Richmond upon Thames Council's Planning Committee has approved plans for the redevelopment of Clifford House, increasing the number of residential units from eight to 12, despite concerns raised by neighbours regarding the impact on amenity.
The decision, made on Wednesday, March 18, 2026, allows for the erection of a part two, part three, and part four-storey building at 424 Upper Richmond Road West. This revised application converts the ground-floor commercial space into residential units and increases the massing of the rear wing. The applicant, Williams Property Group Ltd, argued that the increased number of flats was necessary to improve the financial viability of the development, a claim supported by the council's independent review.
Concerns were primarily focused on the impact of the increased massing and width of the rear wing on neighbouring properties at 61 Clifford Avenue and 422 Upper Richmond Road West. While officers acknowledged that the revised scheme would result in a modest increase in harm, including effects on daylight, sunlight, outlook, and visual intrusion, they concluded it was not substantial enough to warrant refusal. This harm was assessed through the BRE (Building Research Establishment) report, which measures Vertical Sky Component (VSC), Daylight Distribution, and Total Sunlight Hours. For example, at 61 Clifford Avenue, for window 53, the VSC ratio reduction is 0.55 (proposed) compared to 0.6 (extant scheme). The report notes that The degree of 'additional harm' is modest although the totality of harm is significant and bordering on substantial.
The loss of the 98 square metre Class E commercial unit was noted. However, officers stated there was no strong policy basis to resist its loss, as the site is outside the East Sheen Town Centre boundary. Evidence submitted with the application indicated previous unsuccessful marketing efforts for the site, which had been vacant for over five years prior to the previous approval. Despite updated marketing particulars advertising the new Class E unit, a marketing report dated less than two months after the February 2025 approval fails to adequately evidence that there is no demand for the Class E unit.
The scheme is not financially viable to provide affordable housing. However, a late-stage review mechanism
will be secured via a Section 106 agreement. This mechanism is in place because the scheme, even with the additional units, is assessed as not being financially viable to provide affordable housing, with profit margins significantly below the benchmark. As construction has already commenced, an early-stage review is unnecessary and a mid-stage review is not warranted.
The development incorporates significant sustainability measures beyond CO2 reduction and green roofs. These include Low and Zero Carbon Technologies in the form of Exhaust Air heat pumps (EAHP), which supplies ventilation, heating and hot water cylinders within each flat and roof mounted solar photovoltaic (PV) panels for generating electricity.
The expected impact is a reduction in CO2 emissions beyond Building Regulations Part L 2021 of 63.75%, with a contribution of £11,255 towards the Carbon offset fund to achieve net zero. The scheme also aims to meet water consumption targets of 105 litres or less per person per day and 5 litres or less per head per day for external water use.
Design aspects were considered to be a neutral to modest improvement compared to the extant scheme, with improved materiality and a stronger overall composition. The proposal also includes provisions for cycle parking and is car-free, with the exception of disabled parking provisions.
The application received 29 letters of support from local residents. Beyond the general need for housing and improvements, supporters highlighted that The scheme offers improvements over the extant permission visually and in housing numbers.
One resident stated, as a resident of 20 years, I know younger people, newlyweds, etc., need a first home, and a one to two bed is a good starter, and it's good to have a bit of green space too.
The owner of the adjacent property at 422 Upper Richmond Road West expressed support, stating, I wish to express my support for the development as the owner of 422 Upper Richmond Road with an interest in the renewal and improvement of the area. The permitted scheme sets a high bar for regeneration of this locality, and I can see that there are a number of improvements, both visually and in terms of housing numbers, that would result from this most recent planning application.
However, four objections were lodged, primarily concerning overdevelopment and visual intrusion. Notably, the owner of 61 Clifford Avenue, who had previously objected, withdrew their concerns.
The committee resolved to delegate authority to the Head of Development Management to approve the application, subject to the completion of a Section 106 legal agreement and specified conditions. These conditions cover a wide range of aspects including construction management, biodiverse roofs, contaminated land, materials, landscaping, renewable energy, fire safety, air quality, and privacy screening, as set out in Sections 11 and 12 of the report PA25.1503 - Clifford House 424 Upper Richmond Road West SW14.
Further details of the meeting can be found in the Public reports pack Wednesday 18-Mar-2026 19.00 Planning Committee and the Addendum - 18 March 2026.
