Architectural Design That Gets Planning Approval and Maximises Returns

We’re architects who’ve built our own developments. We know what planners approve, what contractors can build, and what investors need. Whether you’re extending a home, developing an HMO, or converting a commercial building, we deliver designs that are viable, buildable, and commercially sound.

Based in the North East. Working across the UK.

Why Choose 81 North

94% Planning Approval Rate | 47+ Completed Projects | 20+ Years Combined Expertise

The Architect’s Practice Built by Developers

We’re architects with hands-on experience building our own developments. This means every design we create is reviewed through a developer’s lens: Will it get planning? Is it buildable on time and budget? What’s the realistic end value?

We specialise in residential extensions, HMOs, barn conversions, commercial conversions, and bespoke new builds. We work with homeowners, investors, and developers to deliver designs that are viable, buildable, and commercially sound.

What This Means For You

Planning Clarity: We navigate policy and precedent to maximise approval likelihood before submission.

Commercial Viability: Every design is structured to meet your financial model and timeline requirements.

Construction Certainty: We produce detailed specs and manage technical coordination so contractors know what to build.

Geographic Reach

Based in the North East of England, we work across the UK. Our current and completed projects span County Durham, Northumberland, Teesside, Yorkshire, Manchester, Lincolnshire, Scotland, and London. We’re happy to work further afield for the right projects.

Modern building with curved glass and metal architecture, surrounded by green grass, trees with red and green leaves, and a wooden walkway with glass railings.

Explore our services

Bespoke residential designs tailored to site, budget, and lifestyle. From concept to completion, we deliver one-off homes that maximise site potential and add lasting value.

Our Architectural Services

At 81 North Design, we provide architectural design and development services for residential, commercial, and mixed-use projects across the UK. From small home extensions and bespoke new-build houses to HMOs, barn conversions, and commercial change-of-use schemes, we support projects from early feasibility through planning, technical design, and delivery.

Our work is shaped by experience on both sides of the fence. As architects and active property developers, we understand not just how buildings should look, but how they need to perform. Every design decision is informed by planning policy, buildability, cost control, and long-term value, helping our clients make confident, commercially sound decisions.

Residential Extensions & Bespoke Homes

We design residential extensions and bespoke homes that respond to how people actually live, while navigating planning constraints with clarity. Whether extending an existing property or creating a one-off new build, our focus is on well-proportioned spaces, buildable details, and designs that add long-term value.

HMOs & Investment-Led Schemes

We have extensive experience designing HMOs and investment-led residential schemes, working closely with landlords and developers to maximise space, compliance, and returns. Our approach balances local authority requirements with efficient layouts and robust technical solutions.

Barn Conversions & Rural Projects

Barn conversions and rural developments require a careful understanding of planning policy, existing structures, and context. We specialise in sensitive, well-justified designs that unlock the potential of rural buildings while respecting their character and setting.

Commercial & Change of Use

From commercial-to-residential conversions to mixed-use developments, we provide strategic architectural input that supports planning approval and delivery. Our experience helps de-risk complex schemes by addressing use class changes, access, layout, and technical constraints early.

Small Residential Developments

We work with landowners and developers on small residential developments, from site feasibility through to planning and detailed design. Our commercially informed approach ensures schemes are viable, policy-compliant, and deliverable.

If you’re considering a project and want clear, commercially grounded architectural advice, explore our services or get in touch to discuss your brief.

Based in the North East of England, we work with clients across County Durham, Northumberland, Teesside, Yorkshire, Manchester, Lincolnshire, Scotland, and London. While many of our projects are regional, we regularly work further afield and are happy to support the right schemes nationwide.

Residential Extensions

Planning-compliant designs that add space and value. We handle everything from feasibility through detailed building regulations specs.

Living room with a yellow armchair, a white side table with a tall glass vase of pink and green flowers, a black and white framed abstract art, a wall-mounted TV, and a white TV stand with books, all on wooden flooring.

HMOs & Investment Schemes

Bespoke New Builds

Maximise lettable space and compliance. We design investment-ready schemes that balance local authority requirements with financial returns.

A person walking with an umbrella on a rainy city street, with buildings and street signs in the background.

Barn Conversions

Unlock rural development potential while respecting character. We navigate planning policy, structural constraints, and heritage considerations.

A modern single-story house with brown wood exterior and large glass windows, situated in a lush landscape with green grass, blooming trees, and a clear blue sky. Several people are seen on the house's porch and driveway.

Commercial Conversions

Strategic design for change-of-use projects. From retail-to-residential to office conversions, we manage complexity and de-risk schemes.

We love to help on things like…

A bathroom sink with a white vessel basin, a gold faucet, green potted plant, and a vintage chair in front of green tiled walls with the text 'Bathroom Design' overlayed.

A modern house with a brick facade and large windows, surrounded by green landscaping and trees, with a partly cloudy sky in the background, overlaid with text that says 'Bespoke New Builds'.

A modern glamping lodge with glass-walled rooms surrounded by a landscaped garden and trees, with people relaxing outside and children playing.

Group of young adults having a casual gathering in a kitchen, some sitting and some standing, with coffee and snacks on the table, engaging in conversation.

Construction site with a yellow crane lifting materials, seen through a partially demolished wall with a cloudy sky in the background.

Modern kitchen with wooden cabinets, a large island with bar stools, potted plants, and built-in appliances, with text overlay saying 'kitchen Design'.

A modern, black and wooden house with large windows, situated on a grassy lawn under a partly cloudy sky.

Interior living room with two cowhide-patterned armchairs, a beige tufted ottoman, a large arched stained glass window, a dark wall, and a floor lamp.

Construction site with wooden framing against a blue sky with clouds and the sun, featuring a crane lifting materials.

…and everything in between

How We Work

Initial Consultation
1. Site and Feasibility Analysis
2. 1. Design Development
  2. 1. Planning Submission
    2. 1. Delivery and Support

Why 81 North Stands Out

Developer’s Perspective: We design with build cost, programme, and exit value in mind.

Planning Expertise: We understand what planners approve and how to present it.

Full-Cycle Delivery: From feasibility to construction support, we’re with you throughout.

Learn More About Our Approach

Ready to Discuss Your Project?

Whether you’re evaluating a site, planning an extension, or developing an HMO scheme, a 30-minute complimentary appraisal can help clarify feasibility, planning likelihood, and next steps. No obligation. No jargon.

Book Your Free Appraisal

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Learn More First

The Team Behind 81 North

A small team of architects, designers, and project specialists with deep roots in UK property development and planning. We combine architectural training with real-world development experience, which means we understand not just how buildings should look, but how they need to perform commercially and technically.

Anthony Boyce - Founder & Lead

Anthony founded 81 North after 20+ years in architecture, building surveying, planning, and structural engineering. He’s also an active property developer with multiple successful schemes completed. This dual perspective defines how we work: every design is reviewed for planning viability, buildability, budget certainty, and end-value maximisation. Anthony leads strategic project oversight, planning navigation, and commercial viability assessment.

Grant Hewitt - Design Director

Grant is the design engine behind 81 North’s architectural output. With extensive experience across residential, commercial, barn conversions, and HMO schemes, Grant translates complex briefs into detailed, buildable designs. Grant is pursuing formal architectural qualification while bringing the technical precision and creative vision every project needs.

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Daphne Blumer - Project Operations Manager

Daphne is the operational backbone of 81 North, managing project schedules, client communication, and delivery timelines. She ensures projects run smoothly from briefing through planning submission and beyond. With deep involvement in property and construction projects, Daphne bridges the gap between design and delivery, keeping teams aligned and clients informed.

We also have a few furry office colleagues who provide occasional supervision and stress relief. A dog-friendly practice, we believe good ideas happen in a relaxed, collaborative environment.

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A man with dark hair and a beard wearing a black jacket gesturing with his right arm against a yellow background with white text overlay that says 'Anthony Boyce Instagram'.

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Contact Us

Ready to team up? Need some friendly advice or inspiration?

Drop us your details and we’ll reach out to you soon. We’re excited to chat with you!