Richard Ground KC

> People > Barristers > Richard Ground KC

Richard Ground KC is a specialist in planning, and administrative and public law.

He has a particular strength in appearing in long and complicated planning inquiries and High Court challenges. Richard has been recognised by the UK legal directories and Planning Magazine annual survey to be one of the leading practitioners for many years. He is an elected committee member of the Planning and Environment Bar Association.

He appeared twice successfully in important planning cases in the Court of Appeal in 2020. He was responsible for publishing with the official law reporting publisher The Leading Planning Cases which is an important reference book of cases for all Planning Court cases.

Richard has consistently been rated as a leading practitioner as a junior and KC by both the legal directories.

Chambers and Partners

“His greatest strength is his ability to motivate and give confidence to everyone involved in the team. He works extremely hard and his energy, enthusiasm and drive enable a huge amount of work to get done to the highest standard in accordance with the deadlines.” “Richard is very client-friendly engaging and calm. His advice in conference is always clear and concise, and clients are impressed by his quick grasp of the issues.”

Legal 500

“Very thorough, but approachable and refreshingly informal when it’s appropriate.” “He has a great understanding of the facts and interpretation of the law.”

Recent clients

Hopkins Homes
Bloor Homes
Savills
Armstrong Rigg
Legal & General
London Development Agency
Herbert Smith Freehills
Bryan Cave Leighton Paisner
Marrons
Burges Salmon
Dentons
Sharpe Pritchard
RPS
Numerous Local Authorities

Richard has a reputation for appearing successfully in long and complicated inquiries as well as shorter inquiries and hearings.

Expertise

Planning and Environment
Known for his considerable planning experience particularly in difficult planning and enforcement inquiries. Richard has been in some of the most substantial residential, green belt, town centre and heritage cases of the last few years. He has been instructed by many leading solicitors firms including: Eversheds, Herbert Smith Freehills, Berwin Leighton Paisner, Dentons and Marrons. Has a particular reputation for large infrastructure and complicated Inquiries as well as High Court challenges relating to planning. Rated by chambers and partners and legal 500 as a ranked QC and as junior consistently ranked in UK top 3 in Planning Magazine. Contributor to Sweet and Maxwell’s practitioners Textbook Burnett-Hall on Environmental Law. Was elected committee member of Planning Environment Bar Association.

Richards’s expertise includes:

Housing
- Appeared for Taylor Wimpey/Oaklands in one of the largest residential schemes to be permitted by Secretary of State in Green Belt of 348 houses together with transformed College. [Decision letter 1 November 2017].
- Appeared at 1 month inquiry in June/July 2018 into proposal for what would be tallest tower in west London. The evidence dealt with complex heritage impacts on a World Heritage site numerous conservation areas, registered parks and gardens and listed buildings. It was a recovered Secretary of State inquiry with 4 QCs instructed.
- Appeared for South Oxfordshire at Didcot inquiry in summer 2018 which was a major turning point because they restored the 5 year supply of housing through detailed evidence.
- Richard was instructed in major recovered jurisdiction case on former Molins factory site. It included issues about a data centre, a neighbourhood plan as well as Green Belt and AONB issues. Richard’s clients succeeded in the appeal decision and the related neighbourhood plan legal challenge in 2018.
- Numerous housing inquiries and hearings especially in South East for many of the leading housebuilders, consultancies and public authorities.
Heritage
- Appeared for Historic England in one of the most significant planning inquiries that they have appeared at concerning a Grade I mansion and Grade 1 RPG at Bramshill sitting October 2017-February 2018.
- Appeared on Curve Tower inquiry in summer 2018 which had major heritage impacts on the World Heritage Site at Kew, conservation areas, registered parks and gardens and listed buildings. It had 4 QCs instructed and was a major Secretary of State recovered inquiry.
- Promoted the Crystal Palace Masterplan scheme at Inquiry which was one of the largest Park regenerations to go to a planning Inquiry. The Secretary of State granted permission and the High Court and Court of Appeal upheld the decision.
Retail & Leisure & Infrastructure
- Appeared at called in Inquiry into one of the largest retail and leisure expansion cases in last year of approximately 80,000m2 of town centre uses at Cribbs Causeway for Bristol and alongside Hammerson. Richard appeared for the City Council who would be most adversely affected by the proposal and who risked the loss of an even larger city centre scheme if the proposal was permitted. The case was called in by the Secretary of State and involved 4 QCs it closed in 2018 and the decision is awaited.
- Appeared in inquiry at Epsom into a new Aldi store. It involved complicated transport, planning and legal issues and sat for 2 weeks. Richard’s clients were successful at the appeal.
- Appeared in three rail freight interchange planning inquiries each for around 2 million sq ft of B8 warehouse space. Most recently at SIFE where Secretary of State decided in favour of Richard’s clients and the High Court upheld the decision [Goodman Logistics v Secretary of State [2017] JPL 1115.
- Promoted, together with Tim Straker QC, one of the most significant infrastructure schemes for the Country for the expansion of Felixstowe container port and a new container port at Harwich for Hutchison.
London Planning
- Richard has appeared in numerous high profile inquiries and hearings in London.
- He has recently appeared at the Curve Inquiry for what would be the tallest building in West London.
- He has appeared in numerous hearings alongside many of the largest consultancies including Savills.
Local Plans
Richard has appeared for numerous authorities promoting plans in England and Wales and for landowners making representations.

Rights of way
Richard has been instructed to appear in footpath and road inquiries and regularly advises on rights of way issues.
He has appeared in the High Court and Court of Appeal on Highway matters in including appearing for the highway authority in Smith v Land Registry and Cambridgeshire CA [2011] QB 413 [2011] 1QB 413.

Compulsory purchase
- Appeared for the Acquiring Authority in a major compensation claim of over £5m in Hanbury-Tenison v MCC ACQ/48/2013 in June 2014 with Michael Humphries QC against Guy Roots QC on Pointe Gourde and ransom values.
- Advised and promoted a major infrastructure compulsory purchase inquiry for Hutchison Ports, “the Felixstowe South Reconfiguration.” This included dealing with a range of CPO powers under the Transport and Works Act and Planning Acts.
- Advised objectors to a London City Centre regeneration site and appeared at the Inquiry for them.
- Instructed for the principal objector (the local planning authority) in the L.I.F.E. inquiry a seminal case on the use of the compulsory purchase powers in the Transport and Works Act.
Commons, Town and Village Greens
Richard has acted as Inspector, for landowner objectors and applicants in numerous high profile Village Green Inquiries over the last ten years. He has spoken at numerous seminars on village greens.
- He appeared for Cotham School to save their playing fields from registration at a significant inquiry. The Inspector recommended in favour of the school that the fields should not be registered. Richard appeared successfully in the High Court to challenge the decision of the Council not to follow the Inspector. In R (Cotham School) v Bristol City Council [2018] EWHC 1022 (Admin.) The High Court decided the Council had acted unlawfully by departing from the recommendation of their appointed Inspector to register a school’s playing fields as a new village green.
- instructed as Inspector for Cambridgeshire City Council for significant site in Ely.
- Acted as inspector for Hillingdon in the Medi Parc Inquiry. This was a significant village green inquiry lasting 3 weeks. This involved complicated issues of village green law and detailed factual evidence over a 20 year period and about 35 witnesses giving evidence on oath. The Objector was represented by George Laurence QC.
EIA/SEA
He has been instructed on numerous legal challenges which raise EIA issues recent examples include:
- R (oao Trashorfield) v Bristol [2014] EWHC 757 Admin
- Long v Monmouthshire & Optimisation [2012]EWHC 3130
Green belt and countryside
Richard has appeared in many of the most significant inquiries into green belt and countryside developments, such as:
- Chalvedon Hall 750 House scheme. Richard appeared for the successful local planning authority in resisting one of the largest proposals for housing in the Green Belt in 2014. The Secretary of State refused permission in June 2014. [click here to see the decision]
- Feniton Super Inquiry 4 conjoined inquiries for substantial housing proposals of 235 houses. Richard Ground appeared for local planning authority who were successful in 3 out of 4 cases.
- East Devon Major Housing Schemes in Tipton St John, Feniton and Ottery St Mary. These were 3 significant inquiries into major housing schemes in East Devon. They were the largest inquiries this Council have faced. It involved significant evidence about the land supply in
- LIFE, SIFE and Howbury Park Richard has appeared in two substantial rail freight cases seeking permission for 200,000 m² of development in the Green Belt both on sites of around hectares. These were the LIFE proposal near Heathrow where Duncan Ouseley QC appeared for the other side and the Howbury Park proposal near Bexley where Christopher Katkowski QC appeared for the other side.
- Hersham Underground Hotel. He appeared at an Inquiry into a significant proposal by a world famous architect to build a very large 5 star hotel said to be underground in the Green Belt. Russell Harris QC appeared for the developer.
  He has regularly appeared in substantial and smaller inquiries where landscape evidence is necessary such as the proposals for 750 houses and other development at Pincents Hill in 2011. One of the critical issues there was the effect on countryside and landscape. West Berkshire’s position was upheld and the Secretary of State Pickles refused permission. He has appeared in several inquiries involving race training establishments at Newmarket and Epsom and stud farms. He has advised and acted at inquiries on all manner of agricultural issues including agricultural workers units and cases involving the agricultural part of the General Permitted Development Order 1995.
Highways and transport
Richard has been chosen to appear on some of the most significant infrastructure projects for the UK, including:
- Richard drafted together with Tim Straker QC a successful High Court judicial review challenge of MMO consents which would have enabled a major expansion of the container port of Southampton.
- Together with Tim Straker QC for Hutchison Ports, the largest port operator in the world, in their major infrastructure inquiries at Bathside Bay and The Felixstowe South Reconfiguration which were decided in favour of the developer in late 2005 and January 2006. This included detailed consideration of the Habitats Regulations and Directive, the Coast Protection Act and FEPA consents.
- Howbury Park Railfreight terminal. He appeared for Bexley Council in this application for 198,000 m² (2 million square feet) of warehouses, and accompanying rail freight infrastructure. It was an application for the largest rail freight terminal in London. The case was a substantial Inquiry decided by the Secretary of State which lasted 6 weeks.
- Appearing for several different authorities including the Local Planning Authority in a joint Transport and Works Act compulsory purchase and planning Inquiry to build a 200 ha rail freight terminal and 210,000 m sq of warehouses near to Heathrow in Slough, the LIFE proposal. The Secretary of State upheld the Council’s position and refused permission.
- Richard has been instructed to appear in footpath and road inquiries. He has appeared in the High Court and Court of Appeal on Highway matters in including appearing for the highway authority in Smith v Land Registry and Cambridgeshire CA [2011] QB 413 [2011] 1QB 413
Planning enforcement
Richard has appeared in numerous Inquiries in certificate of lawful use and enforcement cases including high profile gypsy cases for landowners and local planning authorities. Richard has also acted and advised in numerous High Court challenges under section 289 Town and Country Planning Act 1990.
- Richard is currently instructed by both landowners and local authorities in high profile enforcement cases.
- Richard was recently selected to appear for a local planning authority in certificate of lawful use inquiries with a high profile landowner. Richard’s client authority were entirely successful at the Inquiry.
- He appeared in a very long running contentious Enforcement Inquiry which had been to the High Court and was back at Inquiry for the Local Planning Authority.
- Richard appeared at inquiry into a conservation area enforcement notice and planning appeals. Mary Cook appeared for the local planning authority.
- He appeared for a landowner in an enforcement appeal which concerned the meaning of a caravan. His client successful appealed to the High Court.
Environment
Richard has dealt with numerous aspects of environmental law, including cases concerning minerals and waste management, as well as in inquiries where the Habitats Directive and Regulations and SPA issues are central.
On numerous occasions advised and appeared in cases where the Environmental Statement and EIA issues are central to the case including three very substantial major infrastructure inquiries at Bathside Bay, the Felixstowe South Reconfiguration and the joint Transport and Works Act compulsory purchase and planning Inquiry to build a 200 ha rail freight terminal and 210,000 m sq of warehouses. In addition Richard has advised and appeared in leading cases on EIA law including Berkeley v SETR [2001] 3 CMLR 11 Court of Appeal.
Public Law and Judicial Review
Richard’s practice involves advising and appearing on behalf of numerous public bodies and applicants on all aspects of judicial review.

He has developed high level expertise in this area and a detailed tactical understanding of the process of bringing and defending judicial review claims.

Examples of recent work include advising on judicial review of decisions to grant planning permission, several judicial reviews concerning local authority highway powers and a threatened judicial review of a major property transaction.

Recent examples of cases include the following:
- R (oao Trashorfield) v Bristol [2014] EWHC 757 Admin Richard Ground together with James Findlay QC appeared for Bristol resisting the judicial review. The Council’s grant of planning permission which facilitated a £200m regeneration project was successful. It involved points about the section 106 agreement and the CIL regulations and retail impact.
- Save v Sheffield City & anr [2013]EWCA Civ 1108 Major university development with build cost of £81m. Five QCs in case. Richard Ground together with James Findlay QC appeared for Council resisting judicial review of their decision to grant planning permission. The case involved the construction of the NPPF on the historic environment.
- Long v Welsh Ministers & MCC [2012] AllER 183 Challenge to a decision of the Welsh Ministers. Novel case on exercise of powers under section 58 LG Wales Act 1994. John Steel QC, Clive Lewis QC and James Maurici QC also in the case.
- Long v MCC and Optimisation [2012] EWHC 3130The Case was a significant proposal to move the cattle market to a new site out of Abergavenny. The challenge was to the grant of planning permission for a new superstore and library on complicated points of law related to Environmental Impact Assessments and the Habitat’s Directive as well as domestic grounds relating to the Development Plan.
- Crystal Palace High Court Challenge [2013] Env LR 5 This was a High Court Challenge into the over £68m rejuvenation of Crystal Palace Park. The most significant park improvements ever to go through the planning inquiry system. The case involved significant points of domestic and European law. Richard Ground appeared for the promoters of the scheme (LDA/GLA) who had successfully been granted planning permission by the Secretary of State
- Bibb v Bristol City Council [2011] EWHC 3057 (Admin)Reported case of such high profile it led the national press. The opening of the shop had “caused” a riot. Richard Ground appeared for the Local Planning Authority. The permission was upheld by the High Court
- Smith v Land Registry and Cambridgeshire CA [2011] QB 413 [2011] 1QB 413 Court of Appeal case where Richard Ground appeared for the Highway Authority. It was a claim for adverse possession of a highway and involved detailed consideration of the aphorism “once a highway always a highway”.
Richard’s practice involves giving regular advice on powers, duties and functions of local authorities in cases concerning planning, highways, statutory interpretation, regulatory law, the environment, racial discrimination, property, consultation, local government wellbeing powers and human rights.
His busy practice covers all aspects of judicial review and has enabled him to develop a high level of expertise and tactical understanding of bringing and defending judicial review claims.

Examples of recent work are two judicial review cases in relation to highway powers and defending a threatened judicial review of a local government property transaction.
Property
In property matters he has dealt with cases involving questions of easements, restrictive covenants, rights of way and highway points. An example concerning adverse possession and highways was the Court of Appeal R (on the application of Smith) v Land Registry and Cambridgeshire [2011] QB 413 where he appeared for the highway authority. He has built up a particular expertise in village greens and has sat as an inspector in many highly controversial cases, appeared for objectors and for applicants. He has dealt with many property matters in connection with planning inquiries.
- Smith V Land Registry And Cambridgeshire CA [2011] QB 413 [2011] 1QB 41301 Jan 2018
- Chambers UK Bar 2025: Cornerstone Barristers achieve 75 individual rankings across 15 practice areas 17 Oct 2024
Housing
- Overview
- News
Richard has advised and appeared in numerous cases on housing matters including housing allocations, section 204 appeals and interim relief hearings. In addition he has appeared in many planning inquiries concerning a whole range of housing issues. He has appeared for numerous local authorities and others in landlord and tenant matters.
- Represented Hopkins Homes and Bloor Homes in several substantial inquiries for major schemes in 2020.
- Appeared for Taylor Wimpey/Oaklands in one of the largest residential schemes to be permitted by Secretary of State (https://www.gov.uk/government/publications/recovered-appeal-oaklands-college-st-albans-campus-hertfordshire-ref- 3051164-1-november-2017) in Green Belt of 348 houses together with transformed College. [Decision letter 1 November 2017).
- Appeared for successful clients in the appeal at significant recovered Planning Inquiry into the Curve proposal for 30+ storey tower in West London decided in 2019 and appeared in the High Court where his clients succeeded in upholding the decision in 2020.
- Numerous housing inquiries and hearings especially in South East for many of the leading housebuilders, consultancies and public authorities.
- Chambers UK Bar 2025: Cornerstone Barristers achieve 75 individual rankings across 15 practice areas 17 Oct 2024
- Cornerstone Barristers ranked as a leading set by Chambers & Partners 202419 Oct 2023
Heritage
- Appeared for Historic England in one of the most significant planning inquiries that they have appeared at concerning a Grade I mansion and Grade 1 RPG at Bramshill. Richard appeared for Historic England who were successful in the High Court in December 2019.
- Appeared in numerous appeals in London for developers with complicated heritage issues.
- Promoted the Crystal Palace Masterplan scheme at Inquiry which was one of the largest Park regenerations to go to a planning Inquiry. The Secretary of State granted permission and the High Court and Court of Appeal upheld the decision.
Retail & Infrastructure
- Appeared at called in Inquiry into one of the largest retail expansion cases in last year of approximately 80,000m2 of town centre uses at Cribbs Causeway for Bristol and alongside Hammerson.
- Appeared in three rail freight interchange planning inquiries each for around 2 million sq ft of B8 warehouse space. Most recently at SIFE where Secretary of State decided in favour of Richard’s clients and the High Court upheld the decision [Goodman Logistics v Secretary of State [2017] JPL 1115.
- Promoted, together with Tim Straker QC, one of the most significant infrastructure schemes for the Country for the expansion of Felixstowe container port and a new container port at Harwich for Hutchison.
Village Greens
Richard has appeared in numerous village green inquiries for landowners and has sat as an Inspector on many occasions.

Richard is everything that you want in a silk.
Chambers UK Bar (2025)

He has encyclopedic knowledge, is a master of the details, and is excellent on his feet.
Chambers UK Bar (2025)

Richard is a master of appeals. He provides an incredibly well-thought through strategy and gets the whole team prepared and complimenting each others skills. His closing submissions are delivered in the right manner and tone and always draw together the arguments succinctly but with a killer point or two.
Legal 500 (2025)

He is driven to win, across the detail and excellent at inquiries.
Chambers UK Bar (2023)

Richard is always meticulously prepared, careful and considered, and incredibly affable.
Chambers UK Bar (2022)

About Richard

Client Testimonials
- Richard’s “representation of the case was faultless and extremely professional”.
- “Richard got the absolute best out of our witnesses.”
- “During the inquiry I was proud to be part of the team; this was down to [Richard’s] organisation, management and presentation of our case.”
- “It would have been extremely difficult to navigate this matter without your expertise and cool handling of the Inquiry procedure. Thanks.”
Directory Quotes
- “He has encyclopedic knowledge, is a master of the details, and is excellent on his feet.” “Richard is everything that you want in a silk.” “Richard has a very sound understanding of commercial matters and provides clear, accurate advice throughout.” Chambers and Partners 2025
- “Richard is a master of appeals. He provides an incredibly well-thought through strategy and gets the whole team prepared and complimenting each others skills. His closing submissions are delivered in the right manner and tone and always draw together the arguments succinctly but with a killer point or two.” Legal 500 2025
- “Richard is highly responsive, professional and approachable. He takes the time to understand his clients’ needs and concerns, and provides clear and practical advice; all in an affable and personable way which instils confidence.” “He has very good client care skills.” “He is a really clear advocate.” Chambers and Partners 2024
- “Richard is extremely knowledgeable and provides clear and practical advice to the client. At the hearing, Richard presents the case very clearly and his advocacy skills are particularly impressive.” Legal 500 2024
- “He is driven to win, across the detail and excellent at inquiries.” “He provided brilliant advocacy at public inquiry and sound commercial advice in securing complex planning obligations.” “Richard is very good; he’s a real go-to person…” Chambers and Partners 2023
- “He’s a very good advocate for local authorities at planning inquiries and comes across in a very authoritative way.” “Richard is always meticulously prepared, careful and considered, and incredibly affable.” “He is absolutely excellent on appeal preparation and getting a professional team aligned on their thinking.” Chambers and Partners 2022
- “Richard advises with clarity and speaks with authority as an advocate.” Legal 500 2022
- “Extensively experienced in planning inquiries, both major and local, and also an expert in village greens, local government and environmental law. His areas of excellence include infrastructure disputes, enforcement actions, heritage matters and cases involving Green Belt developments. Strengths: “I’ve been impressed by his approachability and his ability to pick up on the detail.” “He has a very good delivery and is a great adviser.” Chambers and Partners 2021
- “Excellent command of complex detail. Engaged and enthusiast, creating a strong team ethos. Strong sense to commitment to the cases. Respectful and encouraging of expert witnesses. Hard working and able to motivate strong performance from team as a whole. Good humour contributing to high morale. Polite and incisive cross-examination.” Legal 500 2021
- “Richard is extremely thorough, making sure he understands and interrogates all salient issues from the start from a case.” “He is an excellent leader and team player. He engages with technical consultants and shows great interest and full insight into these technical areas.” Chambers and Partners 2020
- “An outstanding advocate – very sharp and extremely thorough, with an excellent eye for detail.” The Legal 500 2020
- “He was good-humoured and supportive with the ability to put our witness team at ease while ensuring strong performances from the team.” “He is very approachable and has an excellent manner with clients. His advice is clear and concise. He cares about his clients and is always trying to get them the best outcome.” Chambers and Partners 2019
- “He is an experienced advocate and inspires confidence in the team he leads.” The Legal 500 2018
- “His greatest strength is his ability to motivate and give confidence to everyone involved in the team. he works extremely hard and his energy, enthusiasm and drive enable a hige amount of work to get done to the highest standard in accordance with the deadlines.” “Richard is very client-friendly engaging and calm. His advice in conference is always clear and concise, and clients are impressed by his quick grasp of the issues.” Chambers & Partners 2018
- “Very thorough, but approachable and refreshingly informal when it’s appropriate.” “He has a great understanding of the facts and interpretation of the law.” Legal 500 2017
- “He’s a very good judge of situations and he’s very sensible. One of those people you instinctively trust.” Chambers & Partners 2017
- “On the ball, extremely professional, and very well prepared.” Chambers & Partners 2017
- “Excellent in guiding the team to a well thought-through strategy.” Legal 500 2016
- “He just feels like part of your team; he is superb.” Chambers & Partners 2016
- Richard is “praised for his clear thinking in complex cases and for his ability to offer robust practical advice”, including his “no-nonsense efficient advocacy”. Chambers adds that “he wins the client’s confidence absolutely”. Chambers & Partners 2015
- Richard “punches above his weight and really impresses with his thoroughness”. Legal 500 2015
Services

Richard lectures for CLT and the Local Government Group in planning.
Associations
- Planning and Environment Bar Association (PEBA)
- National Infrastructure Planning Association (NIPA)
- Compulsory Purchase Association (CPA)
Education
Richard was educated at St. John’s College, Cambridge where he won the McMahon Law Studentship. He was called to the Bar in 1994 and was awarded the Sunley Exhibition by the Inner Temple.
Publications
- Leading Planning Cases (2nd ed) 202502 Mar 2025
- Burnett-Hall on Environmental Law09 Dec 2018
Notable Cases
Events