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Waltham Forest, London

New build drawings in Waltham Forest

New build drawings in Waltham Forest are the site plan, floor plans, elevations and sections the council needs to decide an application for a new home, and we prepare them from £1,450 including VAT. The borough runs from dense Victorian streets in the south to Green Belt and Epping Forest edge in the north, so the first question for any plot is which of those worlds it belongs to.

From £1,450 (VAT included)

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

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We use it to check conservation areas and constraints.
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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

    The levy zones and local plan behind a Waltham Forest new build

    Waltham Forest splits its levy by geography: £108.79/m² (Zone A, north of North Circular); £117.15/m² (Zone B, south of North Circular). The line between the zones is the North Circular, so a plot a street either side can carry a different charge. The Mayor adds a separate levy in band 2 at £72.73 per square metre for permissions granted this year. We confirm the zone against your address before drawing, because it changes how much extra floor area is worth adding.

    The planning test is the Local Plan Part 1: Shaping the Borough 2020-2035, adopted in 2,024. The borough has also issued its Residential Alterations and Retrofit SPD and Securing Exemplar Design Quality (planning guidance) guidance, which governs how existing homes are altered and how design quality is secured. In the sources we hold the council sets no single numeric garden or window-distance figure for new dwellings, so we draw the amenity space and privacy relationships fully dimensioned and let the officer judge them against the plan.

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

    Local figures for Waltham Forest

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Minor application decisions525 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications granted76.6 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications decided in time89 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Green Belt share of the council area22 % of council area covered by green-belt polygons—planning.data.gov.uk
    Tree preservation orders231 tree preservation orders published by the council—planning.data.gov.uk
    Conservation areas15 named conservation areas published by the council—planning.data.gov.uk
    Mayoral CIL rate (indexed)72.73 £/m² (indexed, permissions granted in 2026)—london.gov.uk
    Borough CIL residential rate£108.79/m² (Zone A, north of North Circular); £117.15/m² (Zone B, south of North Circular)rate for planning permissions granted 1 January to 31 December 2026 (schedule rates £65 / £70)walthamforest.gov.uk
    Domestic gardens share of land (GLUD 2005)24.4 % of land that is domestic garden (GLUD 2005)2005data.london.gov.uk
    Erection of dwellinghouses, not more than 10: per dwellinghouse, from 1 Apr 2026610 GBP per dwelling—ribblevalley.gov.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 Waltham Forest
    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

    What Waltham Forest's decisions say about a new house

    Most new houses are minor applications. In its latest twelve months of published figures the council decided 525 of them, granted 76.6 per cent and decided 89 per cent in time or within an agreed extension. Householder schemes were granted at 81.5 per cent. Both figures are historical and say nothing certain about your site.

    The housing mix gives context. 55.1 per cent of households live in a house or bungalow and 48.9 per cent own their home, so terraced streets with long rear gardens are common. Terraced homes average £624,560 and detached homes £1,045,867, and about 24.4 per cent of the borough's land is domestic garden in the national land-use database.

    Green Belt, trees and heritage across Waltham Forest

    The mapped Green Belt covers 22 per cent of the borough. A site in that area is assessed under tests that do not apply to a back street in Walthamstow, and an application there starts with the question of whether the building is appropriate at all.

    Trees matter everywhere. The council publishes 231 tree preservation orders, and 15 Article 4 directions and 15 conservation areas sit alongside 118 listed building entries and 16 Heritage at Risk entries. Our architectural drawings hub for Waltham Forest shows how each layer affects our services, and we map them for your address in the free constraints check.

    Route, timetable and fees for a new home

    A new dwelling is a full planning application. The statutory period is 8 weeks for a non-major scheme and 13 weeks for a major one, where major means Major development: 10 or more dwellings, or a site of 0.5 ha or more where the number is unknown. The council's fee is £610 per dwelling for up to nine homes.

    New homes must also meet the nationally described space standard, set out as Minimum GIA: 1b1p 39 m² (37 m² with shower), 1b2p 50 m², 2b3p 61 m², 2b4p 70 m² (one-storey dwellings); 3b4p 74 m², 3b5p 86 m². We mark every room's area on the plans so the check takes seconds. Some changes of use avoid a full application altogether, and the prior approval drawings in Waltham Forest page explains when that lighter route applies.

    Our process on a Waltham Forest plot

    We begin with a free constraints check, survey the site and model it in 3D. Two or three layouts show the trade between plot width, parking and garden depth, with the levy zone and space standard marked on each. Once you pick one, the full planning set follows, and a second chartered technologist checks every sheet before submission. Requested amendments are redrawn at no extra charge.

    After permission, the same model supports construction drawings in Waltham Forest. For an outer borough with a single flat levy, read our new build drawings in Sutton.

    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 Waltham Forest

    New build drawings nearby

    Questions

    How is the levy charged on a new home in Waltham Forest?

    The borough rates are £108.79/m² (Zone A, north of North Circular); £117.15/m² (Zone B, south of North Circular), depending on the side of the North Circular. The Mayoral levy is added, and Any new dwelling is liable to CIL regardless of size (unless relief applies).

    How much of Waltham Forest is Green Belt?

    The mapped share is 22 per cent of the borough, and sites inside it are assessed under stricter tests.

    How often does the council grant minor applications?

    It granted 76.6 per cent of 525 minor decisions in its latest twelve months of published figures. That is a record, not a forecast.

    What space standard applies to a new home?

    The nationally described standard applies: Minimum GIA: 1b1p 39 m² (37 m² with shower), 1b2p 50 m², 2b3p 61 m², 2b4p 70 m² (one-storey dwellings); 3b4p 74 m², 3b5p 86 m². We show each room's area on the plans.

    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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