Designing homes around the way you live.
Founded in London in 2009, GOAStudio provides residential architectural services under the direction of George Omalianakis, Chartered Architect, ARB registered architect, RIBA member and RIBA Conservation Registrant. We work with homeowners, prospective property buyers and small residential developers who require professional guidance on property extensions, renovations and improvements. More than 500 residential projects across London have informed our experience, ranging from considered kitchen and house extensions through to whole-home renovations, period-property alterations, listed buildings and smaller residential development schemes. Our design process is centred on the people using the property. We establish how you live, identify what currently fails to meet your needs and clarify what you want the project to deliver before assessing layout, daylight, links to the garden, storage, architectural character, energy performance, planning limitations, technical matters and budget priorities as a whole.
According to the scope of an appointment, we can provide early feasibility work, measured surveys, concept design, planning permission submissions, permitted development and Lawful Development Certificate applications, Building Regulations information, coordination of consultants, tender information and assistance during construction. Structural, mechanical and electrical, energy, acoustic and other specialist input can be coordinated where necessary. Our knowledge extends particularly to period and traditionally built properties, conservation areas and listed buildings, supported by Georges Level 3 Award in Energy Efficiency for Older and Traditional Buildings and membership of the Green Register of Construction Professionals. We may also undertake Building Regulations and subsequent stages when earlier design or planning information was produced by others, following technical review, suitable survey work and verification. For small developments of up to approximately ten homes, we offer feasibility, planning and technical design for conversions and infill sites. We provide clear advice on opportunities, constraints and likely approvals rather than making unrealistic assurances on planning or construction costs. A Feasibility Review or two-hour Home Consultation can begin with the property address, photographs and available plans.
Served areas
- Greater London, including North, South, East, West and Central London. Regular project experience includes Barnet, Brent, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Redbridge, Southwark, Tower Hamlets, Waltham Forest, Wandsworth and Westminster. We also consider suitable projects elsewhere in London and nearby areas.
Business details
- Year established: 2009
- Insured
Highlights and features
- • London residential architecture practice founded in 2009
- • Experience informed by more than 500 residential projects
- • Direct involvement from George Omalianakis, Chartered Architect
- • Residential extensions, renovations and property improvements
- • Planning, technical design, tendering and construction-stage support
- • Specialist experience with period homes, conservation areas and listed buildings
- • Knowledge of energy improvements for older and traditionally constructed homes
- • Services for homeowners, property buyers and small residential developers
- • Feasibility, planning and technical design for schemes of up to approximately ten homes
- • London-wide planning and residential design experience
- • Free initial Feasibility Review available
- • Two-hour, property-specific Home Consultation available
Associations and certifications
- • Architects Registration Board (ARB) — George Omalianakis is registered as an architect
- • Royal Institute of British Architects (RIBA) — Chartered Architect and member
- • RIBA Conservation Register — Conservation Registrant
- • Green Register of Construction Professionals — Member
- • Level 3 Award in Energy Efficiency for Older and Traditional Buildings
- • BA (Hons), B.Arch and Postgraduate Diploma in Environmental Design
Payment methods
- Debit cards
- Credit cards
- Bank transfers
Services
For London homes and small residential developments, we coordinate architectural work according to the specific requirements of each project. Beginning with feasibility, we can progress through design, planning, technical information, tendering and construction. We assess the way you live and the existing property, while considering layout, daylight, structure, energy performance, approvals, cost priorities and long-term value. 
We create rear, side, wraparound, roof and multi-storey extensions that are designed around everyday routines. Rather than treating an extension as a separate addition, we examine how the new space can work with the existing home, considering proportions, circulation, daylight, views, storage and garden connections. Planning, permitted development, structure, drainage, Building Regulations and cost priorities are also assessed. 
Our kitchen extension designs bring together cooking, dining, entertaining, homework, storage and access to the garden within a cohesive space. We examine how the kitchen connects with surrounding rooms, how daylight reaches the interior and how people move through it. Alongside the layout, we address planning, permitted development, structure, drainage, ventilation, energy performance and Building Regulations. 
We design rear extensions to enlarge kitchens or living areas, enhance natural light and reconnect the home with its garden. Our approach considers the entire ground floor rather than an isolated room. We assess depth, height, roof form, glazing, daylight, neighbouring amenity and structure. We also advise on planning permission or permitted development and prepare the required information. 
Our side-return extension designs transform the limited space alongside Victorian or Edwardian houses into more generous kitchen, dining or family areas. Bringing natural light into both the new extension and the middle of the original property is central to our approach. Rooflights, roof design, internal openings, ceiling levels, storage and garden access are assessed together with planning, Party Wall, drainage, structural and Building Regulations considerations. 
Our wraparound extension service brings together side and rear additions to make substantial improvements to a London home's ground floor. We plan for increased kitchen, dining and living space without compromising natural light or the character of the existing property. Early consideration is given to rooflights, ceiling heights, garden access, storage, structural openings and service routes. 
We design loft and roof extensions to provide bedrooms, bathrooms, workspaces or an additional storey without reducing garden space. Our approach considers stair position, usable headroom, roof form, fire safety, structure, insulation, daylight and the impact on rooms below. We develop designs around the propertys proportions and character, while advising on planning and Building Regulations. 
We design garden-flat extensions, internal reconfigurations, flat amalgamations and related residential alterations. Our approach considers the effect of each proposal on both the individual home and the wider building. We carefully assess planning permission, freeholder consent, lease restrictions, Party Wall procedures, structure, fire safety and shared access, identifying the permissions and technical information required. 
We undertake internal reconfigurations, refurbishments and whole-house renovation projects for London homes. Each scheme considers the existing property, including elements worth retaining and areas requiring improvement. Changes can involve room organisation, circulation, storage, views, daylight, finishes and services, while older homes receive consideration for original fabric, moisture, ventilation, energy improvements and relevant approvals. 
Our architectural planning service supports London homes and small residential developments from initial review through to council communication. We assess the property and planning history, consider relevant constraints, develop the design, and prepare the necessary drawings and supporting information. We also explain potential planning risks and whether an alternative approval route could be appropriate. 
Our service covers the assessment of proposed house alterations under permitted development rights, including applicable restrictions and conditions. We consider property type, planning conditions, Article 4 Directions and previous alterations when determining the appropriate route. Where suitable, we prepare a compliant design and the necessary Lawful Development Certificate or prior-approval application, and advise when a planning application is more appropriate. 
We prepare coordinated architectural and technical information for Building Regulations, tendering and construction. Our work can cover construction build-ups, fire safety, thermal performance, ventilation, moisture, drainage, access and coordination with the approved design. Separately appointed consultants may be required for structural calculations, mechanical and electrical design, energy assessments, acoustic information and other specialist reports. 
Our approach to period homes combines practical design with careful consideration of heritage and planning requirements. We assist with renovations, extensions, internal alterations, retrofit and refurbishment, helping homeowners understand what may be retained, changed or developed. By responding to the propertys character and construction, we seek to create homes that function effectively for contemporary life without compromising their distinctive qualities. 
We provide conservation-led designs for alterations to listed buildings, taking account of their significance, historic fabric and the impact of proposed works. Listed building consent may be required in addition to planning permission and Building Regulations approval. Our services cover extensions, internal alterations, repairs, refurbishment and suitable building upgrades, with specialist heritage input where necessary. 
We approach energy improvement in older and traditionally constructed homes by considering how walls, floors, roofs, and ventilation perform. Our renovation and extension projects address comfort, heat loss, ventilation, building fabric, and energy use together. We assess suitable measures for each individual property, recognising that inappropriate insulation or alterations can increase condensation and moisture risks. 
We help people considering a London property purchase understand its potential for renovation or extension before committing further. Our advice covers apparent design potential, planning context, possible approval routes, constraints, and important questions for investigation. A Home Consultation provides a more detailed property-specific assessment, while remaining distinct from building, structural, valuation, or legal reviews. 
We offer a structured approach to small residential development, from initial feasibility through planning and technical design. This includes conversions, infill sites, new homes and schemes comprising approximately ten dwellings. Early-stage advice examines development capacity, access, residential quality, neighbouring impact and planning constraints, helping establish whether a proposal merits progression before we develop the architectural design and planning information. 
Our garden-flat extension service creates additional living space while improving natural light and the relationship between the home and garden. As flats generally lack the permitted development rights available to houses, we address relevant planning, freeholder, lease, Party Wall, drainage, structural, access and fire-safety matters. We coordinate the design and technical information required for a successful addition. 
Our mansard roof extension service focuses on creating additional accommodation at roof level whilst maintaining the character of the existing property. We carefully address access, staircase restrictions, head heights and relevant regulations during design development. Planning considerations, roof form, materials, dormer windows and the relationship with existing party walls and chimneys are also integral to the design process.
People
George Omalianakis
Director and owner
George Omalianakis is the founder and principal architect of GOAStudio London residential architecture, established in 2009. He is a Chartered Architect registered with the Architects Registration Board, a member of the Royal Institute of British Architects and a RIBA Conservation Registrant. His experience is informed by more than 500 residential projects across London.
George works directly with homeowners, property buyers and small residential developers on extensions, renovations, planning applications, and sensitive alterations to period, conservation-area and listed homes. He holds a Level 3 Award in Energy Efficiency for Older and Traditional Buildings and is a member of the Green Register of Construction Professionals.
His approach combines careful listening and creative design with clear, realistic advice about planning, construction, and energy performance. George has contributed residential architecture advice to publications including Which? and Ideal Home.
George works directly with homeowners, property buyers and small residential developers on extensions, renovations, planning applications, and sensitive alterations to period, conservation-area and listed homes. He holds a Level 3 Award in Energy Efficiency for Older and Traditional Buildings and is a member of the Green Register of Construction Professionals.
His approach combines careful listening and creative design with clear, realistic advice about planning, construction, and energy performance. George has contributed residential architecture advice to publications including Which? and Ideal Home.
Reviews (7)
Jack T.
Jun 05, 2023
George helped us tremendously with our renovations as well as introducing us to suppliers. He is very diligent, pragmatic and helpful. I spoke with many other architects before choosing George and no one will come close to his service.
Id highly recommend having an initial chat and youll know what I mean.
Ive already recommend him to a few friends and all have been pleased so far!
Id highly recommend having an initial chat and youll know what I mean.
Ive already recommend him to a few friends and all have been pleased so far!
Gill Allison
May 29, 2023
George provided a clear understanding of his services, initially providing options and ideas in developing our plans and then skilfully guiding us through the various elements of the planning process up to the start of work on the project. Throughout he was readily accessible, was a constant source of information for materials and contractors, ultimately providing us with a thorough package that allowed for effective and accurate costing of the project. We are very happy with the service provided.
Antoinette Kotze
May 20, 2023
Michelle Paschali
Jun 01, 2022
George is our architect for our current extension project and he has been extremely knowledgeable and reassuring throughout the entire process so far.
Weve been dealing with a tough planning permission process due to constant negative comments from our neighbors on the planning submissions. However, George has always been so efficient in liaising with our council, and fighting our corner to support our application being approved. We recently received our approval and we are over the moon with this news. George was able to advise us well and reassure us any time we had any doubts, or concerns over the comments being made on our application.
From the start of the process George has been very efficient and has shown his high attention to detail with our plans. Were looking forward to continuing this project with George and we would highly recommend him.
Weve been dealing with a tough planning permission process due to constant negative comments from our neighbors on the planning submissions. However, George has always been so efficient in liaising with our council, and fighting our corner to support our application being approved. We recently received our approval and we are over the moon with this news. George was able to advise us well and reassure us any time we had any doubts, or concerns over the comments being made on our application.
From the start of the process George has been very efficient and has shown his high attention to detail with our plans. Were looking forward to continuing this project with George and we would highly recommend him.
Darren
Jun 09, 2018
We appointed GOAStudio in mid 2015 to design an extension and loft conversion for our detached bungalow, with our objective being to have a light filled open-plan living space that would make the most of our large south-facing garden.
Of the architects we shortlisted, we choose GOAStudio because we felt George understood our requirements best and came up with constructive ideas at our first meeting.
Although we may have been able to do our proposed works under permitted development, George recommended that we seek planning approval because of the contemporary nature of the design. He then managed the planning process with approval granted six weeks after initial submission.
The works were completed in Early 2018 and the results are a stunning space that exceeds all of our expectations. Despite the large size of the room the clever design makes it feel inviting and even on an overcast day the room feels light and airy.
Of the architects we shortlisted, we choose GOAStudio because we felt George understood our requirements best and came up with constructive ideas at our first meeting.
Although we may have been able to do our proposed works under permitted development, George recommended that we seek planning approval because of the contemporary nature of the design. He then managed the planning process with approval granted six weeks after initial submission.
The works were completed in Early 2018 and the results are a stunning space that exceeds all of our expectations. Despite the large size of the room the clever design makes it feel inviting and even on an overcast day the room feels light and airy.
Helen Ewen
May 23, 2018
We loved working with GOAStudio. George was a pleasure to work with he was hugely professional, and struck absolutely the right balance between taking on board our ideas, and pushing us to think about new options and solutions. He made sure his approach was proportionate to the scale and nature of our project and most importantly, he was great fun to have around. We were delighted with the service we received and couldnt be happier with our finished kitchen extension.
Rob Sandall
May 29, 2017