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Newham, London

New build drawings in Newham

Newham sits in Mayoral CIL band 3, the lowest charging band in London, and its average home sells for £390,349, so the arithmetic of a small scheme works differently here. We are MCIAT chartered architectural technologists, and our new build drawings in Newham start at £1,450 including VAT.

From £1,450 (VAT included)

  • MCIAT chartered
  • £2m PI insured
  • LABC Partnered
  • Fixed fees, VAT included

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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on new build drawings

    Seven steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Design options

      We model the house in Revit and show you options in 3D and plan, with the planning strategy and the precedents in your street.

    4. Design frozen

      You choose an option in writing. Nothing changes after this without your say.

    5. Independent check

      A second chartered technologist checks every sheet against the council's validation checklist and the policy. A senior review signs it off before anything is submitted.

    6. Submission

      We prepare the forms, certificates, fee and documents and submit through the Planning Portal.

    7. Officer liaison

      We answer the planning officer and make any amendments within five working days, at no charge until approval.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    Pencil resting on a dimensioned technical drawing beside a scale rule

    Newham's guidance and local plan for a new home

    Officers judge a new dwelling under the Newham Local Plan 2018, and the council's Altering and Extending your Home SPD sets out its expectations for how homes are altered and extended. A new house that adjoins existing homes is read with both in mind, since its effect on neighbours is the main question.

    On a terraced street, a rear access lane or a corner site, the tests are recognisable: the front building line, the roof form against the terrace, the depth of the new building against the rear of its neighbours, and the garden left behind it. Each is a dimension we put on the drawings, plus a section that shows the neighbours' windows.

    We also test daylight and outlook with a simple geometry check on the section, so the officer sees that the reasoning was done in the office and not left to a later request.

    Where a design introduces a new frontage to a terraced street, we photograph the existing run, measure the bay widths and string courses, and show on the elevation how the new building repeats or varies them. A drawing that explains the choice carries more weight than a note that says only that the design is in keeping.

    Georgian brick terrace with sash windows, arched fanlight doorways, stone steps and iron railings in London

    Local figures for Newham

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Mayoral CIL charging band3 MCIL2 charging band (1-3)—london.gov.uk
    Mayoral CIL rate (indexed)30.3 £/m² (indexed, permissions granted in 2026)—london.gov.uk
    Borough CIL residential rate£133.89/m² (Zone 1: E15 excl. LLDC area, E16, E3 part); £66.95/m² (Zone 2: E6, E7, E12, E13, IG11 part)indexed rate for permissions granted in 2026 (Use Classes C3, C4)newham.gov.uk
    Average house price390,349 GBP2026-07publicdata.landregistry.gov.uk
    Average price, detached729,853 GBP2026-07publicdata.landregistry.gov.uk
    Minor application decisions407 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications granted78.9 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications decided in time92.6 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications granted86.9 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Conservation areas9 named conservation areas published by the council—planning.data.gov.uk
    Green Belt share of the council area2 % of council area covered by green-belt polygons—planning.data.gov.uk
    Households living in a house47.1 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Newham
    Building regulations, layer by layerPart A: structure: Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments. Part B: fire safety: All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604. Part L: insulation: New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4. Part K: stairs: 2.0 m clear headroom over stairs. Full plans application: Building control body must decide a full plans application within 5 weeks, or longer if agreed in writingPart A: structurePart B: fire safetyPart L: insulationPart K: stairsFull plans applicationABCDE

    Building regulations, layer by layer

    The Approved Documents that shape most house projects, from structure to the application itself.

    A · Part A: structure
    Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments
    B · Part B: fire safety
    All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604
    C · Part L: insulation
    New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4
    D · Part K: stairs
    2.0 m clear headroom over stairs
    E · Full plans application
    Building control body must decide a full plans application within 5 weeks, or longer if agreed in writing

    A lower levy and what it changes

    The Mayor's charge in band 3 is £30.3 per square metre this year, well below the rate charged in band one. The borough adds £133.89/m² (Zone 1: E15 excl. LLDC area, E16, E3 part); £66.95/m² (Zone 2: E6, E7, E12, E13, IG11 part).

    Because levy is charged on floor area, we tabulate gross internal area per storey on the drawings and give you a levy estimate with the set. Where a plot is on a boundary between zones, we confirm the address against the charging schedule rather than assume.

    With detached homes averaging £729,853, terraced homes £458,668 and flats £325,381, the gap between a house and a flat shapes what developers and owners choose to build, and we help you compare options before the design is fixed.

    Self-build relief is worth asking about early. Self-build housing built or commissioned by and occupied by P as main residence can claim exemption. If you will live in the house yourself, tell us at the first call and we keep the paperwork together as the design develops.

    How Newham decides minor housing applications

    A single house or small terrace is a minor application. Newham decided 407 in the latest return, granted 78.9 per cent and decided 92.6 per cent in time.

    The borough's householder grant rate is 86.9 per cent, so the step from an extension to a new building is again visible in the figures. The planning route for existing homes is explained on our planning drawings page.

    If the use of a building is already lawful, a lawful development certificate can establish it before any new scheme is designed on top.

    Timing matters to the budget. A non-major application has 8 weeks for a decision unless an extension is agreed, and we submit a complete, consistent set so the period starts on the day you apply rather than after a validation query.

    Few conservation areas, but real constraints

    Newham has 9 conservation areas and 125 listed building entries. Green Belt polygons cover 2 per cent of the borough, so most plots escape it.

    That does not mean a plot is unconstrained. Flood risk, nearby heritage, trees and the character of a street can all shape a design, and 47.1 per cent of households live in a house, so many streets have a strong, consistent form that a new building has to continue.

    The first step is a survey. Our measured building survey page explains how existing buildings are recorded, so the new design is placed accurately against its neighbours.

    Neighbours are part of the survey too. We record boundary walls, outbuildings, and the windows that face the plot, so the daylight and privacy checks rest on measured positions. Where a shared wall is involved, our party wall notices page sets out what the Act asks you to do before building starts.

    What our new build drawings in Newham include

    The fixed fee from £1,450 including VAT covers a site plan, plans, elevations, sections, a roof plan and a street scene, with a second chartered technologist checking every sheet. Redraws requested by the council are included.

    Our building regulations drawings and structural calculations pages cover the stages that follow permission.

    What you receive

    Planning drawing sheet for a rear extension with plans, elevations and sections
    Sample drawing. Planning drawings for a rear extension: plans, elevations and sections on one sheet set.
    Rear view of brick terraced houses in London with slate roofs and chimney stacks along the shared roofline
    Points, not guesses
    Paint across the grid with the pointer.

    Other services in Newham

    New build drawings nearby

    Questions

    What is the Mayoral CIL band in Newham?

    Band 3, indexed to £30.3 per square metre for permissions granted this year. The borough adds £133.89/m² (Zone 1: E15 excl. LLDC area, E16, E3 part); £66.95/m² (Zone 2: E6, E7, E12, E13, IG11 part).

    How often does Newham grant minor housing applications?

    78.9 per cent of 407 minor decisions in the latest return, with 92.6 per cent decided in time.

    Is there Green Belt in Newham?

    Only 2 per cent of the borough is covered by Green Belt polygons, so most plots are outside it.

    What guidance applies to a new house near existing homes?

    The Newham Local Plan and the Altering and Extending your Home SPD are read together where a new building adjoins existing houses.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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