the extended basement area on the symmetry between the appeal dwelling and No. 9, and the resulting imbalance created by the additional works within the plan form and internal layouts of Nos. 9 and [site address] .

When assessing the submitted drawings it is noted that the additional floorspace at basement level would extend marginally beyond the rearmost addition at No 9. To my mind, however, and factoring in the various differences at the rear, the extended basement area’s width and degree of projection would not be substantial, such that it would appreciably alter the existing symmetry across the 1 PA25/1074 and PA25/1076 plan form of Nos 9 and 10. Whilst it is acknowledged that listed buildings are safeguarded for their inherent architectural and historic interest irrespective of whether or not external views of the building can be gained, the sense of imbalance cannot be easily perceived given the modest increase proposed to the basement area. Moreover, the extended basement would align and be broadly contained within the built envelope of the above ground works already approved, namely the new steps and patio area at ground floor level.

The Council’s other concerns relate to the scale of the additional floor area proposed at basement level and the unacceptable effect this would have on the preserved hierarchy of spaces across the listed building.

The submitted drawings and my site inspection indicate that the internal plan form at ground, first and second floor levels remains legible and largely consistent, comprising a traditional arrangement of primary front and rear rooms. The ground floor is characterised by principal habitable accommodation, with the upper floors accommodating bedrooms laid out in a comparable hierarchical pattern.

The existing basement level differs in having an open plan arrangement with internal walls between rooms less evident. The consented basement extension would introduce a long, narrow footprint that does not replicate the traditional room proportions of the principal floors; however, this difference would be inherent to the basement level irrespective of the additional floorspace now proposed.

The proposed basement extension would be located to the side of the dwelling, where given the presence of the existing garage, ancillary and service functions have historically been accommodated. The additional floorspace proposed is not to my mind excessive and given its ancillary position and contained form, would not harmfully erode the legibility of the existing hierarchy of spaces or the plan form of the dwelling.

For these reasons, I do not consider that the additional basement area proposed would create an imbalance with the neighbouring semi-detached dwelling at No 9 or erode the hierarchy of spaces between the floors of the appeal property. The proposals would not therefore have any harmful impact on the special architectural and historic interest of the listed building, or its significance.

The proposals include the reinstatement of a full height chimney and the infilling of an internal wall that would replicate the more historic form of the dwelling. Although minor works, these would give the dwelling a more authentic appearance that would benefit its significance and enhance the listed building.

On that overall basis, I am content the proposals preserve and enhance the special architectural and historic interest of the listed building (Nos 1- [site address] ) of which the appeal property forms part. Therefore, they comply with the provisions of Policies HC1of the London Plan and Policies 28 and 29 of the Richmond Upon Thames Local Plan (2024-2039). These collectively require proposals to, amongst other things, conserve the significance and be sympathetic to heritage assets and their surroundings, ensure the design, layout and materials respect and respond to the historic environment, and where possible, take opportunities to make a positive contribution to the historic environment of the borough. The appeals would also comply with the statutory provisions of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990.

The Council has found no harm in respect of the proposal’s impact on the Richmond Green Conservation Area. Given the location and scale of the proposals there would be no reason to disagree with their view in this respect.

The Council submitted a list of conditions that would be necessary if as I have decided, the appeals are to be allowed. These cover commencement, the approved plans, and the carrying out of development in accordance with tree protection, structural integrity, flood mitigation, fire safety, plant noise/emissions and construction management details. I agree that all are necessary, in the interests of neighbouring living conditions, building safety, local character and appearance, tree protection, flood risk prevention and in accordance with safety standards set out in the development plan. The ‘plans’ condition is only relevant to the grant of planning permission, and the same is true of the conditions that deal with site trees, fire safety, plant noise and construction management.

On that overall basis, the appeals are allowed, and consent and permission can be granted subject to the conditions in the attached schedule.

The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

No new external finishes (including fenestration), including works of making good, shall be carried out other than in materials to match the existing, except where indicated otherwise on the submitted application form and/or approved drawings.

The basement hereby approved shall not be constructed other than in accordance with recommendations made throughout the Basement Impact Assessment (dated 18th February 2025), Sustainable Drainage Assessment (dated 18th February 2025) and Structural Impact Assessment P2 (dated February 2025). Appeal B - Appeal Ref: 6005221

The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

The development hereby permitted shall be carried out in accordance with the following approved plans and documents, where applicable. [name]. Imp.001; Exg.001; Exg.021.A; Exg.022; Exg.023; Exg.024; Exg.060; Exg.061; Exg.062; Des.202; Drn.021; Drn.022; Drn.023; Drn.024; Pln03.001; Pln03.021; Pln03.022; Pln03.022.RoL; Pln03.023 (proposed first floor plan); Pln03.023 (proposed second floor plan); Pln03.060; Pln03.061; Pln023.062; Pln03.063, Pln03.201; Dem03.001; Dem03.021; Dem03.022; Dem03.023; Dem03.023; Dem03.060; Dem03.061; Dem03.062; received the 4th August 2025. Proposed Kitchen Plan; [name] (E); [name] (D); Proposed Bathroom Plan; [name] (A); [name] (B); 3. [name] (C); [name] (D); [name] (A); [name] (B); [name] (C); [name] (D); Proposed Pantry Plan; [name] (A); Proposed Master Bed Plan; [name](D), received the 5th August 2025; Window and door schedule; Schedule of Works received 5th August 2025.

No new external finishes (including fenestration), including works of making good, shall be carried out other than in materials to match the existing, except where indicated otherwise on the submitted application form and/or approved drawings.

The basement hereby approved shall not be constructed other than in accordance with recommendations made throughout the Basement Impact Assessment (dated 18th February 2025), Sustainable Drainage Assessment (dated 18th February 2025) and Structural Impact Assessment P2 (dated February 2025).

The development hereby approved shall not be constructed other than in accordance with the Construction Management Plan Rev 2 (dated the 23rd July

and the [name] within the Structural Impact Assessment P2 (dated February 2025).

The development must be carried out in accordance with the provisions of the [name] 03 (dated 10th July 2025).

During onsite construction of any phase of development, all non-road transportable industrial equipment or vehicles which are fitted with an internal diesel powered compression ignition engine between 37 and 560KW and not intended for transporting goods or passengers on roads are required to meet [name] of [name] 97/68/E and be NRMM registered. Such vehicles must be run on ultra low sulphur diesel (also known as ULSD 'cleaner diesel' or 'green diesel'). 'Ultra low sulphur diesel' means fuel meeting the specification within [name] 590. Where these standards are succeeded, they should be applied when reasonable. Exemptions to these standards may be granted for specialist equipment or for equipment with alternative emission reduction equipment or run on alternative fuels. Such exemptions shall be applied for in writing to the local planning authority in advance of the use of such vehicles, detailing the reasons for the exemption being sought and clearly identifying the subject vehicles. Exemptions that are granted will be in writing and such vehicles must not be used until written exemption has been issued by the local planning authority. No vehicles or plant to which the above emission standards apply shall be on site, at any time, whether in use or not, unless it complies with the above standards.

The plant hereby permitted shall be installed in strict accordance with the details provided in the Plant Noise Assessment submitted by 24 [name] R10976-1 Rev 0 dated 10th February 2025. The plant shall not be used unless the equipment is installed and operated in compliance with these details. The plant shall be serviced regularly in accordance with the manufacturer's instructions and as necessary to ensure that the requirements of the condition are maintained. If at any time the plant is determined by the local planning authority to be failing to comply with this condition, it shall be switched off upon written instruction from the local planning authority and not used again until it is able to comply.

The development hereby approved shall not be implemented other than in accordance with the principles and methodology as described within the approved [name]. SJA air 25399-01a dated July 2025. ***End of Schedule***