01 · YOUR HOME ARCHITECTS
Residential architects in Bromley.
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 Bromley
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
Bromley
Fixed-fee architectural services for London homeowners, in Bromley and every other borough, from a RIBA Chartered practice. Bromley is 1930s suburbia with genuinely generous plots, so the room to build is rarely the problem. What is worth knowing is that the council approves a smaller share of householder applications than most London boroughs, so a scheme drawn to the street rather than to the maximum does considerably better. We establish exactly what your address allows first, then price each stage before it starts.
We work on the 1930s semis and detached houses here: rear and side extensions, loft conversions and garden rooms, designed to sit within the spacing and character the council protects.
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 47 conservation areas including Chislehurst, Petts Wood, Keston, Hayes Village, Park Langley and Bromley Town. The borough also protects a number of Areas of Special Residential Character, which are not conservation areas but are assessed on their spacious, leafy character.
WHAT EXTRA RULES APPLY HERE?
There is no borough-wide restriction. Some areas remove the right to add an extra storey or alter the roof without permission, which does affect householders. Areas of Special Residential Character are protected under the Local Plan.
WHAT KIND OF HOUSE IS IT?
Predominantly 1930s semi-detached and detached houses on generous plots, with historic village cores at Chislehurst and Hayes and a green belt edge to the south.
WHAT PEOPLE USUALLY BUILD HERE
Rear and side extensions, loft conversions and garden rooms. Plots here are generous, so the schemes tend to be larger than in inner London.
ANYTHING ELSE THAT AFFECTS YOUR SITE
The Ravensbourne headwaters and the River Cray bring localised flood risk, and the Kent Downs Area of Outstanding Natural Beauty lies to the south. Reference: Local Plan adopted 2019, Policy 44.
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 Bromley?
Usually not for a straightforward rear extension. Bromley has no borough-wide extra restrictions, so on most streets the standard allowances apply. Adding a storey on top is the exception, as some areas restrict that specifically.
What is an Area of Special Residential Character?
A local designation protecting streets valued for their spacious, leafy character rather than their architecture. It does not remove your rights outright, but the council assesses proposals against the spacing between houses and the amount of greenery, so filling the plot is harder to justify.
Can I add a storey to my house?
Sometimes. Some areas have extra rules that specifically remove the right to add a storey or alter the roof without permission, which is unusual and catches people out. Worth checking before assuming it is automatic.
07 · CONSULTATION
Book a consultation.
Thirty minutes with a registered architect. Free, and nothing is committed.