The Local Plan explained

Understand more about the Local Plan and what it does, how it was prepared and addresses key issues, and how it will be implemented.

About the Local Plan

What is the Local Plan?

The Richmond upon Thames Local Plan is a key planning policy document which will guide development in Richmond over the next 15 years. The Local Plan identifies the amount, type and location of development in the borough.

The Local Plan provides the opportunity to set out and address the current and future needs of our borough. This includes housing needs of all types, planning for infrastructure and where this should go, identifying land for employment use and how best to protect our environment. This is used to guide decisions on planning applications.

What consultation has happened up to this stage?

There were several rounds of consultation: 

• In the summer and autumn of 2021, we held informal engagement, including a series of community conversations and workshops with schools
• From December 2021 to January 2022, we consulted on the Pre-Publication Draft Local Plan (Regulation 18), inviting feedback from a range of stakeholders – from residents, development professionals, and neighbouring boroughs
• From June to July 2023, we held consultation on the Publication Draft Local Plan (Regulation 19) – a third public consultation was held to seek further feedback from residents, businesses and other stakeholders. This version of the Plan was then submitted for examination

The Local Plan went through an examination in public, and hearings were held throughout June and July 2024, which was the final part of the Local Plan process prior to adoption.

The independent Planning Inspectors scrutinised the Local Plan, taking into account representations submitted by residents and other stakeholders during the ‘Regulation 19’ consultation on the Publication Local Plan, and representations made in writing or at the hearings.

There was also a consultation on the Inspectors’ Proposed Main Modifications in January to March 2025 before their final Main Modifications were included in their report.  

Where can I find out more about the Local Plan?

Read our guidance to understand about planning policy and the processes involved.

You can find more details about each stage of the plan’s preparation in the timetable.

What it means for residents

As a resident, what does the Local Plan mean?

It will shape your local area and influence new development. It is important we have new housing for future generations and more genuinely affordable housing for those that need it, as well as opportunities to work locally and be able to shop and access services. We want to ensure new development protects and enhances local facilities, open spaces, and transport links.  

How will it affect me if I want to build an extension to my house?

Some householder extensions do not require planning permission as they may be what is called ‘permitted development’. Where permission is needed, the Plan contains policies such as on amenity and living conditions (Policy 46) with details around the distances between habitable rooms in residential development, and on biodiversity (Policy 39) which prioritises measures to provide for new habitats or biodiversity features even on small-scale development proposals.   

What will happen in my local area?

Within the plan, the borough has been divided into nine ‘places’, based on categorisation to reflect a ‘sense of place’ as well as identifying areas recognised as ‘places’ by local people as part of the Urban Design Study. The place-based strategies indicate where specific areas for change are identified. While every place in the borough is expected to see some change over the plan period, there are some specific sub-areas identified as the places where growth may be accommodated, as identified in the Local evidence base and through specific Site Allocations. 

What about the impacts on infrastructure, like schools and GP surgeries?

We recognise new development is likely to put an additional burden on existing facilities particularly on education and health infrastructure. Policy 49 requires the potential impacts on infrastructure from development proposals for 10 or more residential units to be assessed, to demonstrate that there is sufficient capacity within the existing infrastructure to accommodate the needs arising from the new development. It may be that mitigation measures can be put in place, either through financial contributions or where appropriate securing on-site provision of community facilities. 

The 20-minute neighbourhood

Will this restrict my freedom to travel?

No, the policy encourages land uses that fulfil daily needs at least within a 20-minute journey from home. The policy focuses these uses on the ‘centres’ and ‘important local parades’ identified in the Plan. Most people live within the catchment area of multiple centres, and for them ‘20-minute neighbourhoods’ is already a reality. The policy seeks to protect and enhance the services available while encouraging more walking and cycling. 

What about people who can’t walk or cycle?

The policy recognises that not everyone can comfortably walk or cycle and every intervention necessary will be encouraged such as providing more public seating, encouraging the use of electric bikes, as well as retaining, and where appropriate, enhancing, provision of Blue Badge parking.  

What is a 'centre'?

The 'centres' identified in the plan are the nuclei of commercial and community activity within the borough. These are organised in a hierarchy from town centres such as Richmond, local centres such as Barnes, neighbourhood centres such as Castelnau, to important local parades such as Ashburnham Road. The higher up in the hierarchy, the more services a centre will offer.  

Will the policy remove parking spaces?

No, this is beyond the remit of the Local Plan. By encouraging more people to walk or cycle, it is hoped that the need for parking spaces will reduce naturally. The Policy seeks to protect disabled parking spaces from loss, however. 

Does the plan introduce quietways/low traffic neighbourhoods?

No, this is beyond the remit of the Local Plan. The adopted Active Travel Strategy supports the introduction of LTNs where there is demand or where traffic is deemed to be dangerous. 

Surely it’s unrealistic to expect everything to only be 20-minutes away?

Absolutely, the shops and services available will depend on where the centre sits in the hierarchy. For example, Twickenham will naturally provide more choice than Strawberry Hill, but ideally all centres should fulfil essential needs. 

Where can I read more about this in the plan?

Please see Policy 1 – Living Locally and the 20-minute neighbourhood. 

Key issues

How will the Local Plan help to mitigate/adapt to climate change?

One of the strategic objectives of the Local Plan is responding to the climate emergency and taking action. Policy 3 – tackling the climate emergency provides details of the policy requirements for applications. 

We started preparing the Local Plan when the Council’s Climate Emergency Strategy from 2020 was in place, which set out five priority areas (air, waste, water, nature and energy efficiency). The strategy outlined how we will reduce emissions and the organisation's carbon footprint, including a commitment to become carbon neutral by the year 2030 and zero carbon by the year 2050. This was subsequently updated by a commitment, with partners across London, to reach net zero carbon by 2043. 

The strategy also highlighted that we will need to provide community leadership so that residents and businesses are able to get involved in preventing and preparing for climate change. Developers, local businesses and residents bringing forward all types and all sizes of development schemes within the borough as part of planning applications, all have a fundamental role to play in helping to meet this target. Therefore, all new development proposals coming forward within the borough should be zero carbon. 

Is there a tension between the climate crisis, and protecting our heritage?

These are both priorities for the Council and we recognise there can be tension. The plan places emphasis on reuse and conversion of existing buildings to minimise embodied carbon with a presumption in favour of refurbishment set out in Policy 2. 

We prepared a Net Zero Carbon Study to support several policies in the plan which set out ambitious targets for Richmond. There is no one-size-fits all approach or solution to accommodating sustainable energy measures in the historic environment, and this is set out in the supporting text of Policy 4 to recognise this conflict and how it is expected to be addressed on a case by case basis. The need to avoid maladaptation is set out in Policy 29. 

How much of a priority is increasing housing supply and affordable housing?

We are set targets to deliver new homes. Housing provision, particularly affordable housing is a big priority. We want to increase delivery of affordable homes. Policy 11 is the key policy on affordable housing, seeking contributions from all new housing development.  

The Planning Inspectors directed a modification to align the policy with the London Plan and in terms of viability the same thresholds for the “fast track” route. If a planning application is providing at least 35% affordable homes, or 50% in the case of public sector or industrial land, then there is no requirement to submit a viability assessment at application stage, an approach developed by the Mayor to provide greater certainty to the market and speed up the planning process, to overall increase the level of affordable housing secured in new developments. 

How many new homes will be built in the borough?

The Local Plan sets out that the housing requirement for the plan period from 2024 to 2039 is 5,928 dwellings, based on the London Plan targets. This is broken down into a stepped trajectory in Policy 10, reflecting a gradual increase, with higher delivery expected in later years.  

The ongoing challenge to increase housing delivery in the borough is recognised. The Government’s Housing Delivery Test result for Richmond means the presumption in favour of sustainable development applies. Although implementing planning permissions is for applicants/developers to build out, beyond the role of the Council, there are actions identified in the recent Housing Delivery Test Action Plan - June 2025.

The Mayor will be considering the implications of the overall standard method figure set by national Government for London of 87,992 per annum, which is a significant increase to the current 52,287 homes per annum in the London Plan 2021. The review of the London Plan has commenced, and it is expected future housing targets as set in the emerging London Plan will undoubtedly be higher. 

What does the Local Plan mean for my business?

Two of the strategic objectives of the plan relate to ensuring the business community is supported to grow and continue to contribute to the vibrancy of the Borough. Policies include protecting employment land to ensure we have enough space for local businesses, that is modern, affordable and adaptable to future employment needs, as well as policies that ensure our centres can diversify, providing not just for shopping but also essential shops and services where they can be protected through the planning system. These policies are informed by evidence base studies such as the Employment Land and Premises Needs Assessment and the Retail and Leisure Needs Study. 

By protecting employment land and promoting training opportunities, we are aiming to support local businesses and jobs. If as a business you are looking for new space or to make changes or alterations to existing premises, then policies in the plan may be relevant where permission is needed. For example, the plan seeks high standards of workspace in new development such as flexible floorplates and adequate servicing and loading (Policy 22), and directing new commercial space to our areas designated for business and industrial uses or to the town centres (Policy 21). 

Why are you continuing to protect employment land, when there is vacant stock?

We want to provide spaces for local business, including that which is modern, affordable and adaptable. This can be especially important to support small and medium sized enterprises, the voluntary and community sector, and locally significant and diverse sectors, such as scientific research and river-related industries. This is set out in the key employment Policies 21 to 25 in the plan. 

We need to protect the stock of employment space so there continue to be opportunities for local work and production of goods and services, in whatever form that may take in the future, thinking over the long-term. 

Implementation of the Local Plan

Is the Local Plan already out of date?

The plan was drafted a few years ago, informed by the policy context at that time, and during the challenging times of the COVID-19 pandemic which caused uncertainty about long-term trends and a cost of living crisis. The next cycle of reviewing the Local Plan will soon commence. 

What role does the Council have in implementing the Local Plan?

The 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. Although factors like land value and high demands for certain uses such as housing are outside the Council’s control, we produce policy to influence future development and that aims to balance the needs of all members of society and users of places. 

To support implementation of the plan, the Council is also taking forward a work programme to update the Local Validation Checklist (LVC) and produce a number of new or updated Supplementary Planning Documents (SPDs) – there will be public consultations on these documents starting later in 2025.  

What opportunities are there to be more involved in a future Local Plan?

In the future, work will begin on the next review. As the process to prepare a Local Plan takes a few years, and the context for a plan such as wider social factors or the national and regional planning guidance changes, there will at some point be the need to commence a review. This is currently expected to start in 2026, although the Government is introducing changes to the plan-making system and more details are awaited. 

How can I be added to the database to be informed of future consultations?

Our website will be updated as the Local Plan progresses. To be kept up to date via email or letter on planning policy consultations please opt-in to our Local Plan database by sending your contact details to localplan@richmond.gov.uk.