Planning in Richmond upon Thames

Public Open Space, Play Space and Sport and Recreation Facilities

1. Planning obligations will also be sought towards management and maintenance of new or improved off-site open space. 2. Any new Public Open Space provided as a result of new development should deliver multi-functional benefits, including for nature conservation and biodiversity value as well as for the health and wellbeing of future occupants and surrounding local communities. 3. Applicants should provide a play and child occupancy assessment to determine whether the proposal will lead to an estimated child occupancy of ten children or more, by using the GLA's child yield calculator as advised in the Planning Obligations SPD. In addition, an assessment of existing play facilities within the surrounding area will be required. Where the assessment demonstrates an estimated child occupancy of ten children or more, the development proposal should make appropriate and adequate provision of dedicated on-site play space by following the London Plan benchmark standard of 10sqm per child. The Council will seek to integrate new major development within existing areas and neighbourhoods. Therefore, new dedicated on-site play space should be made publicly accessible by all. 4. New play space should be well located within a site, away from sources of pollution; be of sustainable construction; and cater for a range of different ages and abilities. The local community and particularly local children should be engaged in the design of the play space. 5. Applicants should assess the need and feasibility for on-site provision of new playing fields, artificial grass pitches (AGP), and ancillary sport facilities in line with the borough's Playing Pitch Strategy. 6. Where on-site provision of play space or new playing fields and ancillary facilities is not feasible or practicable, the Council will expect existing surrounding facilities and spaces to be improved and made more accessible to the users and occupiers of the new development through, for example, improved walking and cycling links or enhancements of play space or existing playing fields and associated sport facilities. To address impacts arising, a Community Use Agreement will be required to secure wider community access, where relevant. Financial contributions will be required to either fund off-site provision, or improvements and enhancements of existing facilities, including access arrangements, to mitigate the impacts of new development.

Managing the Impacts of Development on Surroundings

A. The Council will support proposals which contribute to cultural and creative activities during the day and at night-time to stimulate vibrancy and viability and promote diversity in our centres, and will manage the impacts by ensuring that: 1. new proposals and extensions to existing uses should be of a type and size appropriate to their location, the hours of use proposed, the nature and character of the area; and 2. where there are proposals for new residential properties and they are located in close proximity to established or planned uses with late night licences or other existing noise or nuisance-generating businesses or community activities, the proposed residential use will need to demonstrate that it is capable of mitigating its impact, on established uses and future occupiers. B. Proposals for evening and food and drink uses should be accompanied by a management plan, including mitigation measures for any negative impacts of these uses. Impacts such as noise and light pollution on local wildlife and biodiversity should be considered through appropriate location, design and scheduling. Applications for food and drink uses where home delivery of food is proposed should include a Delivery and Servicing Plan to enable assessment of impacts. C. The use of outdoor areas including garden areas, rooftops, forecourts and pavements in association with food and drink uses will be supported only where: 1. this would not cause unacceptable harm to the amenity of adjoining residential property and the area generally, taking into account the size and type of the proposal, the hours of use proposed and the nature and character of the area; and 2. in the case of pavements, the width of the footway is adequate to allow this without obstructing pedestrian flow, and the use is arranged so as not to be a hazard to people with disabilities and older people and families with small children. This may require a suitable means of enclosure or boundary to demarcate the extent of the use. Stopping up of public highway to provide private outdoor seating areas will be resisted, especially in town centres. D. Over-concentration of uses: 1. The Council will resist proposals that result in an over-concentration of similar uses (such as including for example betting shops, public houses, bars and take-aways) in any one area and/or that would result in an adverse impact on the amenity of nearby users as well as surrounding residential areas. 2. Proposals for fast food takeaways will be refused within 400m of a school as set out in Policy 51 'Health and Wellbeing (Strategic Policy)'.

Social and Community Infrastructure

A. Existing social and community infrastructure The Council will resist the loss or change of use of existing social or community infrastructure. Development proposals which would result in the loss of social or community infrastructure uses will only be permitted where the applicant has demonstrated that either: 1. There is no longer a community need for the facilities or they no longer meet the needs of users and cannot be adapted in any way. This should be based on evidential need and related to the Council's and its partners strategies and plans and may include evidence of a public disposal process. Where the application relates to the loss of a health facility, the requirements of Policy 51 Health and Wellbeing will also need to be addressed and written agreement from the Southwest London Integrated Care System, NHS England, or other relevant health body must be provided; or 2. The existing facilities are being adequately re-provided in a different way or elsewhere in a convenient alternative location that is accessible to the current community it supports, or that there are sufficient suitable alternative facilities in the locality. Any redevelopment proposal must not lead to or increase any shortfall in provision. Consideration will be given to whether alternative facilities are accessible to all, well located and sustainable. 3. Alongside either 1 or 2 as set out above, it is essential that the potential of re-using or redeveloping the existing site for the same or an alternative social infrastructure use for which there is a local need is assessed. This should include a full and proper marketing exercise ongoing for a period of at least 18 months. As part of the marketing process space should be offered at a reasonable charge for community groups / voluntary sector organisations reflecting its existing use value and condition. More detailed information on marketing requirements is provided in Appendix 2. Where the site is an existing health facility, consideration should first be given to re-using the site for other health facilities and applicants should contact NHS Property Services to discuss their needs for health floorspace in the area. B. Proposals that could result in the loss of an existing indoor sport facility will also be assessed against the Council's Indoor Sports Facility Needs Assessment and the criteria as set out in the NPPF. Early engagement with Sport England is encouraged where a proposal affects an existing indoor sport facility. C. Where the Council is satisfied that the above evidence has been provided and redevelopment away from a social or community infrastructure use or an educational use may be appropriate, redevelopment or change of use for employment generating uses should be considered. D. In a Borough which has such high land values and an acute need for affordable housing, the Council will consider an exception to parts C.3 and D of this policy, where a scheme proposes the redevelopment or change of use of the site to 100% genuinely affordable housing, and where such is in accordance with Policy 11 Affordable Housing in terms of mix, tenure and affordability. Part C.1 or C.2 would still need to be addressed first. This is to assist in meeting local priority needs, in recognition of the wider community benefits of delivering affordable housing. If an economic viability case is put forward, at the point of consideration of a planning application or through any subsequent variation, to justify less than 100% affordable housing or a different tenure mix that is not policy compliant, then this exception to parts C.3 and D would not apply. E. Development proposals which would result in the loss of an existing social or community infrastructure use will only be permitted where the applicant has demonstrated that the criteria set out in part A above are satisfied.

Social and Community Infrastructure (Strategic Policy)

A. The Council will work with service providers and developers to ensure the adequate provision of community services and facilities, especially in areas where there is an identified need or shortage. B. Proposals for new or extensions to existing social and community infrastructure will be supported where: 1. it provides for an identified need; 2. is of a high quality and inclusive design providing access for all; and 3. where practicable is provided in multi-use, flexible and adaptable buildings or co-located with other social infrastructure uses which increases public access; and 4. is in accordance with Policy 1 'Living Locally and the 20-minute neighbourhood (Strategic Policy)'. C. Loss of social or community infrastructure will be resisted. Proposals involving the loss of such infrastructure will need to demonstrate clearly: 1. that there is no longer an identified community need for the facilities or they no longer meet the needs of users and cannot be adapted; or 2. that the existing facilities are being adequately re-provided in a different way or elsewhere in a convenient alternative location accessible to the current community it supports, or that there are sufficient suitable alternative facilities in the locality; and 3. the potential of re-using or redeveloping the existing site for the same or an alternative social infrastructure use for which there is a local need has been fully assessed. This should include evidence of completion of a full and proper marketing exercise of the site for a period of at least 18 months in line with the requirements set out in Appendix 2. D. Where the Council is satisfied that the above evidence has been provided and the change of use away from social and community infrastructure use has been justified, redevelopment for other employment generating uses should be considered. E. Where a scheme proposes 100% genuinely affordable housing and meets the requirements of Policy 11 'Affordable Housing (Strategic Policy)' in terms of mix, tenure and affordability, the proposal will not be required to satisfy parts C.3 and D of this policy as above. F. Development proposals for 10 or more residential units should assess the potential impacts on existing social and community infrastructure in order to demonstrate to the Council that there is sufficient capacity within the existing infrastructure to accommodate the needs arising from the new development. Development proposals need to fulfil the requirements of Policy 51 'Health and Wellbeing (Strategic Policy)' Section B (1) in relation to the provision of Health Impact Assessments.

Health and Wellbeing (Strategic Policy)

A. The Council will support development that promotes healthy lifestyles and reduces health inequalities, and results in a pattern of land uses and facilities which provide: 1. Access to sustainable modes of travel such as safe cycling routes, safe and attractive walking routes and easy access to public transport to promote active travel and reduce car dependency as well as air pollution, supporting the Healthy Streets approach as set out in Policy 1 'Living Locally and the 20-minute neighbourhood (Strategic Policy)'. 2. Access to green infrastructure, including river corridors, local open spaces as well as leisure, recreation and play facilities to encourage physical activity, as set out in Policy 37 'Public Open Space, Play, Sport and Recreation'. 3. Access to local community facilities, services and shops which encourage opportunities for social interaction and active and healthy living in accordance with Policy 1 'Living Locally and the 20-minute neighbourhood (Strategic Policy)', as well as contributing to dementia-friendly environments. 4. Access to local healthy food, for example, allotments and food growing spaces including rooftop gardens, as set out in Policy 52 'Allotments and Food Growing Spaces' and food growing spaces. 5. Access to free public toilet facilities which are open to all residents and visitors in major developments that are open to the public, and free 'Changing Places' toilets where appropriate as set out in London Plan Policy S6 (linked to the Council's Community Toilet scheme); and retain existing public toilet facilities. 6. Access to free drinking water at appropriate locations in new or redeveloped public realm, in accordance with London Plan Policy D8. 7. A safe, inclusive development layout and public realm that considers the needs of all, including the older population and disabled people, in accordance with London Plan Policy D5. 8. Active Design which encourages wellbeing and greater physical movement as part of everyday routines. 9. Access to healthy housing in accordance with Policy 13 'Housing Mix and Standards' and Policy 28 'Local Character and Design Quality (Strategic Policy)' quality, to create internal environments and associated external spaces that support the health and wellbeing of future occupiers. B. This policy will be delivered by requiring developments to comply with the following: 1. A Health Impact Assessment must be submitted with all major development proposals. 2. An Inclusive Design Statement is required as part of the Design and Access Statement. 3. The Council will refuse proposals for new fast food takeaways located within 400 metres of the boundaries of a primary or secondary school in order to restrict the availability of unhealthy foods to reflect London Plan Policy E9. 4. Existing health facilities will need to be retained where these continue to meet, or can be adapted to meet, residents' needs. 5. Applications for new or improved facilities or loss of health and social care facilities will be assessed in line with the criteria set out in Policy 49 'Social and Community Infrastructure (Strategic Policy)'.

Place-based Strategy for Hampton & Hampton Hill

Future development in this place is expected, where relevant, to: Enhance existing local centres and parades, encouraging more independent shops and businesses, to generate a sense of activity and vibrancy, and reanimate as local hubs. There is an opportunity to improve the pedestrian experience; to provide space for "spill-out" from restaurants, cafés and pubs in the commercial stretches of streets and on Hampton Hill High Street; temporary pedestrianisation of roads. Contribute to improving the public realm and implement more high-quality street furniture, including in Hampton Village and Hampton Hill. Incorporate focal points and a movement strategy across the area, while addressing the poor urban design elements of the existing estates in Hampton Residential. There is an opportunity to establish distinctive landmarks, without recourse to tall buildings, to improve legibility, focused along main roads and at key junctions. Contribute to opportunities to establish more green infrastructure, particularly street trees, by protecting, increasing and improving open spaces. Contribute to improving connectivity within the area, through wayfinding, signage and legibility, and the links to the riverside, preserving and enhancing public access to the Thames. Embrace the wider landscape setting along Thames to enhance the identity of the area and generate a more suburban/semi-rural feel, including to better establish/open views along the River at Hampton Waterworks. Consider opportunities to reduce the dominance of cars, including the severing effect of Staines Road East/Upper Sunbury Road.

Place-based Strategy for Whitton & Heathfield

Future development in this place is expected, where relevant, to: Conserve the consistency and suburban quality of the area, retaining and restoring front gardens and boundary walls as an important characteristic that provides consistency to the streetscene. Consider opportunities to reduce the dominance of cars and promote active travel; improve permeability and create space for pedestrians; introduce measures to improve cycling safety and air quality. Embrace the Crane River valley character in adjoining urban spaces by implementing appropriate planting palettes and wayfinding. Contribute to enhancing the sense of arrival and quality of the public realm at Whitton Station, identifying opportunities for art, wayfinding, and public realm. Contribute to opportunities to provide space for dwelling and encourage village events such as markets or regular cultural events in the High Street or in other suitable areas.

Tall and Mid-Rise Buildings

A. Proposals for tall buildings will only be appropriate in Tall Building Zones identified on the Policies Map and in Appendix 3, where the development would not result in any adverse visual, functional, environmental or cumulative impacts, having regard to all criteria set out in London Plan Policy D9. To take account of the local context, proposals for tall buildings should address the following criteria: Visual Impacts 1. Tall buildings should respect avoid harm to the views and vistas towards heritage assets across the borough and in neighbouring boroughs, including distinctive roof line features. 2. The location of tall buildings should avoid substantial visual interruptions in areas with otherwise very consistent building and/or roof lines. 3. Tall buildings should respond to the analysis of views and vistas (Policy 31 'Views and Vistas') towards the site to ensure the form and detailing are sympathetic to the wider context. 4. Tall buildings should consider the design of the lower, middle and upper parts of the tall building and how they work together as well as with the surrounding area and mid-range and long-range views. 5. Development proposals should be supported with graphic 3D modelling to assess the individual and cumulative impact of the proposal on both the existing and emerging skyline, and on day-time and night-time views, in line with Policy 44 'Design Process'. 6. Development proposals affecting the setting and approaches of the Kew World Heritage Site, must address all criteria set out in Policy 32 'Royal Botanic Gardens, Kew World Heritage Site'. Spatial Hierarchy 7. The massing of tall buildings should respect the proportions of their local environment, including the consideration of the width of adjacent streets as well as public open spaces, parks and watercourses, and should be designed so as not to overwhelm the street and adjacent context. 8. In cases of tall buildings located close to the street edge, proposals should incorporate measures to soften their edges and provide positive public spaces at their base through the use of generous walkways and mature planting. 9. Proposals for Tall Buildings will not be permitted resisted outside the identified Tall Building Zones (see Appendix 3). 10. Proposals for tall buildings should not exceed the appropriate height range identified for each of the Tall Building Zones in Appendix 3. The height of tall buildings will be required to step down towards the edges of the zone as indicated on the gradient map unless it can be demonstrated that this would not be appropriate in the local context. Fire Safety 11. Developments should achieve the highest standards of fire safety in accordance with London Plan Policy D12. All residential development over 30m in height must be designed to provide two staircases.

Tall and Mid-Rise Building Near the River Thames Frontage

B. Proposals for tall and mid-rise buildings should address the following criteria: 1. The design of tall buildings and mid-rise buildings fronting the River Thames must respond to views towards them as well as from them. 2. In areas of larger-scale riverfront buildings, landward facing orientation should be considered and stepping down appropriately to provide a transition towards the existing character and scale. 3. The design of tall buildings and mid-rise buildings should maintain the river frontage as a public resource. Developments should be set back to physically and visually ensure the Thames Path acts and feels like a welcoming public route without heavy overlooking from adjacent riverside residences. Ground floor uses should seek to activate the space as far as possible.

Mid-Rise Buildings

C. Proposals for new mid-rise buildings or extensions to existing buildings which increase their height to 5 storeys or over, will usually only be appropriate in Mid-Rise and Tall Building Zones identified on the Policies Map and in Appendix 3. Proposals will be required to meet the requirements of Policy 44 'Design Process' and Policy 28 'Local Character and Design Quality (Strategic Policy)', and should: 1. be carefully located and designed to step down to surrounding existing and proposed buildings; 2. respond positively to and protect the setting of existing buildings in the surrounding area, including heritage assets and their setting; 3. respect the local character, including the scale, width and proportion of adjacent streets and watercourses, and potential effects on key characteristics, valued features and sensitivities as outlined in the character area profiles in Section 3 of the Urban Design Study; 4. deliver a varied and interesting roofline in response to surrounding architectural styles, avoiding long monotonous blocks of development and/or excessive height; 5. where proposals are located within identified Mid-Rise and Tall Building Zones, buildings should not exceed the appropriate height identified in Appendix 3; 6. in cases of mid-rise buildings located close to the street edge, proposals should incorporate measures to soften their edges and provide positive public spaces at their base through the use of generous walkways and mature planting.

Mid-Rise Buildings Outside Zones

D. Proposals for mid-rise buildings may be permitted outside the identified Mid-Rise and Tall Building Zones where they are: 1. located in a town centre (Whitton, Teddington, Twickenham, Richmond and East Sheen); the Character Area Design Guidance in the Urban Design Study should be considered, where relevant, to demonstrate appropriateness to local context; and/or 2. within transitional areas to Tall Building Zones; and/or 3. within or adjacent to areas which include buildings taller than the prevailing height or are subject to substantial redevelopment; and/or 4. a result of land assembly which enables the creation of a comprehensive scheme; and/or 5. close to strategic roads and good public transport accessibility; and 6. able to meet Part C of this policy.

Local Character and Design Quality (Strategic Policy)

A. The Council will require all development to be of high architectural and urban design quality. The character and heritage of the borough has been identified in the borough-wide characterisation work undertaken as part of the Urban Design Study. The 'places' as identified in the Study will need to be maintained and their character enhanced where opportunities arise. Development proposals will have to demonstrate a thorough understanding of the site and how it relates to its existing context, including character and appearance, and take opportunities to improve the quality and character of buildings, spaces and the local area. B. To ensure development respects, contributes to and maximises opportunities to enhance the local environment and character, proposals must reflect and demonstrate the following principles: 1. Ensure the proposal is compatible with the local character, including the relationship to existing townscape, development patterns, views, local urban grain and frontages as well as scale, height, massing, density, landscaping, proportions, form, materials and detailing; 2. Ensure the development provides a high-quality sustainable design, construction and layout, including adaptability to climate change whilst responding positively to the local character as identified in the Urban Design Study and Conservation Area Appraisals/Statements; 3. Use a design-led approach to optimise the potential of a development site through layout, siting and access arrangements, to ensure the development integrates positively with its surroundings; 4. Ensure the development takes account of the existing urban grain and development patterns, including relationship of heights to widths; 5. Sympathetically upgrading and reusing existing buildings, rather than demolishing and building new, allows a better response to the local character whilst also making substantial energy savings due to the embodied carbon in existing buildings that would otherwise be lost through demolition (see also Policy 4 'Minimising Greenhouse Gas Emissions and Promoting Energy Efficiency (Strategic Policy) '); 6. Ensure t

Floodlighting and Other External Artificial Lighting

A. Floodlighting, including alterations and extensions, of sports pitches, courts and historic and other architectural features will be permitted where it can be demonstrated there will not be unacceptable harm to character, biodiversity or amenity and living conditions. B. The Council will consider the positive benefits to be gained from other artificial lighting proposals, such as for safety of movement, security of property or extension of working practices. C. The Council will seek to balance the need for any such proposal against the impact it may have on the environment in terms of obtrusive light. D. The following criteria will be taken into account when assessing floodlighting: 1. the impacts on local character or historic integrity; 2. the impacts on amenity and living conditions; 3. the impacts on biodiversity and wildlife; 4. the benefits and impacts of the provision of floodlighting on the wider community; 5. the benefits and effects on the use and viability of the facility; 6. that it meets an identified need as set out within the council's playing pitch strategy. E. Favourable consideration will be given to the replacement or improvement of existing lighting where it provides improvements to existing adverse impacts.

Design Quality and Character

A. To ensure development respects, contributes to and maximises opportunities to enhance the local environment and character, proposals must reflect and demonstrate the following principles: 1. Ensure the proposal is compatible with the local character, including the relationship to existing townscape, development patterns, views, local urban grain and frontages as well as scale, height, massing, density, landscaping, proportions, form, materials and detailing; 2. Ensure the development provides a high-quality sustainable design, construction and layout, including adaptability to climate change whilst responding positively to the local character as identified in the Urban Design Study and Conservation Area Appraisals/Statements; 3. Use a design-led approach to optimise the potential of a development site through layout, siting and access arrangements, to ensure the development integrates positively with its surroundings; 4. Ensure the development takes account of the existing urban grain and development patterns, including relationship of heights to widths; 5. Sympathetically upgrading and reusing existing buildings, rather than demolishing and building new, allows a better response to the local character whilst also making substantial energy savings due to the embodied carbon in existing buildings that would otherwise be lost through demolition (see also Policy 4 'Minimising Greenhouse Gas Emissions and Promoting Energy Efficiency (Strategic Policy) '); 6. Ensure the development responds to and where possible improves existing patterns of movement, permeability and street widths that encourage and promote active travel and well-being; 7. Maximise opportunities for urban greening, and integrate existing and incorporate new natural features into a multifunctional network that supports quality of place and biodiversity, which address climate change and resilience; 8. Ensure public realm is well-designed, safe, accessible, inclusive, attractive, well-connected, related to the local and historic context, and easy to understand, service and maintain (as set out in London Plan Policy D8); 9. Ensure the design, layout and materials respect and respond to the historic environment and any relevant heritage assets; 10. Ensure developments achieve the highest standards of accessible and inclusive design, in accordance with London Plan Policy D5, with the aim of providing connectivity and permeability throughout (as such gated developments will not be permitted); 11. Minimise opportunities for crime and antisocial behaviour, based on an understanding of the locality and site-specific circumstances, utilising principles of natural surveillance and orientation of buildings as well as uses, with all major development expected to meet the standards and objectives of the Secured by Design initiative; 12. Consider the holistic impact on the local suitable microclimate, including as a result of lighting features; and 13. Ensure the development's proposed uses are suitable and compatible for the proposed location, providing a mix of uses including local services and facilities to support daily life and enable communities to 'live locally' in accordance with Policy 1, taking account of any potential adverse impacts of the co-location of uses through the layout, design and management of the site. B. All proposals, including extensions, alterations and shopfronts, will be assessed against the policies contained within an adopted neighbourhood plan where applicable, and the advice set out in the Urban Design Study and the relevant Village Planning Guidance and other SPDs relating to character and design. C. The Council will resist the removal of shopfronts of architectural or historic interest. Shopfronts, including signage and illumination, should complement the proportions, character, materials and detailing, surrounding streetscene and the building of which it forms part. Blinds, canopies or shutters, where acceptable in principle, must be appropriate to the character of the shopfront and the context within which it is located. External security grilles and large illuminated fascias will only be allowed in exceptional circumstances. In sensitive areas, such as Conservation Areas and relevant Character Areas as identified in the Urban Design Study and the Village Planning Guidance SPDs, rigid and gloss finish blinds will generally be unacceptable. D. The Council will exercise strict control over the design and siting of advertisements and hoardings to ensure the character of individual buildings and streets are not materially harmed, having regard to the interests of amenity and public safety (including highway safety).

Tall and Mid-Rise Building Zones

Definitions: Buildings which are 7 storeys or over, or 21 metres or more from the ground level to the top of the building (whichever is lower) will be considered to be tall buildings. Buildings which do not trigger the definition of a tall building set out above, but are 5 storeys or over, or 15 metres or more from the ground level to the top of the building (whichever is lower) will be considered to be mid-rise buildings. A. Proposals for tall buildings will only be appropriate in Tall Building Zones identified on the Policies Map and in Appendix 3, where the development would not result in any adverse visual, functional, environmental or cumulative impacts, having regard to all criteria set out in London Plan Policy D9. To take account of the local context, proposals for tall buildings should address the following criteria: Visual Impacts 1. Tall buildings should respect avoid harm to the views and vistas towards heritage assets across the borough and in neighbouring boroughs, including distinctive roof line features. 2. The location of tall buildings should avoid substantial visual interruptions in areas with otherwise very consistent building and/or roof lines. 3. Tall buildings should respond to the analysis of views and vistas (Policy 31 'Views and Vistas ') towards the site to ensure the form and detailing are sympathetic to the wider context. 4. Tall buildings should consider the design of the lower, middle and upper parts of the tall building and how they work together as well as with the surrounding area and mid-range and long-range views. 5. Development proposals should be supported with graphic 3D modelling to assess the individual and cumulative impact of the proposal on both the existing and emerging skyline, and on day-time and night-time views, in lin

Amenity and Living Conditions

A. All development will be required to protect the amenity and living conditions for occupants of new, existing, adjoining and neighbouring properties and the visual amenity of the area as a whole. The Council will support development where it: 1. Ensures the design and layout of buildings does not have an unacceptable impact on levels of daylight and sunlight on the host building or neighbouring properties, including gardens and outdoor spaces; where existing daylight and sunlight conditions are already substandard, they should be improved where possible; 2. Ensures that adequate outlooks are provided for new occupants, and that heights, massing and siting of new development retains adequate outlooks for neighbouring occupants, avoiding any undue sense of enclosure; 3. Ensures that acceptable standards of privacy are provided and retained, without a diminution of the design quality; development should not result in unacceptable levels of overlooking (or perceived overlooking); balconies should not cause unacceptable overlooking or noise or disturbance to nearby occupiers; 4. Ensures that proposals are not visually intrusive or have an overbearing impact as a result of their height, massing or siting; visual amenity from adjoining sites and from the public realm should not be unacceptably compromised; 5. Ensures there is no harm to the reasonable enjoyment of the use of buildings, gardens and other spaces due to increases in traffic, servicing, parking, noise, light, disturbance, air pollution, odours or vibration or local micro-climate effects; 6. Provides adequate outdoor amenity space for new occupiers in accordance with Policy 13 'Housing Mix and Standards', which is free from excessive noise or disturbance, pollution, odour, sense of enclosure, unacceptable loss of privacy, wind and overshadowing. B. Applicants are expected to have regard to the guidance set out within the Council's SPDs relating to design, including Village Planning Guidance, House Extensions and External Alterations, and Small and Medium Housing Sites, as well as other Local Plan policies on infill and backland developments and housing mix and standards. C. Development will be expected to address London Plan Policy D13 on the Agent of Change principle, and accord with Policy 53 'Local Environmental Impacts'.

Basements and Subterranean Developments

A. The Council will resist subterranean and basement development of more than one storey below the existing ground level to residential properties or those which were previously in residential use. B. Proposals for subterranean and basement developments will be required to comply with the following: 1. extend to no more than a maximum of 50% of the existing garden land or more than half of any other undeveloped garden area (this excludes the footprint of the original building); 2. demonstrate the scheme safeguards the structural stability of the existing building, neighbouring buildings and other infrastructure, including related to the highway and transport; a Structural Impact Assessment will be required where a subterranean development or basement is added to, or adjacent to, a listed building. 3. use natural ventilation and lighting where habitable accommodation is provided to ensure the health and well-being of its occupants; 4. include a minimum of 1 metre naturally draining permeable soil above any part of the basement beneath the garden area, together with a minimum 200mm drainage layer, and provide a satisfactory landscaping scheme; 5. demonstrate that the scheme will not increase or otherwise exacerbate flood risk on the site or beyond, in line with Policy 8 'Flood Risk and Sustainable Drainage (Strategic Policy) '; a site specific Screening Assessment, undertaken by a chartered professional, is required to assess likely impacts from subterranean development within throughflow and groundwater policy zones and/or in an area with >=25% susceptibility to groundwater flooding; if the Screening Assessment determines that the proposed subsurface development may have an impact on the local environment, or if it determines that further investigation work is required, then a Basement Impact Assessment is required; 6. where the proposal contains a waste outlet, install a suitable (positively) pumped device to protect the development from sewer flooding, in line with Policy 8 'Flood Risk and Sustainable Drainage (Strategic Policy) '; 7. demonstrate as part of a Construction Management Plan that the development will be designed and constructed so as to minimise the impact during construction and occupation stages (in line with Policy 53 'Local Environmental Impacts'); 8. demonstrate that the proposal does not cause loss, damage or adverse impact to biodiversity, including trees, and amenity value; and 9. externally visible elements such as light wells, roof lights and fire escapes need to be sensitively designed and sited to avoid any harmful visual impact on neighbouring properties or visual amenity. C. Proposals for subterranean and basement developments, including extensions, as well as lightwells and railings, will be assessed considered against the advice set out in the Council's SPDs relating to character and design as well as the relevant Village Planning Guidance and the forthcoming SPD on Basements and Subterranean Developments. Applicants will be expected to follow the Council's Good Practice Guide on Basement Developments. Any sub-surface, basement and cellar proposals within throughflow and groundwater policy zones and/or in an area with >=25% susceptibility to groundwater flooding need to follow the guidance set out in the Council's Basement Assessment User Guide.

Future development in Whitton

Future development in this place is expected, where relevant, to: a) Conserve the consistency and suburban quality of the area, retaining and restoring front gardens and boundary walls as an important characteristic that provides consistency to the streetscene. b) Consider opportunities to reduce the dominance of cars and promote active travel; improve permeability and create space for pedestrians; introduce measures to improve cycling safety and air quality. c) Embrace the Crane River valley character in adjoining urban spaces by implementing appropriate planting palettes and wayfinding. d) Contribute to enhancing the sense of arrival and quality of the public realm at Whitton Station, identifying opportunities for art, wayfinding, and public realm. e) Contribute to opportunities to provide space for dwelling and encourage village events such as markets or regular cultural events in the High Street or in other suitable areas such as parks and open spaces; including temporary pedestrianisation of roads to enable "spill-out" from restaurants, cafés and pubs, and restoring and maintaining street trees and planters. f) In areas deficient in access to Public Open Space, consider opportunities to improve access to existing spaces; either through design and public realm improvements, or where opportunities arise, provide new publicly accessible open space. Open spaces that are currently not publicly accessible, such as Kneller Hall, will be encouraged to make them available for public access and use.

Protecting the Local Economy (Strategic Policy)

A. The Council will seek to retain and attract investment from existing and emerging sectors to support the existing business base and create a diverse and enterprising local economy. New development proposals will be supported which: 1. Protect existing employment floorspace for office use, with a no net loss approach. Take an employment-led approach to any redevelopment for industrial use to meet local economic needs through intensification of the existing employment floorspace. 2. Direct major new employment development to the designated Key Business Areas and Locally Important Industrial Land and Business Parks and to the town centres, as identified on the Policies Map. Other employment floorspace of an appropriate scale may be located elsewhere. 3. Any major new development should explore the opportunity to create ground floor industrial provision to address local needs, particularly in town centres and other locations with high accessibility (PTALs 3-6). 4. Provide a range of commercial unit types, that are flexible and adaptable to changing needs, suitable for subdivision and configuration for new economic uses and activities for a range of occupiers; 5. Ensure there is a supply of affordable workspace that is well-designed, flexible and adaptable, to support small and medium sized enterprises or the voluntary and community sector in the borough, as identified in Policy 25 'Affordable, Flexible and Managed Workspace'; and 6. Strengthen the pathways through education and learning into jobs and careers for residents, supporting employment and training skills to maximise local employment opportunities, as identified in Policy 50 'Education and Training (Strategic Policy)'.

Promoting Jobs and our Local Economy

A. Proposals for employment floorspace should support suitable workspace for the borough's locally significant and diverse sectors, in accordance with London Plan Policy E8, including those of particular importance to the borough's local economy: 1. Flexible workspace hubs including co-working space and serviced offices in the borough's suburban town centre locations; 2. Space to accommodate small and micro firms, for start-up, incubation and accelerator with corresponding business support; 3. Voluntary, community and local healthcare organisations; 4. Media and creative industries; 5. Scientific research and laboratory space; 6. Theatre, television and film studio capacity; 7. River-related and river-dependent industries; and 8. Opportunities to develop the low carbon and environmental goods and services sector and support the local circular economy. B. Proposals must provide opportunities for local employment and training, as required by Policy 50 'Education and Training (Strategic Policy)' part B D. C. Proposals for the provision or re-provision of economic uses must provide for a high standard of workspace which reflects local economic needs and is of a design that enables use by a variety of different occupiers including: 1. Adequate floor-to-ceiling heights which are sufficient for the operation of the intended use as well as the provision of serving requirements such as ventilation, heating, lighting, electricity and cabling; 2. Adequate doorway and corridor widths are provided together with clear and flexible floorplates with few supporting columns, to allow for ease of movement and facilitate the efficient use of the floorspace; 3. Level thresholds and inclusive access throughout the building; 4. Adequate servicing and loading facilities, including access bays and service yards, and goods lifts for multi-story developments, as appropriate; 5. Adequate facilities that promote cycle usage, including workspace showers, changing rooms, and lockers, proportionate to the scale of the development and quantity of cycle parking required (see Policy 48 'Vehicular Parking Standards, Cycle Parking, Servicing and Construction Logistics Management'); 6. Natural light and ventilation. Windowless and basement economic floorspace will be resisted, unless considerations specific to the use prevent this; and 7. Good telecommunications connectivity, including broadband connections and mobile connectivity (see Policy

Affordable, Flexible and Managed Workspace

A. Existing affordable workspace will be protected. The redevelopment of existing affordable, flexible and managed workspace must re-provide the maximum viable quantum of such employment floorspace in perpetuity, at equivalent rents (taking into account service charges). B. In accordance with London Plan Policy E3, the Council will require the provision of affordable workspace through: 1. Supporting the provision of affordable space as part of mixed-use schemes, where feasible, in town centres, that can be used for remote working and start-up space; 2. Securing the provision of affordable workspace in commercial developments that is flexible, suitable for subdivision and configuration for new uses and activities, including for occupation by small or independent commercial enterprises; 3. Securing provision in perpetuity or as appropriate through the appointment of managed workspace providers where new business space is provided, by condition and/or a Planning Obligation; and 4. Requiring the provision of affordable workspace within major developments with over 1000sqm of employment floorspace proposed (gross), to be secured through planning obligations.

Tackling the Climate Emergency (Strategic Policy)

A. Climate change is now the greatest challenge facing our society. The Council will promote zero carbon development, with the aim that all buildings and infrastructure projects in the borough will be net-zero carbon by 2043, at the latest. This will require substantial reductions in greenhouse gas emissions and will also reduce fuel poverty and improve long term energy security for Richmond's residents and businesses. Development must not exacerbate climate change or its effects. Development should increase local resilience to current and future impacts of climate changes, especially for the most vulnerable people and property. B. This will be achieved by requiring all development to: 1. reduce greenhouse gas emissions in accordance with the London Plan's Energy Hierarchy and support the transition to a low carbon society by maximising energy efficiency, zero and low carbon heat and local renewable energy generation; 2. follow the principles of the circular economy and support effective resources use to ensure that they are kept in use for as long as possible and thereby minimise waste; 3. reuse and refurbishment in preference to demolition and new construction; 4. demonstrate that they are well designed, fully adaptable and resilient to the impacts of a changing climate; 5. adapt to the changing climate by minimising the effects of overheating, mitigating the urban heat island effect, managing flooding, and minimising energy consumption in accordance with the London Plan's Cooling Hierarchy; 6. enhance and improve the borough's green and blue infrastructure to ensure it delivers multi-functional benefits, such as enhancing micro-climates and natural carbon sinks as well as improving air quality; 7. adopt an integrated approach to water management which considers flood risk and flood storage, sustainable drainage, water efficiency, water quality and biodiversity; 8. reduce water demand and meet best practice water efficiency targets; 9. adopt a circular economy approach and minimise embodied carbon; 10. ensure that the principles of active and sustainable modes of travel are adopted; 11. promote retrofitting of existing buildings, through low-carbon measures; 12. promote healthy, sustainable and low carbon lifestyles in line with the Council's Climate Emergency Strategy. C. To ensure that Richmond is on the right trajectory to achieve its net-zero carbon target, responding to climate change, including sustainable design and construction, must be considered holistically from the start of the design process. Therefore, all development proposals are required to demonstrate how they will comply with all relevant policies on climate change and sustainable design during design, construction and operation of the development. D. The Council will work with partners and local communities to improve the energy and water efficiency of the existing building stock and wider public realm, with a particular focus on increasing energy efficiency of homes and businesses, especially improved insulation in lofts, walls and floors. The Council's Carbon Offset Fund will be used to implement projects to reduce carbon emissions across the borough.

Minimising Greenhouse Gas Emissions and Promoting Energy Efficiency (Strategic Policy)

A. To achieve the borough's target of net-zero carbon by 2043 at the latest, all proposed development will be required to demonstrate that the fullest contribution to minimising greenhouse gas emissions has been made on site. This will be achieved by requiring: B. All development: 1. to reduce greenhouse gas emissions on-site in accordance with the London Plan's Energy Hierarchy: a. Be lean: use less energy and manage demand during operation. b. Be clean: exploit local energy resources (such as secondary heat) and supply energy efficiently and cleanly. c. Be green: maximise opportunities for renewable energy by producing, storing and using renewable energy on-site d. Be seen: monitor, verify and report on energy performance 2. to make the fullest contribution to supplying energy efficiently and cleanly, and to maximise renewable and low carbon energy generation, storage and use, through the deployment of appropriately selected, sized and sited technologies; 3. to promote a more ambitious use of available roof space to deliver multi-functional benefits (such as the co-location of renewable energy and green infrastructure); 4. to adopt a circular economy approach to building design and construction to reduce waste, to keep materials and products in use for as long as possible, and to minimise embodied carbon (see Policy 7 'Waste and the Circular Economy (Strategic Policy)'). C. All conversions and changes of use that result in the creation of 1 or more dwellings: 1. to provide an Energy Strategy demonstrating how emissions savings have been maximised on site at each stage of the energy hierarchy; 2. to achieve net-zero carbon with a minimum of 35% on-site reduction beyond Building Regulations (2021) (or any future updating successor to these standards). D. New-build residential development of 1 or more dwellings, and major residential development of 10 or more dwellings (including changes of use, conversions and major refurbishments), and non-residential development of 100sqm or more (including changes of use, conversions and refurbishments): 1. to achieve net-zero carbon with a minimum of 60% on-site reduction; 2. to provide an Energy Strategy demonstrating how emissions savings have been maximised on site at each stage of the London Plan's Energy Hierarchy; 3. to use low carbon heat and hot water supply; there can be no gas boilers in new dwellings or new non-domestic development in Richmond from 2024; 4. to demonstrate how energy demand, including regulated and unregulated uses (including plant or equipment), has been minimised on site through passive measures and by maximising the efficiency of building form, fabric and systems; 5. to reduce the potential for internal overheating and reliance on air conditioning systems in accordance with the London Plan's Cooling Hierarchy (Policy SI 4 Managing Heat Risk) and meet the requirements of Part O of the Building Regulations (TM592 (domestic) and TM529 (nondomestic)); 6. to meet the requirements of Part F of the Building Regulations (Ventilation); 7. to assess viability of on-site renewables and target solar technologies equal to 40% of building footprint area (unless it can be clearly demonstrated that this is not practical); 8. to disclose the anticipated Energy Use Intensity and space heating demand at design and pre-occupation stage, and over at least the first five operational years. E. Zero carbon and the Council's Carbon Offset Fund 1. New development proposals will be required to get as close as possible to zero-carbon on-site, rather than relying on offset fund payments to make up any shortfall in emissions. A cash-in-lieu contribution to meet net-zero carbon will only be considered acceptable in instances where it has been clearly demonstrated with robust and credible evidence that no further savings can be achieved on-site, due to site constraints or limitations. Off-site provision instead of a cash-in-lieu contribution is only acceptable if an alternative proposal is identified, delivery of that proposal is certain and subject to agreement by the Council. 2. The London Plan's carbon offset price is currently set at £95/t. This is generally considered too low to actually deliver equivalent carbon savings and therefore does not incentivise sufficient on-site savings. Therefore, it is a perverse incentive for developers to offset carbon emissions via a cash-in-lieu contribution rather than achieving the actual savings on site. In order to incentivise developers to implement on-site lower carbon strategies where possible, and to ensure that any remaining carbon shortfall can adequately be addressed off site, the carbon shortfall for the assumed life of a development (e.g. 30 years) will therefore be offset at a rate of £300/t as at 2021. The price for offsetting carbon is regularly reviewed. Any changes to Richmond's suggested carbon offset price will be updated in future guidance.

Energy Infrastructure (Strategic Policy)

A. All development proposals should prepare an Energy Strategy in accordance with the Mayor's Energy Planning Guidance. All developments should maximise opportunities for on-site electricity and heat production from renewable energy sources. This approach will help reduce carbon emissions, reduce energy costs to occupants, reduce fuel poverty and improve the borough's energy resilience. B. New development will be expected to connect to any existing decentralised energy network (DEN). Where networks do not exist, developments should make provision to connect to any future network that may be developed, having regard to the possibility for this to come forward. C. Major residential development of 10 or more dwellings (including changes of use, conversions and major refurbishments), and non-residential development of 500sqm (including changes of use, conversions and refurbishments) or more will need: 1. to connect to, and where appropriate extend, existing DENs in the vicinity of the site, unless a robust and credible feasibility assessment demonstrates that connection is not reasonably possible; 2. where a connection is not feasible, provide an assessment of the provision of on-site DEN; there is an expectation that on-site – even if in the form of microgeneration such as solar technologies – are feasible; provision should also be made for future connection to a wider DEN network should one become available; 3. where a connection or provision of new DEN is not immediately available, ensure the development is designed in accordance with the Heating Hierarchy set out in London Plan Policies SI 3 (D) and S1 4 (B). D. Any new DENs should prioritise non-combustible, non-fossil fuel energy as the primary heat source. Given that the carbon savings from gas engine combined heat and power (CHP) systems are declining due to the decarbonisation of the national electricity grid, and increasing evidence of adverse air quality impacts, developers will be required to use low and zero carbon heat sources and existing heat networks will need to be decarbonised. This is to ensure there is no increase in the amount of NOx emitted in the borough (see Policy 53 'Local Environmental Impacts', Part D Air Quality).

Sustainable Construction Standards

A. Developments will be required to achieve the highest standards of sustainable design and construction. Applicants will be required to complete the following: Residential development 1. Development of 1 dwelling unit or more will be required to complete the Sustainable Construction Checklist SPD. A completed Checklist must be submitted as part of the planning application. 2. All new-build residential developments must achieve a four-star rating (as a minimum) under the BRE Home Quality Mark scheme. 3. Proposals for conversions or change of use to residential will be required to meet BREEAM Domestic Refurbishment 'Outstanding' standard or equivalent. If a developer can provide evidence from an accredited BREEAM assessor that achieving 'Outstanding' is not technically feasible than 'Excellent' would be acceptable. 4. Development that results in a new residential dwelling, including conversions, change of use, and extensions that result in a new dwelling unit, must be designed to be water efficient and reduce water consumption. Refurbishments and other non-domestic development will be expected to meet BREEAM water-efficiency credits. Residential development must not exceed a maximum water use of 105 litres per head per day (excluding the allowance of up to 5 litres for external water consumption) using the 'Fittings Approach' in Table 2.2 of Part G of Building Regulations. Planning conditions will be applied to new residential development to ensure that the water efficiency standards are met. will be required to incorporate water conservation measures to achieve maximum water consumption of 110 litres per person per day for homes (including an allowance of 5 litres or less per person per day for external water consumption). Non-residential development 5. Development of 100sqm or more of non-residential floor space (including changes of use, conversions, and extensions) will be required to complete the Sustainable Construction Checklist SPD. A completed Checklist has to be submitted as part of the planning application. 6. New non-residential buildings over 500sqm will be required to meet BREEAM Non-domestic New Construction 'Outstanding' standard or equivalent. A 'verification stage' certification at post occupancy stage must also be achieved, unless it can be demonstrated that this is not feasible. If a developer can provide evidence from an accredited BREEAM assessor that achieving 'Outstanding' is not technically feasible than 'Excellent' would be acceptable. 7. All major non-residential refurbishment of existing buildings and conversions over 500sqm will be required to achieve a final (post-construction) certified rating of 'Outstanding' under BREEAM Non-domestic Refurbishment and Fit-out 'Outstanding' standard or equivalent. The scope of works of the development must include a full fit-out, unless it can be demonstrated that this is not feasible. B. New-build residential development of 1 or more dwellings, and major residential development of 10 or more dwellings (including changes of use, conversions and major refurbishments), and non-residential development of 100sqm or more (including changes of use, conversions and refurbishments) should demonstrate compliance with the following relevant fabric efficiency targets: Table 16.2 Fabric Efficiency Targets Space Heating Demand Target from 01 January 2025: <15 kWh/m2/yr for Block of flats and mid-terraced houses; <20 kWh/m2/yr for Semi-detached, end of terrace and detached houses; <15 kWh/m2/yr for Non-residential development Zero Carbon Hub Full FEES from 01 January 2023 to 31 December 2024: <39 kWh/m2/yr for Block of flats and mid-terraced houses; <46 kWh/m2/yr for Semi-detached, end of terrace and detached houses Zero Carbon Hub Interim FEES until 31 December 2022: <43 kWh/m2/yr for Block of flats and mid-terraced houses; <52 kWh/m2/yr for Semi-detached, end of terrace and detached houses

Green and Blue Infrastructure (Strategic Policy)

A. Green and blue infrastructure is a network of multi-functional green spaces and green features, green space stepping-stone sites as well as rivers and other watercourses, ponds, floodplains and wetlands, which provides multiple benefits for people, nature and the economy, and which plays a significant role in both mitigating and adapting to climate change. B. To ensure all development proposals protect and appropriately enhance and restore green infrastructure, the following will be taken into account when assessing development proposals: 1. Protect and enhance the borough's blue and green infrastructure networks, in particular, but not exclusively, the sites designated as Green Belt, Metropolitan Open Land, Local Green Space, Other Open Land of Townscape Importance, other open spaces as well as areas designated for their biodiversity and nature conservation value. 2. Protect and seek improvements to walking and cycling routes to and through the green infrastructure network, such as green spaces, and where opportunities arise create such routes, thereby promoting healthy lifestyles and active travel. 3. Enhance the existing blue and green infrastructure network, including open spaces and green corridors, providing habitats for biodiversity to flourish and expand. 4. Protect and enhance biodiversity within the green and blue infrastructure networks, particularly on sites designated for nature conservation interest, but also recognise the contribution that non-designated sites offer to increase biodiversity in the borough. 5. Increase the provision of green and blue infrastructure in and around development sites through urban greening and other green and blue infrastructure features, ensuring they complement the surroundings and link into existing networks. 6. Expect development to incorporate and maintain appropriate elements of green infrastructure which make a positive contribution to the wider network of open spaces. 7. Enhance accessibility to open spaces as well as to the blue infrastructure network, particularly to the borough's rivers and their banks, for recreational use, while ensuring that the biodiversity value is protected and enhanced in a measurable way. 8. Improve opportunities for local residents and visitors to experience nature and provide educational opportunities, both formal and informal, within the development, to allow the public to embrace their local environment and develop potential stewardship behaviours. 9. Make provision for the long-term sustainable maintenance and management of open space and green and blue infrastructure features on site, including supporting community involvement in stewardship of green and blue infrastructure networks, and ensuring there is space for growing food, including pollination and wildlife-friendly gardening.

Green Belt, Metropolitan Open Land and Local Green Space

A. The borough's Green Belt and Metropolitan Open Land will be protected and retained in predominantly open use. Inappropriate development will be refused unless 'very special circumstances' can be robustly demonstrated that clearly outweigh the harm to the Green Belt or Metropolitan Open Land. B. Appropriate uses within the Green Belt or Metropolitan Open Land include public and private open spaces and playing fields, outdoor recreation and sport, biodiversity including rivers and bodies of water, open community uses including allotments and cemeteries. Development will only be supported if it is appropriate and helps secure the objectives of improving the Green Belt or Metropolitan Open Land, subject to national planning policy tests. C. 'Very special circumstances' must result in the improvement and enhancement of the openness, character and use of the Green Belt and Metropolitan Open Land. Measures could include improvements or enhancements to landscape quality (including visual amenity), biodiversity (including delivering biodiversity net gain) or accessibility. D. When considering developments on sites in proximity to Green Belt or Metropolitan Open Land, any possible visual impacts on the character, local distinctiveness, and openness of the Green Belt or Metropolitan Open Land will be taken into account. E. Local Green Space, which is demonstrably special to a local community and which holds a particular local significance, will be protected from inappropriate development that could cause harm to its qualities.

Other Open Land of Townscape Importance (OOLTI)

A. Other open areas that are of townscape importance will be protected in open use, and enhanced where possible. B. In addition to permitted development rights, it will be recognised that there may be exceptional cases where appropriate development is acceptable. The following criteria will be taken into account when assessing whether development is appropriate: 1. It must be linked to the functional use of the Other Open Land of Townscape Importance; or 2. It can only be a replacement of, or minor extension to, existing built facilities; and 3. It does not harm the character or openness of the open land. C. Improvement and enhancement of the openness or character of other open land and measures to open up views into and out of designated other open land will be encouraged. Where appropriate, the Council will encourage measures to restore its green space quality and character, and deliver appropriate and positive measurable Biodiversity Net Gain enhancements. D. When considering developments on sites in proximity to designated other open land, any possible visual impacts on the character and openness of the designated other open land will be taken into account. Policies Map designations A. Further to the recommendations in the Open Land Review (Green Belt, MOL, LGS and OOLTI), the following site has been added as OOLTI: Triangle of grass at Ellerman Avenue B. In addition, a duplication of an OOLTI at the following site has been removed, leaving the correct designation in place: Harlequins Site, Twickenham

Public Open Space, Play, Sport and Recreation

A. Public Open Space, children's and young people's play facilities as well as formal and informal sports grounds and playing fields will be protected, and where possible enhanced. Improvements of existing facilities and spaces, including their openness and character and their accessibility and linkages, will be encouraged. B. Existing open space, play space, sports and recreational buildings and land, including playing fields, should not be built on unless: 1. an assessment has been undertaken which has clearly shown the facility, open space, buildings or land to be surplus to requirements; or 2. the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or 3. the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use. C. New open spaces, play facilities and formal and informal land for sport and recreation should be linked to the wider green infrastructure network as they play an important role in creating social cohesion, encouraging and promoting healthier and more active lifestyles. In addition, green open spaces are especially important for biodiversity and the improvement of wildlife or ecological corridors as well as contribute in reducing the likely effects of climate change. Furthermore, the provision of new open spaces and actively encouraging new users and visitors to utilise these spaces will alleviate recreational pressures on sites designated for biodiversity. D. The Council will require all major development proposals in the borough to meet the Public Open Space, play space, and playing fields and ancillary sport facilities needs arising out of the development by requiring the following: Public Open Space 1. Applicants should provide an analysis of existing open space provision in line with the Council's accessibility standards for travel to open spaces. Where there is inadequate existing provision and limited access to such facilities, publicly accessible facilities will be expected on-site to mitigate the impacts of the new development on existing provision. 2. Major developments will be required to provide new on-site open space in areas of Public Open Space deficiency, as shown on the Policies Map. This will be required in addition to any external amenity space. 3. Major developments outside of areas designated as Public Open Space deficient will need to provide on-site open space where feasible. Should such provision not be feasible, a payment in lieu will be sought as a planning obligation to enable the provision of new off-site open space, or improvements to the accessibility or quality of existing Public Open Space in the vicinity of the development. Planning obligations will also be sought towards management and maintenance of new or improved off-site open space. 4. Any new Public Open Space provided as a result of new development should deliver multi-functional benefits, including for nature conservation and biodiversity value as well as for the health and wellbeing of future occupants and surrounding local communities. Play space 5. Applicants should provide a play and child occupancy assessment to determine whether the proposal will lead to an estimated child occupancy of ten children or more, by using the GLA's child yield calculator as advised in the Planning Obligations SPD. In addition, an assessment of existing play facilities within the surrounding area will be required. Where the assessment demonstrates an estimated child occupancy of ten children or more, the development proposal should make appropriate and adequate provision of dedicated on-site play space by following the London Plan benchmark standard of 10sqm per child. The Council will seek to integrate new major development within existing areas and neighbourhoods. Therefore, new dedicated on-site play space should be made publicly accessible by all. 6. New play space should be well located within a site, away from sources of pollution; be of sustainable construction; and cater for a range of different ages and abilities. The local community and particularly local children should be engaged in the design of the play space.

Urban Greening

A. All development proposals should integrate green infrastructure and provide for urban greening. It is necessary to consider green infrastructure at an early stage of the design process and incorporate this as part of an integrated design approach. B. Major developments are required to: 1. Conduct an Urban Greening Factor (UGF) assessment in accordance with the methodology set out in the London Plan; 2. Achieve an UGF of a minimum of 0.4 for developments that are predominantly residential; 3. Achieve an UGF of a minimum of 0.3 for developments that are predominantly commercial. C. All other developments are required to include urban greening elements, although no UGF calculation has to be submitted. Applicants will be required to provide the following information: 1. Appropriate information which provides sufficient detail on the type(s) of green infrastructure proposed; 2. Justification indicating why the type(s) of green infrastructure have been proposed for the development; 3. The UGF calculation and score (for major developments); and 4. Appropriate information on how the urban greening elements will be maintained and managed over the lifetime of the development. D. Any new urban greening element should focus on tackling the climate emergency and/or help avoid or mitigate the impacts of the proposed development on biodiversity by providing locally relevant greening that complements the site's existing wildlife value and that will achieve an overall gain in biodiversity. E. Biodiverse green roofs should be incorporated into developments with roof plate areas of 100sqm or more, where technically feasible. At least 70% of any potential roof plate area should be used as a biodiverse green roof. F. Developments proposing the installation of roof level solar technologies are required to incorporate the panels over a green roof area to form a 'bio-solar roof', where the overarching biodiversity and drainage functions of the green roof will not be adversely affected. Integrated solutions are available for both new build construction and retrofit projects, which would allow for the entire roof area to qualify as a green roof, and if a biodiversity vegetation finish is elected for, this can further enhance the BREEAM credit rating for the roof element (see Policy 6 'Sustainable Construction Standards'). G. The onus is on an applicant to provide evidence and justification if a green roof cannot be feasibly incorporated. H. Developments involving the extension of existing buildings are strongly encouraged to retrofit extensive green roofs on existing roof areas where feasible, in addition to providing green roofs on the extension where technically feasible. I. The use of green walls is also encouraged and supported.

Biodiversity and Geodiversity

A. In accordance with London Plan Policy G6 (Biodiversity and access to nature), the Council will protect and enhance the borough's biodiversity and geodiversity, in particular, but not exclusively, the sites designated for their biodiversity and nature conservation value, including the connectivity between habitats and stepping-stone sites that connect wildlife or ecological corridors. This will be achieved by: 1. protecting biodiversity in, and adjacent to, the borough's designated sites for biodiversity and nature conservation importance (including buffer zones) against inappropriate development; this includes sites of international or national nature conservation importance, such as Special Areas of Conservation (SACs), Sites of Special Scientific Interest (SSSIs) or National Nature Reserves (NNRs) as well as those of London- and boroughwide importance, including Local Nature Reserve (LNRs) and Sites of Importance for Nature Conservation (SINCs); 2. protecting and conserving priority species and habitats that sit outside the nature conservation network of designated sites, including protecting other existing habitats and features of biodiversity value on non-designated sites as well as dark spaces that are important for some species, and promoting opportunities for their enhancement by using the Richmond Biodiversity Action Plan's aim and actions; 3. protecting ecological or wildlife corridors from development which may destroy, impair or harm the integrity of the corridor; 4. requiring development to deliver robust and measurable net gains for biodiversity in accordance with good practice principles for Biodiversity Net Gain (BNG) by incorporating and/or creating new habitats or biodiversity features, such as expansion and improvement of habitats, green and blue links or habitat restoration, incorporation of green roofs and walls, tree planting as well as micro-habitat features such as bird and bat bricks and boxes, hedgehog gates or wildlife ponds in line with other policies of this Plan; 5. requiring the following development proposals to provide a minimum measurable 210% net gain for biodiversity, in line with the latest available version of the DEFRA metric: a. small-scale householder applications which increase the footprint and/or floorspace of the existing dwelling; b. all development proposals, including conversions or changes of use, that result in 1 dwelling unit or more; c. non-residential development proposals which increase the footprint and/or floorspace; 6. ensuring development positively contributes and enhances the wildlife value of green and blue infrastructure, particularly of ecological corridors (see Policy 34 'Green and Blue Infrastructure (Strategic Policy) '); the width of new ecological or wildlife corridors will be dependent on-site specific circumstances – the larger the development / application site, the wider the corridor; 7. protecting back gardens from development which may destroy, impair, or harm their integrity, and removing Permitted Development Rights from where possible, to ensure new developments, including conversions and changes of use resulting in a new dwelling, for all proposals that require planning permission in order to protect rear and front residential garden spaces as a cumulative key wildlife habitat resource. B. Where development would impact on species or a habitat, especially where identified in the Richmond Biodiversity Action Plan (BAP) at London or local level, or the Biodiversity Strategy for England, development proposals shall demonstrate that the mitigation hierarchy has been followed sequentially in accordance with the principles of: 1. avoid (i.e. the applicant has to demonstrate that there is no alternative proposal with less harmful impacts); 2. reduce, moderate, minimise; 3. rescue (e.g. translocation); 4. as a last resort, to appropriately compensate for any damage (e.g. deliver off-site compensation or better biodiversity value). C. In accordance with the London Plan Policy G6 (Biodiversity and access to nature), in addition to the need to follow the above hierarchy approach, the following mitigation hierarchy will also be applied to SINC's: 1. avoid damaging the significant ecological features of the SINC site. 2. minimise the overall spatial impact and mitigate it by improving the quality or management of the rest of the site. 3. deliver off-site compensation of better biodiversity value. Adequate and sufficiently robust information must be submitted with planning applications for proposals which may affect any designated site or any important habitats, species or geological feature to ensure that the likely impacts of the proposal can be fully assessed. D. In accordance with the London Plan Policy G6 (Biodiversity and access to nature), development proposals which seek to reduce deficiencies in access to nature and therefore help deliver robust, credible and measurable Net Gains for Biodiversity (by reducing natural green space deficiency) will be considered positively by the local planning authority. E. Development proposals which would cause harm to a designated site with geodiversity value will not be permitted unless any damaging impacts can be prevented by appropriate mitigation measures. Development proposals which would affect a designated site with geodiversity value should seek to retain, restore and enhance the geological interest where possible.

Rivers and River Corridors

A. The natural, historic and built environments of the borough's watercourses will be protected. Development adjacent to the river corridors will be expected to contribute to improvements and enhancements to the river environment, including improved public spaces, access to the borough's rivers, especially the Thames Path, the creation of new habitats, and improvements of flood defences and flood storage. The Council expects development adjacent to rivers to contribute to improvement in water quality where relevant in accordance with Policy 9 Part C. B. Development within the Thames Policy Area should respect and take account of the special character of the reach as set out in the Thames Landscape Strategy and Thames Strategy (Kew to Chelsea) and the Council's Conservation Area Statements and Studies. C. Developments alongside and adjacent to the River Thames should ensure that they establish a relationship with the river, maximise the benefits of its setting in terms of views and vistas. Buildings fronting the river should incorporate uses that enable local communities and the public to enjoy the riverside, especially at ground level in buildings fronting the river. D. All development proposals alongside or adjacent to the borough's river corridors should: 1. Retain existing public access to the riverside and alongside the river; and 2. Enhance existing public access to the riverside where improvements are feasible; or 3. Provide new public access to the riverside where possible, which should be accessible at all times, and maintain existing points of access to the foreshore subject to health and safety considerations. All major development proposals adjacent to the borough's rivers are expected to provide public access to

Moorings and Floating Structures

A. There is a presumption against new proposals for houseboats, including extensions to existing houseboats, and other moorings or floating structures designed for permanent residential use. B. Applications for replacement houseboats should demonstrate they would not be materially larger than existing nor harm the character of the river. C. A new mooring or other floating structure or development of an existing mooring will be supported if it complies with the following criteria: 1. it does not harm the character, openness and views of the river, by virtue of its design and height; 2. protects and/or enhances the biodiversity of the river; 3. the proposed use is river-dependent or river-related; 4. there is no interference with the recreational use of the river, riverside and navigation; and 5. the proposal is of wider benefit to the community.

Trees, Woodland and Landscape

A. The Council will require the protection of existing trees and the provision of new trees in accordance with London Plan Policy G7 (Trees and Woodlands), as well as shrubs, hedgerows and other vegetation of landscape significance that complement existing, or create new, high quality green elements, which deliver air quality, climate change, amenity and biodiversity benefits. B. To ensure development protects, respects, contributes to and enhances trees and landscapes, the Council, when assessing development proposals, will: Trees and Woodlands 1. resist the loss of trees, including aged or veteran trees, unless the tree is dead, dying or dangerous; or the tree is causing significant damage to adjacent structures; or the tree has little or no amenity value and it is not possible to retain the tree as part of the development; or felling is for reasons of good arboricultural practice; 2. resist development that would result in the loss or deterioration of irreplaceable habitat such as historic parkland; 3. require that site design or layout ensures a harmonious relationship between trees and their surroundings, and will resist development which will be likely to result in pressure to significantly prune or remove trees; 4. require all developments to minimise impacts on existing trees, hedges, shrubs and other significant vegetation on site and on adjoining land, and provide sufficient space for the crowns and root systems of existing and proposed trees and their future growth. Developments within proximity of existing trees are required to provide protection from any damage during development; 5. require, where practicable, an appropriate replacement for any tree that is felled; where this is not possible, a financial contribution to the provision for an off-site tree in line with the monetary value of the existing tree to be felled will be required in line with the 'Capital Asset Value for Amenity Trees' (CAVAT); 6. require new trees to be of a suitable species for the location in terms of height and root spread, taking account of space required for trees to mature; the use of native species as well as large-canopied species are encouraged where appropriate; 7. where appropriate and relevant, require the provision of large-canopied tree lined streets as set out in the NPPF; 8. require that trees are adequately protected throughout the course of development, in accordance with British Standard 5837 (Trees in relation to design, demolition and construction – Recommendations). Landscape 9. require the retention of important existing landscape features where practicable; 10. require landscape design and materials to be of high quality and compatible with the surrounding landscape and character; and 11. require planting, including new trees, shrubs and other significant vegetation where appropriate, prioritising the use of appropriate native tree and shrub species to help support biodiversity and connect to the wider green infrastructure network. C. The Council will use Tree Preservation Orders (TPOs) or attach planning conditions to protect any trees considered to be of value to the townscape and amenity in order to secure their retention. D. The Council will seek long-term maintenance and management plans to accompany tree and landscaping proposals where appropriate.

Allotments and Food Growing Spaces

A. The Council will protect existing allotments and support other potential spaces that could be used for commercial food production or for community gardening, where possible. B. The value of the allotment space in visual, ecological, biodiversity and historical terms will also be taken into account where there is development pressure on the land. In the highly unlikely event of allotments becoming surplus to requirements, other open space uses will be considered first, particularly where the existing allotment is in an area identified as deficient in Public Open Space Provision.

Local Environmental Impacts

A. The Council will seek to ensure that local environmental impacts of all development proposals do not lead to detrimental effects on the health, safety and the amenity of existing and new users or occupiers of the development site, or the surrounding land. These potential impacts can include, but are not limited to, air pollution, noise and vibration, light pollution, odours and fumes, solar glare and solar dazzle as well as land contamination. B. Developers should follow any guidance provided by the Council on local environmental impacts and pollution as well as on noise generating and noise sensitive development. Where necessary, the Council will set planning conditions to reduce local environmental impacts on adjacent land uses to acceptable levels. C. In accordance with London Plan Policy D13 Agent of Change, the Council will apply the Agent of Change principle, which places the responsibility for mitigating impacts from existing noise and other nuisance-generating activities or uses firmly on the proposed new development sensitive to noise and other nuisances. D. The Council promotes good air quality design and new technologies. All developments must comply with London Plan Policy SI 1 Improving Air Quality. E. Major developments and large-scale development subject to an Environmental Impact Assessment (EIA) are required to achieve "Air Quality Positive". F. All developments must be at least "Air Quality Neutral". Proposals that would materially increase exceedances of local air pollutants will be resisted unless the development mitigates this impact through physical measures and/or financial contributions to implement proposals in Richmond's Local Air Quality Management Plan. G. To consider the impact of introducing new developments in areas already subject to poor air quality, the following will be required: 1. an air quality impact assessment, including where necessary modelled data; this also applies to change of use to residential at street level; 2. mitigation measures to reduce the development's impact upon air quality, including the type of equipment installed, thermal insulation and ducting abatement technology; 3. measures to protect the occupiers of new developments from existing sources; 4. strict mitigation for developments to be used by sensitive receptors such as schools, hospitals and care homes in areas of existing poor air quality; this also applies to proposals close to developments used by sensitive receptors; 5. mitigation measures to reduce the impact of transport from the development upon air quality, including support for active travel, electric vehicles and car club membership. H. The Council will require financial contributions towards off-site air quality measures where a proposed development is not air quality neutral, or mitigation measures do not reduce the impact upon poor air quality. Specific guidance for air quality in new developments is set out in the Council's Air Quality SPD (2020). I. The Council encourages good acoustic design to ensure occupiers of new and existing noise sensitive buildings are protected. The following will be required, where necessary: 1. a noise assessment of any new plant and equipment and its impact upon both receptors and the general background noise levels; 2. mitigation measures where noise needs to be controlled and manged; 3. time limits and restrictions for activities where noise cannot be sufficiently mitigated; 4. promotion of good acoustic design and use of new technologies; 5. measures to protect the occupiers of new developments from existing sources. J. Specific guidance for where noise and/or vibration will be an important consideration is set out in Development Control for Noise Generating and Noise Sensitive Development SPD (2018). K. The Council will seek to ensure that artificial lighting in new developments does not lead to unacceptable impacts by requiring the following, where necessary: 1. an assessment of any new lighting and its impact upon any receptors; 2. mitigation measures, including the type and positioning of light sources; 3. promotion of good lighting design and use of new technologies. L. The Council will seek to ensure that any potential impacts relating to odour and fumes from commercial activities are adequately mitigated by requiring the following: 1. an impact assessment where necessary; 2. the type and nature of filtration to be used; 3. the height and position of any chimney or outlet; 4. promotion and use of new abatement technologies. M. The Council promotes, where necessary, the remediation of contaminated land where development comes forward. Potential contamination risks will need to be properly considered and adequately mitigated before development proceeds. New development must not pose an unacceptable risk to water quality. Development which has the potential to adversely impact water quality will be required to provide appropriate mitigation to alleviate the risk. N. The Council will seek to manage and limit environmental disturbances during construction and demolition as well as during excavations and construction of basements and subterranean developments. To deliver this the Council requires the submission of Construction Management Plans (CMPs) for the following types of developments: 1. all major developments; 2. any basement and subterranean developments; 3. developments of sites in confined locations or near sensitive receptors; or 4. if substantial demolition/excavation works are proposed. O. Where applicable and considered necessary, the Council may seek a bespoke charge specific to the proposal to cover the cost of monitoring the Construction Management Plan (CMP). The Council will encourage early connection to electric power in the course of development to avoid nuisance from generators. In addition, CMPs will need to demonstrate how they meet the conditions and adhere to the Environment Agency's regulatory position statements on dewatering where applicable.

Flood Risk and Sustainable Drainage (Strategic Policy)

A. All developments will need to be made safe for their lifetime and clearly demonstrate that they avoid, minimise or reduce contributing to all sources of flooding, including fluvial, tidal, surface water, groundwater and flooding from sewers; taking account of climate change and that they do not increase flood risk elsewhere. Development will be guided to areas of lower risk by applying the 'Sequential Test' as set out in national policy guidance, and where necessary, the 'Exception Test' will be applied. A sequential approach should be taken to the layout of sites, locating development in areas at lowest risk from flooding on a site. Unacceptable developments and land uses will be refused in line with national policy, the requirements set out in the Council's Strategic Flood Risk Assessment (SFRA) and as outlined in the table below. B. To enable development, proposals must provide mitigation and resilience against flood risk as set out in the Council's SFRA, including but not limited to adequately raising finished floor levels, providing flood storage compensation and alleviation. and provide appropriate compensation to existing flood risk levels and volumes, addressing the predicted 1 in 100 year Risk of Flooding from Surface Water (RoFSW) mapped depths as a minimum. Advice should be sought from the Lead Local Flood Authority (LLFA) and/or the Environment Agency as appropriate. C. For all proposals on sites of 10 dwellings or more, or 1000sqm of non-residential development or more, in Flood Zones 2 and 3, or in areas at Risk of Flooding from Surface Water in a 1 in 100 year event or greater, or within a Surface Water Management Plan hotspot, or on any other proposal where safe access/egress cannot be achieved, a Flood Emergency Plan must be submitted. D. Where a Flood Risk Assessment is required, appropriate on-site attenuation measures to alleviate both fluvial, undefended tidal and surface water flooding should be provided over and above the minimum fluvial and undefended tidal flood storage compensation and on-site attenuation requirements, where feasible and justified by appropriate evidence. E. Where possible, land within major development sites should be safeguarded for potential flood mitigation use through the active consideration of predicted flood mapping from all sources. F. In line with the Council's SFRA, the following catchment areas have been designated as throughflow and groundwater policy zones: 1. Richmond Hill (Richmond) 2. Strawberry Hill (Twickenham) 3. Marble Hill (Twickenham) 4. St Margarets West G. Subsurface structure development proposals within these zones need to fulfil site-specific requirements to demonstrate that basements, cellars, and other subsurface structures can be safely developed without increasing throughflow and groundwater related flood risk. H. The Council requires the use of Sustainable Drainage Systems (SuDS) in all development proposals to manage surface water runoff as close to its source as possible, using the most sustainable solutions to reduce runoff volumes and rates. Ideally, all surface water should be managed on site. The development must not increase flood risk elsewhere and where possible reduce flood risk overall. Applicants will have to demonstrate that their proposal complies with the following: 1. A reduction in surface water discharge to greenfield run-off rates wherever feasible. 2. where greenfield run-off rates are not feasible, this will need to be demonstrated by the applicant, and in such instances, the minimum requirement is to achieve at least: a. a runoff rate of 2 l/s or below., or b. a Where this is not possible and justification is provided, applicants should detail how at least 50% attenuation of the site's surface water runoff at peak times based on the levels existing prior to the development, will be achieved. I. Applicants will have to demonstrate that their proposals complies with the following: 1. Retain the effectiveness, stability and integrity of flood defences, riverbanks and other formal and informal flood defence infrastructure. 2. Ensure the proposal does not prevent essential maintenance and upgrading from being carried out in the future. 3. Unless exceptional circumstances are demonstrated for not doing so, all development should be set back from riverbanks and existing flood defence infrastructure to allow for any foreseeable future maintenance and upgrades in a sustainable and cost effective way. This must be a minimum of 16 metres from the landward side of any tidal flood defences and 8 metres for other main rivers including culverted main rivers, although a greater set back may be required on some sites. Where the minimum requirements cannot be met, evidence to justify this must be submitted at planning application stage and agreed by the Environment Agency. 4. Take into account the requirements of the Thames Estuary 2100 Plan and the River Thames Scheme, and demonstrate how the current and future requirements for flood defences have been incorporated into the development. This includes ensuring that no new active flood defences are delivered as part of a development and that any developments coming forward that currently use active flood defences replace them with permanent flood defences. 5. The removal of formal or informal flood defences is not acceptable unless this is part of an agreed flood risk management strategy by the Environment Agency. J. In addition, in line with the requirements of the Thames Estuary 2100 Plan, developments adjoining the River Thames must maintain and where necessary enhance or raise (or demonstrate how they could be raised in the future) flood defences to the 2065 statutory level as set out in the TE2100 Plan (or latest version) (or show how they could be raised in the future), demonstrating that they will continue to provide adequate flood protection for the lifetime of the development.

River Corridors and the Blue Ribbon Network

A. Development within the borough's river corridors should: 1. Protect and enhance the borough's rivers, especially the Thames Path, the creation of new habitats, and improvements of flood defences and flood storage. 2. The Council expects development adjacent to rivers to contribute to improvement in water quality where relevant. B. Development within the Thames Policy Area should respect and take account of the special character of the reach as set out in the Thames Landscape Strategy and Thames Strategy (Kew to Chelsea) and the Council's Conservation Area Statements and Studies. C. Developments alongside and adjacent to the River Thames should ensure that they establish a relationship with the river, maximise the benefits of its setting in terms of views and vistas. Buildings fronting the river should incorporate uses that enable local communities and the public to enjoy the riverside, especially at ground level in buildings fronting the river. D. All development proposals alongside or adjacent to the borough's river corridors should: 1. Retain existing public access to the riverside and alongside the river; and 2. Enhance existing public access to the riverside where improvements are feasible; or 3. Provide new public access to the riverside where possible, which should be accessible at all times, and maintain existing points of access to the foreshore subject to health and safety considerations. All major development proposals adjacent to the borough's rivers are expected to provide public access to the riverside. 4. Provide riparian life-saving equipment where required and necessary; this includes, where relevant, the provision of appropriate drowning prevention measures, such as edge protection and appropriate signage in riverside areas. E. All development proposals adjoining the River Thames are required to provide a public riverside walk, including for pedestrians and cyclists, which will contribute to the overarching aim of providing a continuous publicly accessible riverside walk. For major developments, applicants will be expected to work with adjoining landowners in case ownership issues would prevent public access. F. The Council will resist the loss of existing river-dependent and river-related uses that contribute to the special character of the River Thames, including river-related industry (B2) and locally important wharves, boat building sheds and boatyards and other riverside facilities such as slipways, docks, jetties, piers and stairs. This will be achieved by: 1. resisting redevelopment of existing river-dependent or river-related industrial and business uses to non-river related employment uses or residential uses unless it can be demonstrated that no other river-dependent or river-related use is feasible or viable; 2. ensuring development on sites along the river is functionally related to the river and includes river-dependent or river-related uses where possible, including gardens which are designed to integrate and enhance the river, and be sensitive to its ecology; 3. requiring an assessment of the effect of the proposed development on the operation of existing river-dependent uses or riverside gardens on the site and their associated facilities on- and off-site; or requiring an assessment of the potential of the site for river-dependent uses and facilities if there are none existing; 4. ensuring that any proposed residential uses, where appropriate, along the river are compatible with the operation of the established river-related and river-dependent uses; 5. requiring setting back development from river banks and existing flood defences along the River Thames.

Designated Heritage Assets

A. The Council will require development to conserve and, where possible, take opportunities to make a positive contribution to, the historic environment of the borough. Development proposals likely to adversely affect the significance of heritage assets will be assessed against the requirement to seek to avoid harm and the justification for the proposal. The significance (including the settings) of the borough's designated heritage assets, encompassing Conservation Areas, listed buildings, Scheduled Monuments as well as the Registered Historic Parks and Gardens, will be conserved and enhanced by the following means: 1. Give great weight to the conservation of the heritage asset when considering the impact of a proposed development on the significance of the asset. 2. Total loss of or substantial harm to a listed building should be wholly exceptional and will therefore be refused unless it can be demonstrated that the substantial harm or total loss is necessary to achieve substantial public benefits that outweigh that harm or loss in line with national policy requirements. 3. Resist the change of use of listed buildings where their significance would be harmed, particularly where the current use contributes to the character of the surrounding area and to its sense of place, unless it secures the optimum viable use and/or there are public benefits to outweigh the harm. 4. Resist the removal or modification of features such as original structure, layout, architectural features, materials as well as later features that contribute to the significance of the listed buildings. 5. Demolitions (in whole or in part), alterations, extensions and any other modifications to listed buildings should be based on a proportionate understanding of the significance of the heritage asset. 6. Require, where appropriate, the reinstatement of internal and external features of special architectural or historic significance within listed buildings, and the removal of internal and external features that harm the significance of the asset, commensurate with the extent of proposed development. 7. Require the use of appropriate materials and techniques and strongly encourage any works or repairs to a designated heritage asset to be carried out in a correct, scholarly manner by appropriate specialists. 8. Protect and enhance the borough's registered Historic Parks and Gardens by ensuring that proposals do not have an adverse effect on their significance, including their setting and/or views to and from the registered landscape. 9. Protect Scheduled Monuments by ensuring proposals do not have an adverse impact on their significance. B. Resist substantial demolition in Conservation Areas and any changes that could harm heritage assets, unless it can be demonstrated that: 1. in the case of substantial harm or loss to the significance of the heritage asset, it is necessary to achieve substantial public benefits that outweigh that harm or loss; 2. in the case of less than substantial harm to the significance of the heritage asset, that the public benefits, including securing the optimum viable use, outweigh that harm; or 3. the building or part of the building or structure makes no positive contribution to the character or distinctiveness of the area. C. All proposals in Conservation Areas are required to preserve and, where possible, enhance the character or the appearance of the Conservation Area. D. Where there is evidence of intentional damage or deliberate neglect to a designated heritage asset, its current condition will not be taken into account in the decision-making process. E. Outline planning applications will not be accepted in Conservation Areas unless it can be demonstrated that the impacts of the development on the significance of the area can be fully assessed including views and vistas. The Council's Conservation Area Statements, and where available Conservation Area Studies, and/or Management Plans, will be used as a basis for assessing development proposals within, or where it would affect the setting of, Conservation Areas, together with other policy guidance, such as Village Planning Guidance SPDs. F. Sympathetic measures to make energy and carbon savings in historic and listed buildings are encouraged, by adopting a 'whole house approach' and understanding all the factors that affect energy use to avoid maladaptation. Any potential damages to the structure or heritage value, or impacting the setting of, historic buildings have to be avoided.

Non-designated Heritage Assets

A. The Council will seek to preserve, and where possible enhance, the significance, character and setting of non-designated heritage assets, including Buildings of Townscape Merit, memorials, particularly war memorials, locally listed historic parks and gardens and other local historic features. B. There will be a presumption against the demolition of Buildings of Townscape Merit.

Royal Botanic Gardens, Kew World Heritage Site

A. The Council will protect, conserve, promote and where appropriate enhance the Royal Botanic Gardens, Kew World Heritage Site (WHS), its buffer zone and its wider setting. In doing this, the Council will take into consideration that: 1. The World Heritage Site inscription denotes the highest significance to the site as an internationally important heritage asset. 2. The appreciation of the Outstanding Universal Value of the site, its integrity, authenticity and significance, including its setting (and the setting of individual heritage assets within it) should be protected from any harm. 3. Appropriate weight should be given to the current Royal Botanic Gardens, Kew World Heritage Site Management Plan.

Archaeology

A. The Council will seek to protect, enhance and promote its archaeological heritage (both above and below ground), and will encourage its interpretation and presentation to the public. It will take the necessary measures required to safeguard the archaeological remains found, and refuse planning permission where proposals would adversely affect archaeological remains or their setting. This is in accordance with London Plan Policy HC1 Heritage conservation and growth. B. Desk based assessments and, where necessary, archaeological field evaluation will be required before development proposals are determined, where development is proposed on sites of archaeological significance or potential significance.

New Housing (Strategic Policy)

A. The Borough's ten year London Plan housing target requirement is 4,110 homes, with a total Local Plan housing requirement of 5,928 dwellings over the plan period from 2024-2039. Housing delivery will be in accordance with the following stepped trajectory: 2021/22 to 2024/25 – 210 dwellings per annum 2025/26 to 2027/28 – 420 dwellings per annum 2028/29 to 2030/31 – 670 dwellings per annum The Council will exceed the minimum strategic dwelling requirement, where this can be achieved in accordance with other Local Plan policies. B. The following amounts of housing are indicative ranges in these broad areas of the borough over the next 10 years: Table 17.1 Indicative net housing completions by area Approximate No of units | Area | Wards 1,100 – 1,200 | Richmond | South Richmond; North Richmond; Kew 300 - 400 | Ham & Petersham Neighbourhood Area | Ham, Petersham and Richmond Riverside 1,100 – 1,200 | Twickenham | Twickenham Riverside; St Margarets and North Twickenham; South Twickenham; West Twickenham 900 – 1,000 | Teddington and the Hamptons | Hampton North; Hampton; Fulwell and Hampton Hill; Teddington; Hampton Wick 800-900 | Barnes and East Sheen | East Sheen; Mortlake and Barnes Common; Barnes 50-100 | Whitton | Whitton; Heathfield

Affordable Housing (Strategic Policy)

A. All new housing developments in the borough should provide at least 50 per cent of the total number of habitable rooms as affordable housing on site. The affordable housing being provided should be genuinely affordable for the majority of residents in the borough. B. A contribution towards affordable housing will be expected on all housing sites. The following requirements apply: 1. On all former employment sites at least 50% on-site provision. Where possible, a greater proportion than 50% affordable housing on individual sites should be achieved. 2. On all other sites capable of ten or more units gross 50% on-site provision. Where possible, a greater proportion than 50% affordable housing on individual sites should be achieved. 3. On sites below the threshold of 'capable of ten or more units gross', a financial contribution to the Affordable Housing Fund commensurate with the scale of development, in line with the sliding scales set out below and in the Affordable Housing SPD. Table 17.2 Affordable Housing Contribution Sliding Scale % Affordable Housing | No of units proposed (gross) - For any units replacing employment floorspace | For new build development or redevelopment (where there is no loss of former employment floorspace) | For conversions and reversions (where there is no loss of former employment floorspace and for listed buildings) 90% | 45% | 36% | 9 80% | 4

Housing Needs of Different Groups

A. The loss of existing housing will be resisted where it meets identified specific community needs, unless it can be shown that: 1. The accommodation is no longer needed. 2. The existing accommodation will be adequately re-provided to an equivalent or greater standard in a different way or elsewhere. 3. The new accommodation will instead meet another identified priority local need. B. Planning permission will be granted for new accommodation where housing is providing for an identified local need, across a range of tenures, providing they are on a site and in a location suitable for that particular use, and in accordance with environmental, transport, parking and other relevant policies. A legal agreement will be necessary to secure the nature of provision, and any necessary future control in terms of eligibility and affordability for future occupiers. The following will be taken into account: 1. All residential uses are expected to contribute to the highest priority affordable housing needs as set out in Policy 11 'Affordable Housing (Strategic Policy)', and contribute to creating mixed, balanced and inclusive communities. The highest priority is for on-site general needs affordable housing. 2. All residential uses should demonstrate how higher standards of accessible and inclusive design have been met. 3. Proposals which provide adaptations and alterations to enable residents to live independently and safely remaining in their existing property will be supported. Proposals for new specialist older persons' housing will be assessed against London Plan Policy H13, where it meets identified local need as set out in the Council's Local Housing Needs Assessment, housing and commissioning strategies, including how an affordable housing contribution has been maximised. Applicants for specialist older persons' housing should demonstrate how the design will address the needs of people with dementia and other long-term health conditions, and be informed by discussions with providers and demonstrate accordance with the Council's commissioning and housing strategies. An Operational Management Plan will be required to secure minimum levels of care and eligibility restrictions to prioritise local needs. 4. Proposals for supported housing will be supported where they have been designed to meet identified local needs and are in accordance with the Council's housing and commissioning strategies and London Plan Policy H12. Proposals should demonstrate how the design will address the level of support needed for future residents, and be informed by discussions with providers and demonstrate accordance with the Council's commissioning and housing strategies. 5. Proposals for custom, self-build and community-led housing will be supported where it can be demonstrated that the residential density of the site has been optimised and other policy requirements have been met, including those for affordable housing in accordance with Policy 11 'Affordable Housing (Strategic Policy)'. 6. Proposals for student accommodation to meet the needs of local institutions will be supported where the maximum level of accommodation is secured as affordable student accommodation in accordance with London Plan Policy H15. 7. Proposals for Build to Rent of any size will be assessed against London Plan Policy H11 including the need to secure affordable rented provision in perpetuity, along with mechanisms for long-term management. 8. Proposals for purpose-built shared living of any size will be assessed against London Plan Policy H16, which emphasises design, living conditions and the basis to secure tenancies. Proposals will need to address the need for a contribution to affordable housing. C. The existing Traveller site at Priest Close and Chapter Way previously referred to as Bishops Grove, Hampton will be protected. Sites for temporary or permanent use for Gypsies and Travellers should meet the following criteria: 1. The site can provide for a satisfactory arrangement of pitches, permanent buildings and open space; 2. The use of the site would have no significant adverse effect on the amenity of occupiers of adjoining land; 3. The use of the site would be acceptable in terms of visual amenity and; 4. The use could be supported by adequate social infrastructure in the locality, including access to education and health services.

Affordable Housing

A. The Council is seeking to deliver 50 per cent of the total number of habitable rooms as affordable housing, on a range of types of sites across the borough. A contribution towards affordable housing will be expected on all housing proposals. The affordable housing being provided should be genuinely affordable for the majority of residents in the borough. B. Where on site affordable housing is provided, the Council will require a minimum affordable housing tenure split of 70% Rented Affordable housing and maximum 30% Intermediate housing by habitable room. The Intermediate housing will be delivered in line with the Council's Intermediate Housing Policy Statement. Where on site provision is required, an application should be accompanied by evidence of meaningful discussions with Registered Providers which have informed the proposed tenure, size of units and design to address local priorities. C. Developments involving the provision of affordable housing will be expected to achieve the same high quality standards as the private housing element of the scheme in terms of accessibility, internal space requirements, external appearance and design quality and provision of private outdoor space. D. The Council will not accept the loss of any existing affordable housing as set out in Policy 14. Loss of Housing, and will expect any estate regeneration to provide the equivalent amount and tenure of affordable housing by habitable room, and where possible, achieve an uplift in provision. E. For all major developments, applicants can follow the Fast Track Route by providing the relevant threshold level of affordable housing and meeting other Local Plan requirements. F. Schemes that do not meet the threshold level, or require public subsidy to do so, will be required to submit detailed viability information through the Viability Tested Route. This will assess the maximum level of affordable housing (and any other required planning contributions) that a scheme can deliver in cases where the threshold level of affordable housing set out below cannot be met. Fast Track Route (FTR) 1. In line with Policy H5 (Threshold approach to applications) of the London Plan, the threshold approach applies to major development proposals which trigger affordable housing requirements. The threshold level of affordable housing on gross residential development is: a. a minimum of 35 per cent; or b. 50 per cent for public sector land where there is no portfolio agreement with the Mayor; or c. 50 per cent for Locally Important Land & Business Parks (the borough's Locally significant Industrial Sites (LSIS) as identified in Policy 24) and any non-designated industrial land that comes forward for residential uses in accordance with London Plan Policy E7 Industrial intensification, co-location and substitution where the scheme would result in a net loss of industrial capacity. 2. To follow the Fast Track Route, applications must meet the criteria set out in London Plan Policy H5(C). The Council considers the tenure mix of 70% Rented Affordable housing as a minimum and 30% Intermediate housing as a maximum, and higher levels of Rented Affordable housing are encouraged. Applicants should ensure they seek all opportunities to secure grant to maximise the number of affordable habitable rooms onsite. 3. Fast tracked applications are not required to provide a viability assessment at application stage. To encourage delivery and determine whether additional affordable housing can be provided, the requirement for an early-stage viability review will be triggered if an agreed level of progress on implementation is not made within 18 months of the permission being granted (or a period agreed by the Council). Viability Tested Route (VTR) 4. On all Locally Important Land & Business Parks (the borough's Locally Significant Industrial Sites (LSIS) as identified in Policy 24) and any non-designated industrial land and public land sites at least 50% on-site provision is sought. Where possible, a greater proportion should be achieved. 5. On all other sites the Council expect a minimum of 50% affordable housing with a minimum affordable housing tenure split of 70% Rented Affordable housing and maximum 30% Intermediate housing by habitable room. 6. Any application triggering affordable housing is expected to be accompanied by evidence of meaningful discussions with Registered Providers as set out in part (B) and explored funding opportunities to maximise the affordable housing to meet local priorities, and informed the capital value of the affordable housing. 7. Any proposals submitted through the Viability Tested Route that provide less than 50% affordable housing will be expected to provide detailed site-specific viability evidence in a standardised and accessible format to justify affordable housing has been maximised on-site. The cost of any independent review must be covered by the applicant. 8. If an application is following the Viability Tested Route where the site proposes a non-policy compliant level of affordable housing and is granted permission it will be subject to detailed review mechanisms (early, mid and late stage) throughout the period up to full completion of the development, including an advanced stage review mechanism. 9. In exceptional circumstances, where affordable housing cannot practically be provided on site, or off-site provision would create a better contribution (in terms of quantity and/or quality), the Council may accept provision of affordable housing off-site in the same area. Small Sites (1-9 dwellings (gross)) G. On sites below the threshold of 'capable of ten or more units gross', a financial contribution to the Affordable Housing Fund commensurate with the scale of development, in line with the sliding scales set out below and in the Affordable Housing SPD. If a site proposes a non-policy compliant level of affordable housing, the cost of any independent review must be covered by the applicant.

Loss of Housing

A. Existing housing should be retained. The net loss of existing affordable housing units – overall and in terms of social rented housing – will be resisted. Existing larger houses in multiple accommodation (HMOs) will be protected where they are of a reasonable standard. Loss of hostels, staff accommodation, and shared and supported accommodation that meet an identified housing need should be satisfactorily re-provided to an equivalent or better standard. A change of use from housing to short-stay holiday rental accommodation to be used for more than 90 days a year will be resisted. B. Proposals for reversions and conversions should assess the suitability of the property, environmental and design considerations. Proposals should avoid a detrimental impact on existing housing supply. C. Redevelopment of existing housing should normally only take place where: 1. it has first been demonstrated that the existing housing is incapable of improvement or conversion to a satisfactory standard to provide an equivalent scheme (considering embodied carbon and the circular economy); and, if this is the case 2. In accordance with London Plan Policy H8, existing housing should be replaced by new housing at existing or higher densities with at least the equivalent level of overall floorspace; 3. the proposal will result in demonstrable environmental, transport or parking benefits; 4. the proposal does not have an adverse impact on local character and streetscene, according with Policy 28 'Local Character and Design Quality (Strategic Policy)'; and 5. the proposal provides a satisfactory standard of accommodation, including accessible design, as set out in Policy 13 'Housing Mix and Standards '.

Infill and Backland Development

A. Proposals are expected to optimise the potential for housing delivery on all suitable and available brownfield sites in accordance with London Plan Policy H1. This includes: 1. sites with existing or planned public transport access levels (PTALs) 3-6 or which are located within 800m distance of a tube/rail station or town centre boundary (referred to as Areas for Intensification); 2. mixed-use redevelopment of car parks and low-density retail parks and supermarkets, provided any net loss of parking is assessed in accordance with Policy 47 'Sustainable Travel Choices (Strategic Policy)' and Policy 48 'Vehicular Parking Standards, Cycle Parking, Servicing and Construction Logistics Management'; 3. housing intensification on other appropriate low-density sites in commercial, leisure and infrastructure uses, subject to the reprovision of the non-residential uses if required in accordance with other Plan policies; 4. the redevelopment of surplus utilities and public sector owned sites, subject to conformity with other Plan policies; 5. small sites, in accordance with Policy 16 'Small Sites'; 6. enabling residential on former employment sites only to enable employment-led intensification, as required by policies in the section on 'Increasing jobs and helping businesses to grow' B. Policy 28 'Local Character and Design Quality (Strategic Policy)' and Policy 44 'Design Process' require all proposals to follow a character- and design-led approach to site optimisation. All infill and backland development must reflect the character of the surrounding area and protect the amenity and living conditions of neighbours. In considering applications for infill and backland development the following factors should be addressed: 1. Retain plots of sufficient width for adequate separation between dwellings; 2. Retain similar spacing between new buildings to any established spacing; 3. Retain appropriate garden space for adjacent dwellings; 4. Respect the local context, in accordance with Policy 28 'Local Character and Design Quality (Strategic Policy)'; 5. Enhance the street frontage (where applicable) taking account of local character; 6. Incorporate or reflect materials and detailing on existing dwellings, in accordance with Policy 28 'Local Character and Design Quality (Strategic Policy)'; 7. Retain or re-provide features important to character, appearance or wildlife, in accordance with Policy 42 'Trees, Woodland and Landscape'; 8. Result in no unacceptable adverse impact on neighbours, including loss of privacy to existing homes or gardens, in accordance with Policy 46 'Amenity and Living Conditions'; 9. Provide adequate servicing, recycling and refuse storage as well as cycle parking; 10. Result in no unacceptable impact on neighbours in terms of visual impact, noise or light from vehicular access or car parking. 11. Result in no significant loss of garden land, unless in some cases a well-designed backgarden development at an intimate scale with appropriate mitigation such as to improve biodiversity, accords with all the factors above and there is no identified harm to the local area.

Small Sites

A. The Council will support the delivery of the small sites target of 234 new homes per annum in accordance with London Plan Policy H2. B. In accordance with the London Plan, intensification is encouraged on small sites with good public transport accessibility (PTAL 3-6) and on sites within 800m of a tube, rail station or Major or District town centre boundary (as defined in the London Plan). Outside of these locations, development will be considered provided no unacceptable impact(s) identified against other policies in this Plan. C. Proposals for small sites will need to have regard to the existing townscape character, as set out in the Urban Design Study, with proposals reflecting the building typology and demonstrating how they accord with the broad strategy for planning and management set out in the design guidance for each character area. D. The Council will support proposals for well-designed new homes on small sites (up to 0.25 hectares) to meet local needs, in accordance with environmental, transport, parking and other relevant policies, see Policy 15 'Infill and Backland Development'. Proposals on small sites are expected to: 1. Demonstrate a character- and design-led approach by setting out how the proposed development takes into account the existing context, assessing the site and surrounds for the sensitivity to change, and ensuring that design elements reflect the small sites and relevant character area design guidance in the Urban Design Study and accord with Policy 28 'Local Character and Design Quality (Strategic Policy)'. In particular: a. in areas where the strategy is to 'conserve', proposals should clearly address how they will reflect and where appropriate, enhance existing character features through positive change; b. in areas where the strategy is to 'enhance', proposals should clearly address how they will contribute to restoring the existing character; c. in areas where the strategy is to 'improve', proposals should demonstrate how they will improve the character of the area including any new features which supplement and support the existing essential character of the area; and/or d. in areas where the strategy is to 'transform', proposals should demonstrate how they will remove detracting features and add new elements to change the character. 2. Provide high quality living environments with good levels of daylight, sunlight and privacy without adversely impacting on amenity of adjoining residential occupiers. 3. Ensure a sensitive integration into the existing streetscene, respecting the proportions and spaces of and between existing buildings that are characteristic of the locality. 4. Demonstrate how the impact on existing infrastructure, such as transport, health and education, has been taken into account. 5. Result in no net loss of existing biodiversity or significant loss of open space or garden land. 6. Ensure the design, layout and materials respect and respond to the historic environment and any relevant heritage assets, responding positively to the local character as identified in the Urban Design Study and Conservation Area Appraisals/Statements. 7. Ensure the scale, height, massing, density, proportions, form, materials and detailing are appropriate to the site and its context, while also exploring opportunities for extensions including additional floors, if in accordance with Policy 28 'Local Character and Design Quality (Strategic Policy)' and the design guidance in the Urban Design Study.

Telecommunications and Digital Infrastructure (Strategic Policy)

A. The Council will promote the enhanced connectivity of the borough through supporting infrastructure for high speed broadband and telecommunications including next generation technology such as 5G and full fibre broadband connections. New development is expected to provide for full fibre and mobile connectivity in accordance with London Plan Policy SI 6 part A. B. Applications for telecommunications development (including for prior approval under Part 16 of the General Permitted Development Order, or any other such future Order) will be considered in accordance with national policy and guidance and the following: 1. The applicant will need to submit evidence to demonstrate that all options for sharing of existing equipment, including with other operators, and erecting masts on existing tall buildings or structures, have been fully explored before considering the erection of new structures or facilities. 2. Visual impacts of telecommunications proposals should be minimised, including in line with Policy 28 'Local Character and Design Quality (Strategic Policy)', particularly on roof tops. 3. The applicant has demonstrated that the development will operate within the International Commission on Non-Ionizing Radiation Protection Guidelines for public exposure.

Delivery and Monitoring

A. The Local Plan will be implemented and delivered through a combination of private sector investment, the work of other agencies and bodies and the Council's own strategies and initiatives. The Council will support various initiatives such as neighbourhood plans, town centre business improvement districts and other networks, which contribute to the aims of the Plan in order to promote our centres, attract investment and manage improvements to the public realm. B. We will work in partnership with key bodies that include TfL, the GLA and neighbouring boroughs to secure funding and ensure that transport infrastructure supports the needs of residents by prioritising active travel. C. We will also work with other infrastructure providers such as utility companies to ensure that adequate infrastructure is in place to support future and existing residents. D. The Council will continue to secure planning obligations through legal agreements (S106 Agreements) for the delivery of on-site affordable housing in line with Policy 11 'Affordable Housing (Strategic Policy)'. E. The Council will also require planning obligations to mitigate any adverse impact from a development. In the first instance this mitigation should be on-site. If on-site mitigation is not feasible then a financial contribution will need to be secured towards appropriate off-site measures. F. The Council will continue to secure funding from development through the borough Community Infrastructure Levy (CIL), and collect on behalf of the Mayoral CIL. The borough CIL will be used to fund local strategic infrastructure in the borough. G. The Council will take enforcement action against unauthorised development where it is found to cause harm in accordance with the priorities and processes for enforcement action as set out in the Council's Planning Enforcement Policy. Such action is discretionary and the Council will seek to exercise these powers in a manner that is proportionate to the severity of a breach. H. We will continue throughout the Plan period to assess how our planning policies are working and making sure the outcomes are improving our local area.

Place-based Strategy for Twickenham, Strawberry Hill & St Margarets

The Twickenham, Strawberry Hill & St Margarets Area encompasses Twickenham Town Centre and Green, Twickenham Residential, and Twickenham Riverside, along with the residential areas of St Margarets and East Twickenham, and Strawberry Hill and Fulwell and West Twickenham Residential. A green, leafy character away from the commercial town centre, particularly along the River Thames, is complemented by the River Crane, Crane Park and Fulwell Golf Course. There are many areas of high scenic quality of open space including the Thames Path, with the curving river giving expansive views and a sense of openness. Twickenham is recognised as a district centre in the London Plan, with the area's night time economy classified as of more than local significance (NT3), medium commercial growth potential and B office guidelines (potential to accommodate new office development generally as part of mixed-use development). It offers a range of retail, leisure, education and community facilities. There are local centres at East Twickenham, and St Margarets, as well as local shopping provision across the area including at Crown Road, St Margarets Road, Twickenham Green, Strawberry Hill, Fulwell and Hospital Bridge Road. The area is an important employment location with the Council and other offices in the centre, along with retail and service businesses, and other significant employers across the area, including a number of industrial estates. Twickenham Film Studios provides studios, post production and production solutions. Eel Pie Island, which is partly residential, also provides for river related industries such as boat building and repair, contributing to a working waterfront. St Mary's University is a major educational institution, with a main campus in Strawberry Hill as well as facilities at Teddington Lock, and they also operate the Exchange community building in Twickenham Town Centre. The area includes Twickenham's nationally important rugby venues at Twickenham Stadium, a world famous landmark and the home of Rugby Union, and The Stoop (Harlequins Rugby Football Club). The area is home to some important historic riverside estates and their gardens, such as Marble Hill House, Orleans House, York House, Pope's Garden and Radnor Gardens. There is a range of other cultural and community facilities including the Twickenham Museum, The Mary Wallace Theatre, the World Rugby Museum, Turner's House, Orleans House Gallery and Strawberry Hill House. The area is served by rail stations at Twickenham, Fulwell, Strawberry Hill and St Margarets. Redevelopment at Twickenham Station is being completed, which has delivered full accessibility and a new plaza with a link to the River Crane. There are river crossings towards Richmond town centre but over the River Thames in the Twickenham area there is only a seasonal pedestrian and cycle ferry that operates from the river bank at Marble Hill to Ham on the opposite bank.

Mortlake and East Sheen

Future development in this place is expected, where relevant, to: • Contribute to a sense of activity and vibrancy in the town and neighbourhood centres, retaining the mix of uses including restaurants, cafes and pubs along Sheen Lane and at the junction of Mortlake High Street and White Hart Lane, to maintain a sense of activity and vibrancy, and encourage independent shops and businesses, emphasising local makers and artisans. Encourage reinstatement of shopfronts' original design to achieve consistency in appearance in East Sheen Town Centre. • Enhance the sense of arrival and quality of the public realm at Mortlake Station, including improved accessibility through opportunities for art and wayfinding. • Incorporate focal points and establish distinctive landmarks, without recourse to tall buildings, including in East Sheen Town Centre to enhance the sense of place and the area's identity as a destination, such as the space around the war memorial. • Contribute to creating a 'centre' for East Sheen at Milestone Green. • Enhance the public realm and create public areas for dwelling and "spill-out", rather than narrow, transient spaces, using high-quality street furniture, and increase greening through tree planting and verges. • Ensure new development along the river contributes to its valued leisure functions as well as positively addressing Mortlake High Street. Enhance local distinctiveness around Mortlake Riverside using its relationship with the river and historic industry, and improve the riverside environment. • Enhance continuity, connectedness and legibility of the Thames Path route, to improve connectivity with the wider area. • At East Sheen Parkside, enhance the quality and biodiversity of East Sheen Common and ensure green infrastructure is physically connected, notably along Fife Road, The Mall and Spencer Gardens, and improve boundary treatments and interface with Christ's School. • Consider opportunities to reduce the perceived dominance of vehicles, promoting active travel with space to create café seating areas and improve pedestrian experience in East Sheen Town Centre and at Mortlake Riverside.

Spatial Strategy: Managing change in the borough (Strategic Policy)

A. The Local Plan seeks to deliver the Council's vision and meet the identified needs by directing new higher density development including homes, jobs, community uses and infrastructure to sites in the town centres or places that are that are well connected to jobs, services, infrastructure and amenities by public transport, walking and cycling. New smaller scale development will be appropriate in the local centres to support Living Locally. Beyond these areas, incremental intensification will contribute to achieving growth, having regard to the existing townscape character. B. Development in the borough will prioritise the use of previously developed land, including the reuse and conversion of existing buildings to minimise embodied carbon with a presumption in favour of refurbishment. C. Development in the borough will promote the provision of green infrastructure that creates resilience and helps mitigate the impacts of climate change, and protect and, where possible, enhance the environment, local character and heritage assets. D. Proposals should have regard to the relevant place-based strategy and set out how a character- and design-led approach to change has been taken.

Kew Retail Park, Bessant Drive, Kew - Development Requirements

Future development in this place is expected, where relevant, to: Conserve the high-quality, traditional, frontages along the parade area by Kew Gardens Station, with opportunities for retaining and enhancing the "spill-out" of venues, including restaurants, cafés and pubs, to maintain a sense of activity and vibrancy. Improve wayfinding at the Station and across the town centre to places of interest such as Sandycombe Road, National Archives and the Royal Botanic Gardens, Kew. Preserve the openness of the parklands and the riverside, by resisting development which would affect this perception, and restoring historic elements where appropriate. In areas deficient in access to Public Open Space, consider opportunities to improve access to existing spaces, either through design and public realm improvements, or where opportunities arise, provide new publicly accessible open space. Where open spaces are currently not publicly accessible, their availability for public access and use will be encouraged. Support greening through conserving and enhancing street trees and planted front gardens with shrubs, small trees and hedges with a focus on biodiversity improvements. Contribute to conserving and enhancing the Royal Botanic Gardens, Kew World Heritage Site and surrounds in accordance with Policy 32 Royal Botanic Gardens, Kew World Heritage Site. Contribute to conserving and enhancing the significance of the Old Deer Park historic landscape and its features, as set out in the Old Deer Park SPD, including strengthening the southern boundary to reduce the impact and potential encroachment of sports developments, adjacent townscape, and Twickenham Road, on the registered park and garden and conservation area. Support the continued sporting and complementary uses at Pools on the Park and surroundings and Richmond Athletic Association Ground, Old Deer Park. Improve and transform parts of East Kew by improving the sense of place, public access and legibility, along with establishing more green infrastructure, particularly street trees. Enhance the connectedness of the Thames Path route within the wider Kew townscape and to the adjacent open spaces. Contribute to promoting active travel and reducing the dominance of vehicle traffic, including along Mortlake Road (A205) and Kew Road (A307) to reduce their severing impact.

Education and Training (Strategic Policy)

A. The Council will work with partners to encourage the provision of facilities and services for education and training of all age groups to help reduce inequalities and support the local economy, by the following means: 1. supporting the provision of facilities to meet the needs for primary and secondary school places as well as pre-school, childcare and other education and training facilities; 2. safeguarding land and buildings in educational use; 3. identifying new sites for educational uses as part of this Plan; the Council will work with landowners and developers to secure sites for pre-schools, primary and secondary schools as well as sixth forms to ensure sufficient spaces can be provided for children aged 2-18; 4. encouraging the potential to maximise existing educational sites through extensions, redevelopment or refurbishment to meet identified educational needs; 5. encouraging flexible and adaptable buildings, multi-use and co-location with other social infrastructure. B. Early engagement is required with the Council (Achieving for Children) where there is a loss or proposed gain in pre-school, primary and secondary places; evidence of discussions between the Council (Achieving for Children) and providers will be required to demonstrate how needs will be met, and should be submitted with an application. C. Proposals for education and childcare facilities will be considered against the criteria set out in London Plan Policy S3 Education and childcare facilities parts B and C. D. The Council will promote local employment opportunities and training programmes in accordance with London Plan Policy E11 Skills and opportunities for all, and seek opportunities to support local procurement of goods and services. Where the employment opportunities generated by construction as well as the end use of the development create more than 20 (Full Time Equivalent) jobs, a Local Employment Agreement, secured through a Section 106 agreement, will be required. This will secure employment, training/skills development opportunities for local people. If it is accepted it is not possible to deliver this through the development, developers will be required to make a financial contribution to support local employment, education, and skills initiatives.

Waste and the Circular Economy (Strategic Policy)

Waste A. The Council will ensure waste is managed in accordance with the principles of the Circular economy. 1. All developments, including conversions and changes of use are required to provide adequate refuse and recycling storage space and facilities for the separate collection of dry recyclables (card, paper, mixed plastics, metals, glass) and food, which allows for ease of collection and which residents and occupiers can easily access, in line with the guidance and advice set out in the Council's SPD on Refuse and Recycling Storage Requirements. 2. All developments need to ensure that the management of waste, including the location and design of refuse and recycling facilities, is sensitively integrated within the overall design of the scheme, in accordance with policies on Local Character and Design. 3. Where appropriate development proposals should make use of the rail and the waterway network for the transportation of construction, demolition and other waste. Development proposals in close proximity to the river should utilise the river for the transport of construction materials and waste where practicable. Transporting goods by water can mean lower carbon emissions whilst also removing vehicles from the roads, subject to vessels using ideally zero carbon or low carbon technologies. 4. All major developments and engineering works, and where appropriate developments that are likely to generate large amounts of waste, are required to produce site waste management plans to arrange for the efficient handling of construction, excavation and demolition waste and materials. A Construction Environment Management Plan (CEMP) is required for all development using the river to transport construction materials and waste. B. The borough's waste sites are safeguarded. Proposals affecting existing waste management sites, as well as proposals for new or additional waste management facilities, will be assessed against the policies of the West London Waste Plan and the London Plan. Circular economy C. A circular economy is an alternative to a traditional linear economy (make, use, dispose) in which we keep resources in use for as long as possible, extract the maximum value from them while in use, then recover and regenerate products and materials at the end of each service life. 1. All development proposals are required to adopt a circular economy approach to building design and construction to reduce waste, to keep materials and products in use for as long as possible, and to minimise embodied carbon. All development should: a. Prioritise the reuse and retrofit of existing buildings wherever possible before considering the design of new buildings. b. Be designed for durability and flexibility as well as easy disassembly and reuse to minimise waste during the 'in-use' and 'end of life' phases of the development. Building shape and form should be designed to minimise embodied carbon and limit the need for repair and replacement. c. Ensure resource efficiency and reduce embodied carbon emissions by sourcing and prioritising materials that can easily be maintained, repaired and renewed across the development lifetime. d. Minimise the environmental impact of materials by specifying sustainably-sourced, low impact and re-used or recycled materials; this should include identifying opportunities for the retention and reuse of existing materials on site (e.g. re-using demolition material on site). Materials should be locally-sourced wherever possible to minimise transport emissions. 2. All development resulting in the creation of 10 or more dwellings or 500sqm or more non-residential GIA must submit a Circular Economy Statement utilising the guidance and principles set out by the GLA (Conserve resources, increase efficiency and source sustainably, Design to eliminate waste (and for ease of maintenance) and Manage waste sustainably and at the highest value) and undertake a Whole Life-Cycle Carbon assessment proportionate to the scale of development and demonstrate that whole life-cycle carbon savings have been maximised.

Future development in Teddington

Future development in this place is expected, where relevant, to: Contribute to a sense of activity and vibrancy in the town and neighbourhood centres, retaining the mix of uses including restaurants, cafés, and pubs. Secure the provision of office floorspace and new flexible workspaces within the town centre and intensification of existing employment sites to provide for jobs and support local businesses. Enhance the public realm, to improve the sense of arrival at Teddington Station and create public areas for dwelling in Teddington town centre and implement more, high quality street furniture. Upgrade the public realm in Hampton Wick to reanimate it as a local hub. Support greening through enhancing street trees, planting and verges, in the town and neighbourhood centres and the residential areas, such as the opportunity to improve biodiversity in the gardens in front of Elmfield House. Protect, improve and increase open spaces, the connections between them and views to green spaces and the Thames Corridor. In areas deficient in access to Public Open Space, consider opportunities to improve access to existing spaces, either through design and public realm improvements, or where opportunities arise, provide new publicly accessible open space. Open spaces that are currently not publicly accessible, such as Udney Park Playing Fields, will be encouraged to make them available for public access and use. Ensure development along the riverside reflects the semi-rural character of the Thames Corridor and embraces the wider landscape setting to enhance the identity of the area. Contribute to valued leisure functions, including water uses, walking and cycling and enhancing continuity, connectivity and legibility of the Thames Path route, with public realm and active frontages along the riverside. Consider opportunities to reduce the dominance of cars and promote active travel, improving the permeability and creating space for pedestrians. Within the town centre boundary, there is potential for new development at key corner plots and around the station if sites come forward, including at Teddington Telephone Exchange (Site Allocation 6), Teddington Delivery Office (Site Allocation 7), and Fulwell Bus Garage (Site Allocation 19). There are opportunities to provide for social and community infrastructure, and enhance the local retail and employment offers which contribute to enabling the town centre grow and diversify, as well as provide new housing. There is an identified opportunity for mid-rise buildings in the area along the railway line north of Teddington Station, across the junction of Station Road/High Street in accordance with Policy 45 Tall and Mid-Rise Building Zones. Outside of the town centre, at the Strathmore Centre (Site Allocation 8) redevelopment for a replacement nursery and affordable housing is expected to be implemented.

Place-based Strategy for Ham, Petersham & Richmond Park

Future development in this place is expected, where relevant, to: Enhance existing local centres and shopping parades, to improve the appearance and attractiveness through appropriate shopfronts and signage, along with directional signage, lighting, seating, public art, space for community events and soft landscaping including at Ham Parade (according with Neighbourhood Plan Policy O1) and St Richard's Square (according with Neighbourhood Plan Policy O2). Conserve and enhance the network of green spaces and the public realm, improve the riverside environment, and improve legibility to better connect open spaces to the townscape, including around Ham Common/Ham House Estate. Contribute to improving transport infrastructure, including improvements to support bus use and the accessibility of existing ferry services (according with Neighbourhood Plan Community Proposal 1). Contribute to reducing the dominance of vehicle traffic along main roads and parades, and provide more space for and improve visibility, accessibility and connectivity for pedestrians and cyclists. Contribute to enhancement of Ham Village Green through the provision of soft landscaping, planting, seating and appropriate play and exercise equipment (according with Neighbourhood Plan Community Proposal 5). At Ham Close (Site Allocation 23, Neighbourhood Plan Policy O3), the regeneration proposed is an opportunity for redevelopment to create a landmark scheme, creating a sense of identity, providing modern homes and community facilities in the identified mid-rise zone, in accordance with Policy 45 Tall and Mid-Rise Building Zones. There is also an opportunity if Cassel Hospital is declared surplus to requirements (Site Allocation 24, Neighbourhood Plan Policy O5) for conversion to community facilities. The Neighbourhood Plan seeks to make the most of small sites that are currently under-used or redundant and have been previously developed, while protecting back land garden sites from development, as large gardens and low density housing are characteristic of the neighbourhood area.

Place-based Strategy for Richmond & Richmond Hill

Future development in this place is expected, where relevant, to: a) Contribute to a sense of activity and vibrancy in the town and neighbourhood centres, to improve and restore high street frontages and the lanes to encourage a diverse range of uses, including independent shops and businesses, emphasising local makers and artisans. b) Encourage the provision of office floorspace and new flexible workspaces within the town centre and intensification of existing employment sites to provide for jobs and support local businesses. c) Facilitate the temporary reuse of vacant units to help diversify the town centre offer and activate underutilised frontage. d) Enhance the public realm through creating high quality spaces in the town centre; reinforcing a retail circuit by upgrading Eton Street and Red Lion Street; creating a new destination hub at Whittaker Avenue Square; enhancing the triangle of land between Hill Rise, Petersham Road and Compass Hill as publicly accessible green space; enhancing Richmond Hill gateway; improving wayfinding and the sense of arrival at Richmond Station; and enhancements at Richmond Riverside and Richmond Promenade. e) Promote routes for active travel and exercise, encouraging healthy activity and exploration of the Richmond area by local workers, visitors and residents via sustainable travel. f) Contribute to a reduction in car travel in the Richmond area and improve air quality. Support greening through tree-planting on the High Street (including the station) and Whittaker Avenue Square; introducing 'green trails' across the town centre through to the river and Old Deer Park; creating green walls on the lanes where appropriate; and enhancing the riverside environment. g) Contribute to measures related to air quality, public realm and transport, to implement priorities informed by work around the pilot Clean Air Zone within Richmond Town Centre. h) Ensure that any expansion and management of entertainment and leisure facilities is sensitive to the amenity of people who live in the centre and the wider functioning of the area; promoting the night-time economy through diversifying the range of cultural venues and offers; encouraging on-street al fresco dining and making a welcoming environment for all night-time economy users and workers. i) Support the cultural and community offer for both residents and visitors around the Richmond Cultural Quarter, including bringing the reference and lending libraries together and enhancing The Museum of Richmond to create a cultural hub to provide a destination for visitors, and encouraging outdoor temporary and permanent art and theatre interventions. j) Maintain and provide new public toilets within the public realm, supplementing the Richmond Community Toilet Scheme, and including provision at Richmond Station and to serve Richmond Riverside and Richmond Green. k) Improve North Sheen Residential area by improving the sense of arrival at North Sheen station, along with upgrades to the public realm and greening opportunities.

Place-based Strategy for Kew

Future development in this place is expected, where relevant, to: Conserve the high-quality, traditional, frontages along the parade area by Kew Gardens Station, with opportunities for retaining and enhancing the "spill-out" of venues, including restaurants, cafés and pubs, to maintain a sense of activity and vibrancy. Improve wayfinding at the Station and across the town centre to places of interest such as Sandycombe Road, National Archives and the Royal Botanic Gardens, Kew. Preserve the openness of the parklands and the riverside, by resisting development which would affect this perception, and restoring historic elements where appropriate. In areas deficient in access to Public Open Space, consider opportunities to improve access to existing spaces, either through design and public realm improvements, or where opportunities arise, provide new publicly accessible open space. Where open spaces are currently not publicly accessible, their availability for public access and use will be encouraged. Support greening through conserving and enhancing street trees and planted front gardens with shrubs, small trees and hedges with a focus on biodiversity improvements. Contribute to conserving and enhancing the Royal Botanic Gardens, Kew World Heritage Site and surrounds in accordance with Policy 32 Royal Botanic

Place-based Strategy for Mortlake & East Sheen

Future development in this place is expected, where relevant, to: Contribute to a sense of activity and vibrancy in the town and neighbourhood centres, retaining the mix of uses including restaurants, cafes and pubs along Sheen Lane and at the junction of Mortlake High Street and White Hart Lane, to maintain a sense of activity and vibrancy, and encourage independent shops and businesses, emphasising local makers and artisans. Encourage reinstatement of shopfronts' original design to achieve consistency in appearance in East Sheen Town Centre. Enhance the sense of arrival and quality of the public realm at Mortlake Station, including improved accessibility through opportunities for art and wayfinding. Incorporate focal points and establish distinctive landmarks, without recourse to tall buildings, including in East Sheen Town Centre to enhance the sense of place and the area's identity as a destination, such as the space around the war memorial.

Twickenham Place-Based Strategy

Future development in this place is expected, where relevant, to: Contribute to a sense of activity and vibrancy in the town and local centres, to encourage arts, culture and leisure developments to enhance the mixed-use potential of the area and make it more of a destination to spend time. Encourage the provision of office floorspace and new flexible workspaces within the town centre and intensification of existing employment sites to provide for jobs and support local businesses. Ensure that any expansion and management of entertainment and leisure facilities is sensitive to the amenity of people who live in the centre and the wider functioning of the area, promoting the night-time economy through diversifying the range of cultural venues and offers, encouraging on-street al fresco dining and making a welcoming environment for all night-time economy users and workers. Enhance the public realm through creating high quality spaces and implement more high-quality street furniture, including implementing the East Twickenham streetscene improvements, providing a new public square or civic space at Twickenham Riverside, and reanimating local commercial areas such as Wellesley Parade. Promote routes for active travel and exercise, encouraging healthy activity and exploration of the area by local workers, visitors and residents. Support greening through tree-planting. Contribute to protecting, enhancing and making the most of the character of the built and open environment, including the River Thames and Crane riversides and associated river related activities and Twickenham working waterfront, including preserving and enhancing public access to the Thames. Support the cultural and community offer for both residents and visitors around the Twickenham Cultural Quarter, including the area focused around the Civic Centre, York House and Gardens, the Mary Wallace Theatre, Twickenham Museum and Library, with potential to extend as a cultural hub into the town centre and along the Riverside, to provide a destination for visitors, and encouraging outdoor temporary and permanent art and theatre interventions. Maintain and provide new public toilets within the public realm, supplementing the Richmond Community Toilet Scheme, including provision at Twickenham Station and to serve Twickenham Riverside. Within the town centre boundary, development is expected at Station Yard (Site Allocation 15) to provide additional residential use, and there is potential for new development to contribute to a mix of uses at Twickenham Telephone Exchange (Site Allocation 16). There is a tall building zone around the station and north of the railway line, where redevelopment has recently occurred, with a surrounding mid-rise buffer, for any future proposals to be considered against Policy 45 Tall and Mid-Rise Building Zones. At Twickenham Riverside and Water Lane/King Street (Site Allocation 17) there is the opportunity for the site to regenerate the town centre and increase footfall, making the Riverside a destination and improving its connectivity. Outside of the town centre, there is an opportunity to enhance the sporting role of Twickenham Stadium (Site Allocation 13) and The Stoop (Site Allocation 12), and enhance the education offer at St Mary's University (Site Allocation 10) and Richmond upon Thames College (Site Allocation 11). At Mereway (Site Allocation 14) there is potential redevelopment for a social or community infrastructure use. There is opportunity to bring forward a residential-led redevelopment of the Homebase site on Twickenham Road (Site Allocation 18) as well as some residential which complements the bus garage operation and social infrastructure uses on site at the Fulwell Bus Garage (Site Allocation 19).

Supporting our Centres and Promoting Culture (Strategic Policy)

A. The Council will support shopping, leisure and culture uses, providing spaces for businesses and services and promoting community and cultural exchange which contributes to the vitality and viability of our centres, helping to diversify their offer and facilitate adaption to meet changing needs. Development proposals will be supported which: 1. Reflect the centre's role and function within the centre hierarchy and is of a scale appropriate to the size of the centre. 2. Comply with the sequential test set out in the NPPF. Major new development for retail, leisure and business uses is directed to the five designated town centres as set out in Policy 18 'Development in Centres'. New retail development is encouraged to locate within the designated Primary Shopping Areas where defined, in line with Policy 18, or within a Site Allocation which specifies retail, meeting any requirements of that Site Allocation including in terms of scale of retail and complying with other Local Plan policies. 3. Resist the loss of retail floorspace in Primary Shopping Areas. 4. Resist the loss of essential shops and services (as defined above in accordance with Policy 20 'Shops and Services Serving Essential Needs'). 5. Support diversification and repurposing of high streets and centres to contribute towards retail, leisure, business, educational, healthcare, community and cultural floorspace, and to encourage hubs with clusters of uses that support the centre hierarchy to become key meeting places and provide opportunities for linked trips, at different times of the day and night, in accordance with Policy 1 'Living Locally and the 20-minute neighbourhood (Strategic Policy)'; 6. Maintain existing commercial uses in our centres, including space that can be repurposed and is flexible and can be adapted to reflect modern needs. Uses that provide active frontages are required at ground floor level as set out in Policy 18 'Development in Centres'. Residential use will be supported on upper floors and/or to the rear, provided it does not compromise the ongoing use of existing commercial space; 7. Provide high quality environments which promote local distinctiveness with regard to the character of an individual centre, respecting heritage and townscape character. Enhance the public realm, including with the use of urban greening and mitigation to address climate change, to provide a sense of place and destination in our centres. Event spaces, temporary uses and proposals for 'meanwhile uses' of vacant spaces within the centre hierarchy will be supported where it can be demonstrated that they can be appropriately managed and their impact on the streetscene does not give rise to adverse environmental impacts. 8. Enhance the connections between uses, improving legibility and wayfinding, and access to digital infrastructure. Provide opportunities for active travel, supporting the Healthy Streets Approach, in accordance with Policy 1 'Living Locally and the 20-minute neighbourhood (Strategic Policy)'; and 9. Enhance the Cultural Quarters in Richmond and Twickenham Town Centres and other existing cultural clusters in smaller centres and can demonstrate suitable management of adverse impacts arising from their proposals.

Development in Centres

A. Development proposals for town centre, community, healthcare, educational and cultural uses will be supported in the borough's designated centres as delineated by town centre and local centre boundaries where they: 1. are in keeping with the centre's role and function within the hierarchy and are of a scale appropriate to the size of the centre, in line with Policy 2 'Spatial Strategy: Managing change in the borough (Strategic Policy)'; 2. retain a ground floor commercial or community use, to maintain and promote the continuity of active frontages at ground floor and / or to provide a direct service to visiting members of the public; 3. incorporate a flexible design such that the site could respond to changing market demand and requirements to effectively accommodate appropriate alternative uses in the future, helping to enhance the long-term resilience of the centre; 4. provide unit(s) of a size and format to accommodate town centre uses that will be fit for purpose and viable in the long term, including being adequate in terms of: width of unit, layout, access to facilities for users and servicing; 5. optimise the potential of the site by contributing a suitable use or mix of uses that enhance the vitality and viability of the centre, particularly where this diversifies the centre's offer; 6. do not adversely impact on the vitality and viability of the centre in which the development is proposed, or another centre; 7. contribute towards employment floorspace, providing suitable provision for small businesses or flexible workspace, where required by policies in 'Increasing jobs and helping business to grow and bounceback following the pandemic'; 8. support the Cultural Quarters in Richmond and Twickenham town centres and other existing clusters of cultural facilities and creative industries in our centres, as supported by Policy 26 'Visitor Economy '; 9. would not result in an over-concentration of similar uses (such as betting shops, public houses, bars and take-aways) in any one area, where this would result in an adverse cumulative impact on the amenity of nearby users, including residents, in accordance with Policy 19 'Managing the Impacts of Development on Surroundings '; and 10. contribute to a safe, secure and inclusive environment. B. In addition to meeting the criteria set out in Part A of this policy, development proposals for retail uses will be supported where: 1. In Primary Shopping Areas (PSAs), which have been designated in Town Centres as shown on the Policies Map, the loss of retail floorspace will be resisted. New retail development is encouraged to locate within the PSA or within a Site Allocation which specifies retail, meeting any requirements of that Site Allocation including scale of retail and complying with other policies in this Plan: 2. the proposal is in accordance with Policy 20 'Shops and Services Serving Essential Needs' in relation to resisting the loss of defined essential shops and services; 3. the proposal retains or provides a shopfront, or where this is not possible, provides a 'shop-like' appearance, to avoid a detrimental visual impact and respect the heritage and character of the centre, in accordance with Policy 28 'Local Character and Design Quality (Strategic Policy)' and shopfronts guidance; and 4. the proposal integrates with and adds to the physical attractiveness of the area within which it is located, avoiding blank walls and façades. C. Major development and/or developments which generate high levels of trips should be located within a town centre boundary or Site Allocation meeting the requirements of Policy 17 A2. Elsewhere development within the local centre boundary should serve as more localised provision, which may include opportunities for retail, recreation, and smaller-scale employment uses. D. Residential uses will be permitted in centres as follows: 1. High density mixed-use development, including residential, will be supported in appropriate locations, as identified within Site Allocations and Policy 45 'Tall and Mid-Rise Building Zones ', subject to compliance with Policy 28 'Local Character and Design Quality (Strategic Policy)' and other policies in this Plan. 2. Conversion to residential of upper floors, the rear of ground floor occupied by a commercial or community use will be permitted, where this can be designed to provide a high level of residential amenity without compromising the existing or potential operation of uses on the ground floor. E. Existing markets will be protected. New and extended markets will be supported where any negative impacts on the surrounding area (including the operational requirements of existing businesses in the vicinity) can be mitigated. F. Where a proposal involves a change of use not supported by policy, the Council will require satisfactory evidence of full and proper marketing of the site. The applicant will be expected to undertake marketing in line with the requirements set out in Appendix 2. G. Outside of designated centres proposals should satisfy the Sequential Test as set out in national policy and guidance (including extensions to existing retail and leisure developments of more than 200 sqm gross). When assessing proposals for development outside of existing centres, applicants will comply with the requirements of national policy and guidance in relation to impact assessments. For retail and leisure developments, including extensions, of over 500 sqm gross, the Council will require an Impact Assessment. The scope of such assessments will need to be agreed with the Council before submitting a planning application. Applications that fail the sequential test and/or where the impact assessment (where required) demonstrates significant adverse impact will not be permitted. H. Where necessary and justified, the Council will use conditions and/or planning obligations to limit uses consented within Classes E, F1 or F2 in order to achieve the objectives of this policy and to avoid the proliferation of main town centre uses outside of town centres.

Shops and Services Serving Essential Needs

A. The Council will support and protect essential shops and services which meet the day to day needs of communities, in line with Policy 1 'Living Locally and the 20-minute neighbourhood (Strategic Policy)'. B. Applications for planning permission that would result in the loss of essential shops and services as defined, will be permitted only where there is genuine alternative provision within walking distance (defined as 400 metres), unless: 1. the existing use is inappropriate in terms of access or amenity and living conditions 2. it has been demonstrated that there is no demand for the use through the submission of satisfactory marketing evidence in accordance with Appendix 2; and/or 3. the proposed use would provide a social or community service or function which outweighs the loss of the essential shop or service, meeting evidence of a local need. C. The provision of new shopping and services may be appropriate, including as part of new residential or residential-led development, where the scale of the provision is justified and appropriate to meet a local need, and it can be demonstrated through a sequential test that the proposal would not harm the vitality and viability of the borough's centre hierarchy. D. Where planning permission is granted, conditions may be used in order to control the type of goods sold or activity permitted, including by restricting to a specific use. E. The Council will resist the loss of public houses, wine bars or drinking establishments. Such uses which are of historic or architectural interest and/or community value will be protected from demolition and/or change of use, in accordance with London Plan Policy HC7. Before accepting the loss of any public house, wine bar or drinking establishment the Council requires satisfactory evidence of full and proper marketing normally for at least 2 years for a full range of appropriate uses (see Policy 49 'Social and Community Infrastructure (Strategic Policy)'). The applicant will be expected to undertake marketing in line with the requirements set out in Appendix 2.

Visitor Economy

A. The Council will support the sustainable growth of the visitor economy for the benefit of the local area by: 1. supporting proposals which promote and enhance the borough's existing tourist attractions, including the unique, historic and cultural assets that are connected via the River Thames, such as The Royal Botanic Gardens, Kew, Ham House and Hampton Court Palace; 2. proposals that lead to increased visitors and tourists need to be of an appropriate scale for the size of the centre and will be assessed against the transport policies of this Plan; 3. requiring accommodation and facilities to be accessible to all; either 10% of hotel bedrooms should be wheelchair accessible or 15% of new bedrooms to be accessible rooms as set out in London Plan Policy E10; 4. enhancing the environment in areas leading to, within and around visitor destinations where appropriate; 5. supporting the Cultural Quarters in Richmond and Twickenham and other existing clusters of cultural facilities and creative industries, particularly in town centres, and where ancillary facilities are proposed that are open for public use (such as restaurants, gyms and conference facilities). B. In relation to visitor accommodation: 1. proposals which result in the loss of bedspaces will be resisted; 2. proposals which increase the number of bedspaces will be supported subject to other Local Plan policies; 3. proposals will be supported which contribute towards providing a range of visitor accommodation, including small independent hotels and bed and breakfast accommodation, or short-term accommodation with stays not exceeding 90 days, subject to other Local Plan policies.

Living Locally and the 20-minute neighbourhood (Strategic Policy)

A. To help people and places to thrive we need to transform the way we live. We need to create environments that make it easier to be physically active, enhance opportunities for walking and cycling safely, create high quality public spaces and public realm, improve connectivity and accessibility for all, and focus on supporting the high streets, centres and parades as destinations that people want to go to and use to 'live locally'. Creating a borough where everything a resident needs can be reached within 20 minutes by foot or bike will not only improve the quality of life but will bring multiple benefits of healthier lifestyles, cleaner air, stronger local economies and above all better resilience against climate change. B. The 'living locally' concept will be achieved by: 1. giving people the ability to meet most of their daily needs, through a mixed pattern of land uses including food and necessities, within a 20-minute walk from home, with safe cycling and local public transport options; 2. facilitating access to quality public transport that connects people to jobs and other places they need to go to, especially improving inclusive access and overcoming barriers for people who experience reduced mobility; 3. promoting and enabling healthier lifestyles and active living by improving walking and cycling infrastructure to achieve the borough's target of 75% of trips being undertaken by walking, cycling and public transport; 4. offering a high-quality public realm and open spaces; 5. delivering new developments at densities that make local services and transport viable; 6. improving accessibility and connectivity of green infrastructure; 7. facilitating thriving local economies; 8. following the Mayor's Healthy Streets Approach to ensure walking and cycling are the natural choices for local journeys, and using the Healthy Streets Toolkit to assess new infrastructure schemes. C. All development (except householder applications for alterations) should: 1. demonstrate how they will deliver improvements that support the 'living locally' concept; 2. be permeable by foot and cycle, with good connections and signage to local walking and cycling routes/networks as well as public transport; 3. demonstrate that future occupiers of the development are able to meet their shopping, work, recreational and cultural needs within a 20-minute walk or cycle and how the new development will contribute to sustaining the 'living locally' concept; 4. demonstrate that the proposals will not lead to any deterioration in the provision of, and access to, services to meet shopping, work, recreational and cultural needs for local communities; 5. demonstrate how a proposal will reduce the dominance of vehicles. Major developments of 10 or more residential units or non-residential development of 500sqm of floorspace or more: 6. must demonstrate how the proposal will improve local walking and cycling routes, including accessibility to the existing network, in areas with lower levels of public transport accessibility or higher levels of health deprivation and disability. D. The Council will make use of planning obligations to create or reinforce successful 20 minute neighbourhoods. This could be relating to play and recreational facilities, low traffic neighbourhoods, walking and cycling infrastructure and active travel networks, public space and public realm improvements, green infrastructure provision, daily service provision, in line with other policies in this Plan. Conditions may be applied to planning permissions to retain a specific land use to ensure the continued and reinforced provision of services that enable living locally.

Transport

All planning applications will be required to demonstrate that their proposed developments do not a have a severe impact on the operation, safety, or accessibility of the local or strategic road network. The method of assessment required will depend on the use(s) being proposed and its size, in accordance with the thresholds in Table 23.1. The assessment requirements for some uses now falling within Class E of the Use Classes Order will need to be considered on a case-by-case basis if the particular Class E use is not specified in Table 23.1 ('Other uses falling in Class E'). Where necessary and justified, the Council will use conditions and/or planning obligations to limit uses consented within Class E in order to achieve the objectives of this policy and in line with the NPPF and accompanying PPG to assess the significant impacts from the development on the transport network or on highway safety, and to mitigate the impacts of development given the range of uses that need to be fully assessed. Matters to be included in Transport Assessments and Transport Statements are set out in the London Plan, the latest Department for Transport as well as Transport for London guidance, and the Council's Local Validation Checklist and Transport SPD.

Sustainable Travel Choices (Strategic Policy)

A. The Council will work with others to bring about safe, sustainable, accessible transport solutions to reduce the proportion of trips taken by private car, reduce traffic congestion, reduce air pollution, including carbon dioxide emissions, improve public health, and improve access to services and employment in accordance with the policies set out in the London Plan, Mayor's Transport Strategy, and the Council's own Active Travel Strategy. Planning applicants will therefore be expected to: B. Propose major developments (see Table 23.1 for a definition) in areas that either already have a Public Transport Accessibility Level of 4-6 or if not mitigate the impact of their development on the existing passenger transport network in accordance with Para. 110d 114d of the National Planning Policy Framework (NPPF). The impact of all major developments will be assessed relative to current and forecast capacity and passenger trips on the passenger transport network. Depending on the impact of the development relative to the capacity of the bus and rail network in its final assessment year, this may include applicants making financial contributions to increase capacity and/or improve infrastructure on the passenger transport network. C. Ensure that their proposed developments provide a high-quality walking and cycling environment both within the curtilage of the development and in its near vicinity so that occupants can make short journeys to local town centres, services, and work, by sustainable modes of travel and can benefit from high quality, safe access to public transport services. This may include paying for and completing off-site works on the adopted highway under S278 of the Highways Act 1980 to mitigate the impact of their development. All proposed pedestrian and cycle improvement works must have regard to the National Design Guide, the London Cycling Design Standards, Local Transport Note 1/20: Cycle Infrastructure Design, and Manual for Streets. All off-site highway works must meet technical standards set out by the Council's Traffic and Engineering team. D. Ensure that their development proposals provide safe and suitable access to and around their developments for disabled and other vulnerable road users in accordance with guidance set out in Manual for Streets and Inclusive Mobility: making transport accessible for passengers and pedestrians (Department for Transport, 2022). E. Demonstrate that their proposed developments do not a have a severe impact on the operation, safety, or accessibility of the local or strategic road network. Any impact on the local or strategic road network, including the impact of occupants parking vehicles on the carriageway, will need to be mitigated in accordance with para. 110d of the September 2023 NPPF / paragraph 114d of the December 2023 NPPF. F. All planning applications for major developments will need to include a full transport assessment and travel plan which must be completed in accordance with Transport for London (TfL) guidance. Applications for smaller developments must include a transport statement and travel plan statement, also completed in accordance with TfL guidance (see Table 23.1). Applications under a certain size will be expected to include a chapter about transport and accessibility in their Design and Access Statement. G. Where appropriate, enable the River Thames to be used for passenger and freight transport as well as servicing and construction of their development proposals, through the provision, improvement, or retaining of relevant infrastructure including wharves, slipways, and piers. H. Where appropriate, ensure that their development proposals safeguard land required for transport schemes and infrastructure set out in the London Plan and/or the Council's Local Implementation Plan. I. Where appropriate, ensure that taxis, minibuses, coaches, and private hire vehicles can safely pick up and drop off their passengers. Where they have to use the highway to do this, applicants will need to pay the Council to implement Traffic Management Orders under the Road Traffic Regulation Act 1984 and/or may need to complete other highway works. Applicants should only propose using the existing highway for this when no on-site provision is possible.

Vehicular Parking Standards, Cycle Parking, Servicing and Construction Logistics Management

A. The Council will require new developments to make provision for the accommodation of vehicles to provide for the needs of the development while minimising the impact of car-based travel including on the operation of the road network and local environment and ensuring making the best use of land. B. Planning applicants will therefore be expected to provide off-street vehicular and cycle parking, including electric vehicle charging points, in accordance with standards set out in Policies T5 and T6.1 – T6.5 and Tables 10.2 – 10.6 of the London Plan. Electric vehicle charging points must be provided in a way that ensures the development is safe for other road users. C. Planning applicants need to have regard to the London Cycle Cycling Design Standards when proposing off-street cycle parking for their developments, to deliver cycle parking that is fit for purpose, secure and well-located (preferably close to the pedestrian entrance of the main building), and easy to use by people of all ages. D. Front yard/garden perpendicular parking reduces the quality and safety of Richmond's footways for pedestrians and road users with disabilities and reduce on-street vehicular parking capacity. Applications for new vehicular crossover or dropped kerb accesses will be assessed strictly in accordance with the guidance set out in the London Borough of Richmond's Transport Supplementary Planning Document (adopted July 2020) and the latest highways authority guidance. E. Car-free developments may be appropriate where: 1. The public transport accessibility level (PTAL) is 3 or above 2. Off-street disabled vehicular parking can be provided in accordance with standards set out as per part A above. 3. Cycle parking can, at least, be provided in accordance with the minimum standards set out in the London Plan and designed in accordance with the London Cycle Cycling Design Standards. 4. The development is in a controlled parking zone and the applicant is prepared to enter into a legal agreement which excludes all occupants from vehicular parking permits within this, including season tickets in Council-managed car parks. 5. In cases where there is no CPZ that occupants can legitimately be excluded from or that operates for only a small number of hours per day, the applicant can demonstrate, through a parking stress survey, that their development will not increase on-street vehicular parking stress above 85% of total on-street vehicular parking capacity. In certain cases, where a development is forecast significant impact on on-street parking stress in an area, mitigation may be sought in the form of financial contributions towards the cost of reviewing and changing an existing CPZ or implementing a new one. 6. Household and commercial refuse and recycling collectors can service the development safely in accordance with the Council's Refuse and Recycling Storage Requirements Supplementary Planning Document (2022). 7. It can be demonstrated that other commercial and emergency service vehicles can service the development in accordance with standards set out in Manual for Streets (see part L of this policy). 8. The applicant is prepared to consider other forms of mitigation such as the provision of free membership of a local car club for occupants, or, in instances of major developments, can provide one or more car club spaces on the site. F. The Council will not encourage the provision of disabled vehicular parking space on the highway to enable planning applicants to meet the standards for disabled vehicular parking set out above. G. Planning applicants will be expected to provide all long and short stay cycle parking off-street. If this is not possible, they will need to contribute to the cost to the Council of installing bike hangars or other cycle stands, including TMOs or other highway works needed to facilitate this. H. Applicants proposing developments of 100 dwellings or above will be expected to provide one off-street car club space per 100 dwellings, and 1 space per 200 dwellings thereafter, and to secure an accredited car club operator to operate the car club from the spaces provided, subject to the operator considering it commercially viable, and will also be expected to fund the cost of membership of the car club scheme to which the car belongs to all the first occupants of the site for a minimum of three years. I. Where applicants propose developments with fewer than 100 dwellings, planning applicants will be expected to fund the cost membership of a nearby car club scheme to all the first occupants of the site for a minimum of three years. This will be secured through an S106 legal agreement. J. Applicants proposing major developments (see Table 23.1 within Policy 47 'Sustainable Travel Choices (Strategic Policy)') will need to demonstrate that all servicing can take place off-street. If this is not possible, they may, depending on the number of servicing trips forecast and the potential impact on highway safety, need to pay for mitigation in the form of Traffic Management Orders and/or S278 highway works that will show their development will not have a severe impact on the safe use of the highway by other road users in accordance with Para. 110b and d of the September 2023 NPPF / para. 114b and d of the December 2023 NPPF. K. All developments will need to demonstrate that refuse, recycling, commercial, and emergency service vehicles can service their development safely in accordance with guidance set out in Manual for Streets, Transport for London (TfL)'s guidance on delivery and servicing plans, and the Borough's Supplementary Planning Document Richmond Refuse and Recycling Storage Requirements. They will need to do this through a delivery and servicing management plan. L. Planning applicants proposing major developments will be expected to submit a Construction Logistics Plan (Construction Management Plan) with any planning application. This will need to be completed in accordance with TfL guidance and the Council's guidance. M. Planning applications proposing developments that are below the size at which a transport statement and travel plan statement are needed (see Table 23.1 within Policy 47 'Sustainable Travel Choices (Strategic Policy)') will be dealt with on a case-by-case basis and may be asked to provide a Construction Logistics Plan. Where works may involve significant impact to the highway, neighbours, or the wider highway network, a Construction Logistics Plan (Construction Management Plan) will be required.