The Planning Committee of Richmond upon Thames Council met on Wednesday 18 February 2026 to discuss two planning applications. The committee approved the redevelopment of 42 High Street, Teddington, for a mixed-use development comprising residential flats and retail units. They also approved a variation to an existing planning permission at 83 Udney Park Road, Teddington, to allow for additional bedrooms in the roof space of two semi-detached houses.

42 High Street, Teddington

The committee approved the demolition of the existing building at 42 High Street, Teddington, and its replacement with a four-storey building (including a roof storey) with a basement level. The new development will provide eight residential flats and up to two retail units. This decision follows two previous refused schemes on the same site, which were dismissed on appeal due to concerns about design, height, and impact on the Teddington High Street Conservation Area and the adjacent Teddington Arms Public House, a Building of Townscape Merit.

The current proposal has significantly reduced the massing and scale compared to previous applications. The design incorporates architectural features that reflect the vernacular of Teddington High Street, while the Cedar Road elevation transitions to a style more akin to the Edwardian properties found along that road. The development will include eight new residential units, with a mix of one, two, and three-bedroom flats. A financial viability assessment indicated that the scheme cannot support an affordable housing contribution.

Key considerations during the discussion included:

• Design and Heritage Impact: The revised design was considered to address previous concerns regarding the impact on the conservation area and the Teddington Arms. The Inspector in previous appeals had noted that appropriate redevelopment could provide a better context for the Teddington Arms, and the current scheme was seen as a significant improvement.
• Affordable Housing: A viability assessment concluded that the scheme could not viably support an affordable housing contribution.
• Sustainability: The development is expected to achieve a 68% reduction in carbon emissions above building regulations standards, with the inclusion of solar PV panels and a green roof. The commercial units are aiming for a BREEAM 'Excellent' rating.
• Parking and Transport: The development is car-free, with occupants precluded from obtaining parking permits in the Controlled Parking Zone (CPZ). Provision for 16 residential cycle parking spaces and 8 commercial cycle parking spaces will be made. A Section 106 agreement will secure these provisions and a £3,000 payment for the installation of highway cycle stands.
• Trees: A £18,000 tree bond was agreed to mitigate potential impacts on a sycamore tree on Cedar Road, ensuring funds are available for its retention or replacement if necessary.
• Neighbour Amenity: Concerns regarding overlooking and noise were addressed, with conditions imposed to manage noise from commercial operations and ensure appropriate privacy for neighbouring properties.
• Flooding and Basement Development: The proposal includes a single-storey basement, and a Basement Impact Assessment confirmed a low flood risk. Conditions were imposed to manage groundwater monitoring, mitigation, and waterproofing.

The committee voted to approve the application, subject to a Section 106 Agreement and various conditions.

83 Udney Park Road, Teddington

The committee considered a variation to a planning permission granted in December 2024 for the demolition of a bungalow and the erection of two three-bedroom semi-detached houses at 83 Udney Park Road, Teddington. The variation sought to allow for the addition of two bedrooms and a bathroom within the roof space of each dwelling, necessitating the installation of five rooflights.

The key issues discussed were:

• Design and Neighbour Amenity: The overall scale and bulk of the buildings remain unchanged. The addition of rooflights was considered acceptable, with a condition requiring them to be 'conservation type' and fitted flush to the roof slope to minimise visual impact. Concerns about overlooking were addressed, with the rooflights positioned to avoid unreasonable loss of privacy to the neighbouring property at No. 85 Udney Park Road.
• Ecology and Biodiversity: Initial concerns were raised by the Ecology Officer regarding the impact of light spill from rooflights on a nearby maternity bat roost and bat corridor. Revised plans relocated the rooflights away from the rear elevation, addressing these concerns. Conditions were imposed to ensure sensitive lighting schemes and ecological enhancements.
• Residential Standards: The additional bedrooms were found to comply with Nationally Described Space Standards, and the overall quality of the dwellings was considered acceptable.
• Affordable Housing: A revised viability assessment confirmed that the scheme, even with the increased number of bedrooms, could not viably support an affordable housing contribution.
• Parking and Transport: The variation did not alter the parking arrangements from the previously approved scheme, and the increase in bedrooms did not trigger additional parking requirements.

Despite some initial concerns and objections, the committee voted to approve the variation to the planning permission, subject to conditions. The decision was made in accordance with the development plan and relevant material considerations.