01 · YOUR HOME ARCHITECTS
Residential architects in Lewisham.
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 Lewisham
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
Lewisham
Fixed-fee architectural services for London homeowners, in Lewisham and every other borough, from a RIBA Chartered practice. Lewisham is one of the more workable boroughs for a rear extension: its extra restrictions apply to what is visible from the street, so work at the back is often less constrained than in neighbouring boroughs. The council also updated its guidance for householders in 2019 and adopted a new plan in 2025. We establish exactly what your address allows first, then price each stage before it starts.
We work on the Victorian and Edwardian terraces and semis here: rear extensions, side returns and loft conversions with a dormer at the back. Each stage priced before it begins.
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 28 conservation areas including Brockley, Telegraph Hill, Blackheath, Ladywell, Lee and Deptford High Street. Coverage is concentrated in the older parts of the borough.
WHAT EXTRA RULES APPLY HERE?
The extra rules here are unusually targeted: they restrict changes visible from public viewpoints, covering windows, doors, chimneys, paving, boundary walls and roof materials. Work at the rear that is not visible from the street may keep the usual allowances.
WHAT KIND OF HOUSE IS IT?
Predominantly Victorian and Edwardian terraces and semi-detached houses, with some Georgian survival in Blackheath and Lee. Plots are reasonable and rear gardens are usually deep enough for a decent extension.
WHAT PEOPLE USUALLY BUILD HERE
Rear extensions, side returns and loft conversions with a rear dormer. The Victorian and Edwardian stock here takes all three comfortably.
ANYTHING ELSE THAT AFFECTS YOUR SITE
The Ravensbourne and Quaggy river corridors bring flood risk at Catford, Lewisham Central and Ladywell. Reference: Local Plan to 2040, adopted July 2025, and the Alterations and Extensions SPD, April 2019.
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 Lewisham?
Often not, and Lewisham is unusual in how it draws the line. Its extra rules apply only to changes you can see from the street, so work at the back of the house that is not visible from a public road may still be allowed without an application.
What guidance does the council use?
Its alterations and extensions guidance, adopted in April 2019, alongside a new Local Plan running to 2040 that was adopted in July 2025. Both set out what the council expects on scale, materials and the effect on neighbours.
Is flood risk an issue here?
In parts, yes. The Ravensbourne and Quaggy rivers run through Catford, Lewisham Central and Ladywell, and properties near them sit in a flood zone, which adds a flood report to any application.
07 · CONSULTATION
Book a consultation.
Thirty minutes with a registered architect. Free, and nothing is committed.