Architecture and Masterplanning in Romford
Land to Homes designs residential schemes in Romford from first sketch to planning drawings. For a single infill plot that might mean one carefully placed house; for a larger field, a phased masterplan with roads, open space and a mix of homes for sale, rent and affordable tenures. Good design is often what makes a council comfortable saying yes.
Romford · RM1Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Sites we take on near Romford
We cover Romford as part of Greater London. It is about 14 miles east of London, around postcode district RM1. Nearby, we also cover Hornchurch, Dagenham and Becontree, all within 3 miles. Romford is part of England’s London region.
Projects we can take on around Romford include land with an expired or ageing consent, in-principle consents that still need detailed approval and sites where the layout needs to change. In England, where Romford sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
Tell us about the site near Romford and we will explain how we would take it forward.
Our approach in Romford
Design codes followed
Where a council has adopted a design code or design guide, we design to it and explain in the design statement how the scheme responds.
Masterplans for larger sites
Streets, open space, landscaping, play areas and phasing set out in one coherent plan, with room for homes for sale, rent and affordable tenures.
Clear plans for landowners
We explain drawings in plain terms, so you can see how your land would be used, where the access runs and what land might be left over.
Capacity studies
We test several layouts to show what a site could realistically take, allowing for access, open space, drainage and the separation distances councils expect between homes.
Planning and land rules in Romford
If your land near Romford lies in the Green Belt, national policy still protects it, but England's planning framework now recognises grey belt: Green Belt land that is previously developed or does not strongly contribute to certain Green Belt purposes. Where there is evidenced unmet need and the location is sustainable, grey belt housing can be acceptable, with major schemes meeting the Golden Rules on affordable housing, infrastructure and green space. Planning is never guaranteed, so we check policy, access and constraints first.
In England, the National Planning Policy Framework places strong weight on well-designed places, and the National Design Guide and National Model Design Code shape what councils expect. Many councils have adopted local design codes. Most applications must also deliver biodiversity net gain, which affects how much of a site is set aside for habitat.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Local planning document | Local Plan |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Your questions answered for Romford
What is a design code?
A design code is a set of simple, measurable design rules for an area or a site, covering matters such as building heights, materials, street widths and green space. In England, councils are encouraged to produce design codes, guided by the National Model Design Code. Wales, Scotland and Northern Ireland use design guides and placemaking policies to similar effect.
Do I need an architect for a planning application?
Not by law, but a well-designed scheme with clear drawings stands a much better chance. Larger schemes also need specialist input from landscape architects, highways engineers, drainage engineers and ecologists. Where Land to Homes promotes land, we appoint and fund the design team as part of the planning work, so the landowner does not need to.
What is a masterplan?
A masterplan is a drawing and supporting document that shows how a larger site will be laid out: where the homes, roads, footpaths, open space and drainage go, and how the site will be built in phases. It gives the council and the community a clear picture of the scheme before detailed designs are prepared for each phase.
How many homes could my land take?
It depends on the size and shape of the site, the access, the character of the area, the open space and drainage the scheme needs, and local planning policy on density. Sites of the same size can have very different capacities. A capacity study is the reliable way to answer the question, and our free site appraisal gives an indicative figure.
Can you manage a site in Romford from planning to build?
On land we take forward ourselves in Romford and elsewhere in Greater London, including Barking, Hadley Wood and Feltham, we manage planning, design and construction. Tell us about the site and we will explain how we would approach it.
Read more: Architecture and Masterplanning · Guide: Planning permission explained for landowners