01 · YOUR HOME ARCHITECTS
Residential architects in Richmond upon Thames.
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 Richmond upon Thames
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
Richmond upon Thames
Fixed-fee architectural services for London homeowners, in Richmond upon Thames and every other borough, from a RIBA Chartered practice. Richmond has more conservation areas than any other London borough and a river that brings flood risk into a great many applications. Projects here tend to be generous in scope and closely judged on design, which makes the early work worth more than it does elsewhere. We establish exactly what your address allows first, then price each stage before it starts.
We work across the borough on extensions, loft conversions and whole house refurbishments, from the address check through planning and building control to the builder's contract. 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 87 conservation areas, more than any other London borough, including Richmond Green, Richmond Hill, Twickenham Riverside, Teddington, Kew Green, Barnes Green and St Margarets.
WHAT EXTRA RULES APPLY HERE?
Since 2018 nobody in the borough can dig a basement without permission, except in the highest flood risk areas. Many conservation areas also remove the right to alter windows, doors and roofs without asking.
WHAT KIND OF HOUSE IS IT?
Georgian and Victorian townhouses, Edwardian villas and riverside cottages, with 815 listed buildings. Over half the borough is green belt or protected open land.
WHAT PEOPLE USUALLY BUILD HERE
Rear extensions, dormers and roof work, basements and garden rooms. Plots here are generous by London standards, so schemes tend to be larger.
ANYTHING ELSE THAT AFFECTS YOUR SITE
Over half the borough is green belt or protected open land, and extensive areas beside the Thames sit in a flood zone. The view from Richmond Hill is protected by its own Act of Parliament. Reference: Local Plan adopted October 2025 and the House Extensions SPD, 2015.
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 Richmond?
Often, yes. Richmond has around 87 conservation areas, more than any other London borough, so being in one is more likely than not. Outside them the usual allowances apply and many extensions are built without an application.
Does flood risk affect what I can build?
Near the Thames, yes, and that covers a lot of the borough. It means a flood report with the application, and closer attention to floor levels, basements and anything that reduces the space available for floodwater.
Can I build a basement in Richmond?
Only with permission. Since 2018 the council has required an application for every basement in the borough, other than in the highest flood risk areas, and each one needs an assessment of the ground and water conditions.
07 · CONSULTATION
Book a consultation.
Thirty minutes with a registered architect. Free, and nothing is committed.