01 · YOUR HOME ARCHITECTS
Residential architects in Waltham Forest.
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 Waltham Forest
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
Waltham Forest
Fixed-fee architectural services for London homeowners, in Waltham Forest and every other borough, from a RIBA Chartered practice. This is Victorian terrace country through Walthamstow, Leyton and Leytonstone, where the side return and the rear dormer do most of the work. The council approves a smaller share of householder applications than most in London, so the quality of the case matters. We establish exactly what your address allows first, then price each stage before it starts.
We work on the Victorian and Edwardian terraces here: rear extensions, side returns and loft conversions with a dormer at the back, and on the larger interwar houses at Chingford.
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 15 conservation areas including Walthamstow Village, Orford Road, Walthamstow St James, Lloyd Park, Chingford Green and Woodford Green.
WHAT EXTRA RULES APPLY HERE?
Extra rules apply in Walthamstow Village, Orford Road, Leytonstone, Chingford Green, Thornhill Road and Woodford Green. The borough-wide rules on shared houses and commercial conversions do not affect householder extensions.
WHAT KIND OF HOUSE IS IT?
Predominantly Victorian and Edwardian terraces at Walthamstow, Leyton and Leytonstone, with interwar semis and some detached houses at Chingford. Flats and maisonettes are common.
WHAT PEOPLE USUALLY BUILD HERE
Rear extensions, side returns and loft conversions with a rear dormer. The Walthamstow and Leyton terraces take all three, and often two at once.
ANYTHING ELSE THAT AFFECTS YOUR SITE
The Lea Valley and Dagenham Brook bring flood risk in parts of the borough. Reference: Local Plan LP1, 2020 to 2035, adopted 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 Waltham Forest?
In the conservation areas, yes. Walthamstow Village, Orford Road, Leytonstone, Chingford Green, Thornhill Road and Woodford Green all carry extra rules. Elsewhere the usual allowances apply, though the council approves fewer applications than most London boroughs.
Why do applications get refused here?
Usually scale and impact on neighbours rather than principle. On tightly packed terraces a scheme drawn to the maximum allowance affects light and outlook next door, and that is where objections and refusals come from. Designing to the street tends to fare better.
I live in a maisonette. Does that change things?
Yes. The automatic rights to extend apply to houses only, and flats and maisonettes are common here. If your home is one, any external change needs permission whatever its size.
07 · CONSULTATION
Book a consultation.
Thirty minutes with a registered architect. Free, and nothing is committed.