The Planning Committee of Richmond upon Thames Council met on Wednesday 18 March 2026 to discuss the redevelopment of Clifford House, 424 Upper Richmond Road West. The committee resolved to delegate authority to the Head of Development Management to approve the application, subject to a Section 106 legal agreement and specified conditions.

Clifford House, 424 Upper Richmond Road West, East Sheen, SW14 7JX

The committee considered an application for the erection of a part two, part three and part four-storey building comprising 12 residential units, with amendments to a previously approved scheme. The original permission, granted in February 2025, allowed for eight residential units and a ground-floor commercial unit (Class E). This revised application proposed an increase of four flats, achieved through greater massing of the rear wing and the loss of the commercial unit.

During the discussion, members noted that the site is located on a prominent corner and is a brownfield site, which the National Planning Policy Framework (NPPF) requires to be given substantial weight for housing development unless substantial harm would be caused. The loss of the Class E commercial unit was not considered a significant concern as the site is outside the town centre boundary and there was no strong policy basis to resist its loss.

A key area of discussion was the impact on neighbouring residential amenity. The extant permission already caused harm to properties at 61 Clifford Avenue and 422 Upper Richmond Road West. This revised scheme, with its increased width and height in the rear wing, was considered to cause modest additional harm, particularly to single-aspect bedrooms in 61 Clifford Avenue and a first-floor room at 422 Upper Richmond Road West. However, the committee noted that the ground floor windows at 61 Clifford Avenue already had obscured glazing, the owner of that property had withdrawn their objections, and daylight levels to the living room of the affected first-floor flat at 422 Upper Richmond Road West were considered sufficient.

The committee heard representations from the applicant, Williams Property Group Ltd, and their consultants, who highlighted the need for housing and the viability challenges of the construction industry. They also presented evidence of positive engagement with neighbours, with objections having been withdrawn.

Concerns were raised by some members regarding the quality of the ground-floor units and the placement of bin storage in relation to Unit 01's windows and amenity space. However, the committee acknowledged the need for housing in the borough and considered that the four additional units, along with the associated increase in Community Infrastructure Levy (CIL) contributions, were significant benefits.

Ultimately, the committee concluded that, on balance, the benefits of the scheme in terms of housing delivery outweighed the harms. Taking into account the extant permission, which already permitted development on the site, the committee determined that there were not sufficient grounds to refuse the application, despite acknowledging that the scheme was not ideal.

The decision was to delegate authority to the Head of Development Management to approve the application, subject to the completion of a Section 106 Legal Agreement, specified conditions, and informatives. The Section 106 agreement will secure a carbon offset contribution, a late-stage viability review mechanism, and parking permit restrictions. A comprehensive list of conditions and informatives was also detailed, covering aspects such as construction management, biodiversity, fire safety, and sustainable drainage.