01 · YOUR HOME ARCHITECTS
Residential architects in Bexley.
Fixed fees, clear process.
Design, planning, building regulations and the contract on site, from a RIBA Chartered practice. Every service priced before you commit.
PLANNING AUTHORITY
London Borough of Bexley
02 · THE PRACTICE
Design to completion, from a RIBA Chartered practice.
Your Home Architects is a service offered by Vision and Design, RIBA Chartered architects based in London. We set it up so London homeowners can see the whole job in advance, with the price for each service agreed before that service begins.
Architects Registration Board
Architect is a title protected by law in the United Kingdom. Only someone on the ARB register may use it. Registration requires seven years of education and examination, is renewed annually, and can be removed for professional misconduct.
ARB REGISTERED ARCHITECTS
RIBA Chartered practice
Registration is held by the practice, not just an individual. It requires a registered architect in charge, professional indemnity cover, a written complaints procedure and continuing professional development.
VISION + DESIGN LTD
Why the title matters to you
An architectural technologist or designer may be excellent, but is not accountable to a regulator. V+D are Chartered Architects, giving you a complaints route, a disciplinary body and mandatory professional indemnity cover.
COVER DETAILS ON REQUEST
03 · THE SERVICE
How we help homeowners in
Bexley
Fixed-fee architectural services for London homeowners, in Bexley and every other borough, from a RIBA Chartered practice. Bexley is one of the most straightforward London boroughs to build in: generous plots, no blanket restrictions, and a council that decides applications on time and approves more than the national average. The limit here is usually the house and the budget rather than the rules, so what you are buying is design quality and a fee you can plan around. We establish exactly what your address allows first, then price each stage before it starts.
We work on the interwar semis here, where the plots allow larger rear and two-storey extensions than most of London, alongside loft conversions and whole house refurbishments.
04 · PUBLISHED FEES
Fixed fee, stage by stage.
Start with a free report. Instruct the next service only when you want to. Priced on how constrained the site is, not on how ambitious you are.
Straightforward work, straightforward pricing
01 · PLANS
Simple plans from only £1,450
• Permitted development only
• Plans and certificate application
• One design revision included
View full fees
02 · PLANS + REGS
Plans + building regulations from £2,950
• Everything in Simple plans
• Building regulations application
• Builder-ready technical drawings
View full fees
Not sure whether your project needs planning permission? The free report answers that first, at no cost.
Everything else, priced by band
BAND A
Unrestricted property · from £2,500
• Householder Application
• No listing or conservation designation
• From £2,500 for design and planning
View band fees
BAND B · MOST COMMON
Constrained property · from £4,000
• Conservation area
• More detailed planning coordination
• From £4,000 for design and planning
View band fees
BAND C
Complex property · from £5,500
• Listed, complex, or highly constrained
• Specialist consent and coordination
• From £5,500 for design and planning
View band fees
A short conversation about your house fixes the figure for each stage before anything starts.
*Every service is separately instructed and separately priced. Most projects begin with the free report.
**Structural engineers, party wall surveyors, Building Control and builders are appointed directly by you and are not included.
05 · START WITH YOUR ADDRESS
A free property report for London homeowners.
Enter your address and we will tell you whether your home is listed, sits in a conservation area or falls under an Article 4 direction, what you are allowed to build without planning permission, and what your neighbours have already been allowed to build.
Free · Within 48 hours · No obligation
What your report covers
• Listed status, conservation area and Article 4 direction
• What you can build without planning permission, specific to your house
• Your likely planning route
• Existing footprint, plot outline and planning history
• Flood zone, tree preservation orders and decided applications nearby
Download a sample report.
See the address check before you ask us to prepare one for your home.
06 · YOUR ADDRESS, NOT THE AVERAGE
What we check before anything is drawn.
IS YOUR STREET PROTECTED?
Around 31 conservation areas including Old Bexley Village, Danson Park, Upton and Bexleyheath, Blendon, Lamorbey and Crayford Town.
WHAT EXTRA RULES APPLY HERE?
There is no borough-wide restriction. Conservation area designation and the council's policy on building lines, which controls how far forward you can build, are the main constraints on householder work.
WHAT KIND OF HOUSE IS IT?
Interwar semi-detached suburbia dominates at Bexleyheath, Sidcup, Welling and Blackfen, with older stock around Old Bexley Village. Plots are generally generous, with good depth for a rear extension.
WHAT PEOPLE USUALLY BUILD HERE
Larger rear and two-storey extensions and loft conversions. Plots here are generous, so schemes tend to be bigger than inner London equivalents.
ANYTHING ELSE THAT AFFECTS YOUR SITE
Flood risk applies toward Erith and Thamesmead on the Thames, and along the Cray and the Shuttle. Reference: Local Plan adopted April 2023.
07 · CHECK IT YOURSELF
Estimate your London extension cost.
Estimate your full project cost — build, interior fit-out, regulatory and professional fees, contingency and VAT — calibrated for Inner and Outer London.
London extension cost calculator
Open calculator
08 · COMMON QUESTIONS
Do I need planning permission to extend in Bexley?
Usually not. Bexley has no borough-wide extra restrictions, so outside its conservation areas the standard allowances apply. Where an application is needed, the council decides more of them on time and approves more than the national average.
What is the building line and why does it matter?
It is the imaginary line the fronts of houses on a street sit along. Bexley protects it, so extensions forward of the front wall are hard to justify. It rarely affects rear extensions, but it does shape porches, garages and anything at the side.
How much can I build on a plot here?
More than in most of London, because the plots are wider and deeper. Two-storey rear extensions and side extensions are both realistic here where they would be refused on a tighter inner London site.
07 · CONSULTATION
Book a consultation.
Thirty minutes with a registered architect. Free, and nothing is committed.