Planning and design for London landlords and developers.
Turn a property into a compliant HMO.
Tell us the address. We’ll take it from there.
Prefer to talk? 020 3740 7041 · Mon to Fri, 8.30am to 6pm
- HMO conversions · maximise lettable rooms
- Flat conversions · one building, multiple homes
- Extensions and lofts · more rooms, more space
- Any London address · reviewed and answered in 24 hours
“Frustration turned to elation when Bashkal successfully achieved planning permission that had previously been denied by the council.”
“They handled the planning, got everything approved, including my extension, and even helped me find the right builder. The project’s now done and running as a 5-bed HMO.”
“Super smooth, professional, excellent communication. After the first meeting with Bashkal, received the first draft and it was exactly what we were thinking about.”
“From the initial consultation through to final drawings, everything was handled with professionalism and attention to detail.”
“I’m a homeowner with limited knowledge and these guys were absolutely phenomenal. The whole process was really professional, there was great communication and they were super efficient. Can’t recommend enough.”
“Bashkal have always picked up the phone, always have time to help, but more importantly… always deliver a first class service.”
“Bashkal’s insight turned everything around. They reviewed and found even more growth potential than originally thought, which helped close the deal.”
“Mustafa Bashkal is very knowledgeable, and he took his time to explain the process, which for me was quite complicated in the beginning.”
“[Bashkal] have provided sound advice to me over many years. Their knowledge, insight, and expertise have been incredibly valuable.”
“I have never been through the process of having an extension built and they allayed me of all my concerns and questions, and were very professional throughout the whole process.”
“Worked with Bashkal on a few extension, renovation, and design and build projects since we met later in 2024 and they are very effective in what they do from a design service perspective.”
“In Kensington, our listings move fast and our clients expect certainty. Bashkal are our secret weapon, the planning edge our team never knew they were missing.”
“It was great to work with such a highly professional, approachable firm with great innovative ideas and designs. They kept me informed through every step of the process.”
“Really was instrumental in making my project come to life, with great advice early on and support to get it over the line during the build process.”
“They have earned my trust by proving their reputation for their unparalleled knowledge, innovative approach, and professionalism, making the entire process of creating additional living space to our home seamless and stress-free.”
Services
What we can do for your property
We give a clear route through planning, and designs that make the most of every building.
We cover all of Greater London.
Prefer to talk? 020 3740 7041
Mon to Fri, 8.30am to 6pm
Planning permission
From £1,800
For HMOs, flat conversions, extensions, change of use, new homes and anything else that needs the council’s consent.
- A check of the rules for your street, and a frank view of what the council is likely to accept, before you commit
- The drawings and the planning statement, with HMO rooms and flats laid out to the standards the council applies
- Submission, and every dealing with the planning officer until a decision
Many London boroughs need planning permission even for a small HMO, and splitting a house into flats always needs it. We tell you where you stand before you commit to drawings.
Enforcement and retrospective
Quoted on the notice
For a letter or notice from the council, or work done without the right approval.
- A plain-English review of where you stand and your options
- A retrospective application or a lawful development certificate, where one fits
- The council dealt with for you, and an appeal where that is the right route
Notices carry deadlines. Send it to us the day it arrives.
Design
From £1,440
For extensions, loft conversions and any project that needs drawings, whether to apply for planning or to build from.
- A measured survey, and existing and proposed plans, elevations and sections
- Layouts planned for space and light, by the people who prepare the planning case
- For extensions and lofts, a clear answer on whether you need planning permission or can build under permitted development
Many extensions and lofts can be built without a planning application. We tell you which route applies before we draw a line.
Building regulations
From £1,440
For projects with planning in place, moving on to the build.
- Building regulations drawings and specification
- Submission to building control, by full plans or building notice
- Building control’s questions answered during the build
From £1,440 where we prepared the planning drawings.
Party wall
From £180
For extensions, lofts and other works on or near a wall you share with a neighbour.
- The right notices, served under the Party Wall Act
- A schedule of condition of the neighbouring property
- The party wall award, agreed before work starts
The from price covers serving a notice. The full path to an award, with a schedule of condition, is from £1,080 per neighbour. Notices go out one to two months before work begins.
Property licensing
From £900
For landlords who need a licence to let an HMO or a flat, under mandatory, additional or selective licensing.
- A check of which licence your borough requires for that property
- Scaled floor plans with room sizes, in the form the council asks for
- The application, submitted and followed up until the council decides
A home let to five or more people from two or more households needs an HMO licence everywhere; many London boroughs also license smaller HMOs and single lets.
Lease plans
From £180
For leaseholders, landlords, developers and solicitors who need a plan for a new lease, a lease extension or a title.
- A measured survey, or our existing drawings of the property
- A lease plan drawn to be HM Land Registry compliant
- Ready for your solicitor to attach to the lease or the application
From £180 where we already hold drawings of the property; £900 with a measured survey.
Planning feasibility
From £720
For buyers, landlords and developers who want a professional planning view in writing before they commit money.
- An assessment of the property, its planning history and the local policies that apply
- The realistic options, from the most valuable to the safest
- A written report you can use to decide, to negotiate, or to show a lender or investor
£720 for a desk-based report, £900 with a site visit; larger sites are quoted. It is our professional opinion, not a planning decision.
Prices include VAT.
Prefer to talk? 020 3740 7041 · Mon to Fri, 8.30am to 6pm
How it works
What happens next.
- Planning permission
- Enforcement and retrospective
- Design
- Building regulations
- Party wall
- Property licensing
- Lease plans
- Planning feasibility
Change the service to see its steps.
- Step 1
- Step 2
- Step 3
Send the address
Within 24 hours you hear what the council is likely to accept and the route we would take.
We design and apply
We measure the property, draw the scheme to the council’s policies and submit the application.
Through to the decision
We answer the planning officer’s questions and deal with the council until it decides.
Send the letter
Within 24 hours you know where you stand and which deadline matters.
We set out the route
We advise on the right route: a retrospective application, a lawful development certificate, an appeal or a reply to the council.
We deal with the council
We prepare the case and handle the council until the matter is resolved.
Send the address
Within 24 hours you hear what is likely to be allowed.
We survey and design
We measure the property, then draw the layouts to the council’s rules and refine them with you.
Drawings ready to use
Drawings for your planning application, then for building regulations and your builder.
Send your plans
Within 24 hours we confirm the route: full plans or building notice.
We prepare and submit
We prepare the drawings and specification and submit them to building control.
Through the build
We answer building control’s questions until the completion certificate is issued.
Send the address
Within 24 hours we confirm which notices apply and which neighbours receive them.
We serve the notices
We also record the condition of the neighbouring property before work starts.
Through to agreement
Your neighbour consents, or surveyors agree an award that sets out how the work goes ahead.
Send the address
Within 24 hours we confirm which licence your borough requires.
We draw and gather
We draw the scaled floor plans and gather the certificates the council asks for.
We apply and follow up
We submit the application and follow it up until the council decides.
Send the address
Within 24 hours we confirm the price and timing.
We measure and draw
We measure the property and draw the plan to HM Land Registry’s Practice Guide 40.
Ready for your solicitor
A compliant plan your solicitor can attach to the lease.
Send the address
Tell us what you are weighing up: a purchase, a conversion or a larger scheme.
We research it
We study the planning history, local policy and the constraints on the site.
You get the report
A written report you can use to decide your next step.
About us
Over 3,000 projects across London.
Bashkal is a London planning and design practice. We work with landlords, developers and homeowners across Greater London, from the first question about a property to the council’s decision.
- A straight answer first. If a scheme is unlikely to be approved, we tell you before you spend on it.
- Planning before drawing. We find out what the council will accept, then design to it.
- A record you can check. Our recent applications sit on the councils’ own planning portals; two from this August: 18 Tudor Road, Enfield (26/02422/FUL) and 33 Mornington Terrace, Camden (2026/0697/P).
Mustafa Bashkal, planning and design · Kerem Bashkal, clients and partners
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Questions we often hear
Do I need planning permission?
It depends on the property, what you want to do and where it is. Many changes can go ahead without an application under permitted development, but two things often take that right away. An Article 4 direction: turning a house into a small HMO normally needs no permission, but in Enfield it does, because the council has an Article 4 direction covering the borough. A conservation area: rules on extensions, lofts, windows and front gardens are tighter. Tell us the address and we will tell you which applies.
How long will it take?
Councils aim to decide most smaller applications within eight weeks of accepting them, and larger schemes take longer. We give you a realistic timeline for your property before we start.
What if the council says no?
A refusal is not the end. We read the council's reasons and set out your options in plain words, whether that is changing the scheme and applying again or appealing.
Can you appeal a planning refusal?
Yes. We appeal refusals, conditions and enforcement notices. A householder appeal must be made within 12 weeks of the decision and most others within six months, so send us the decision notice straight away. An appeal against an enforcement notice must be made before the notice takes effect, which can be as little as 28 days, so send it to us the day it arrives. We tell you first whether an appeal is worth making.
I've already done the work, or had a letter from the council. Can you still help?
Yes. We review the letter or notice, explain where you stand, and where it can be put right we prepare the case and deal with the council for you.
Which areas do you cover?
We cover all of Greater London. Tell us the address and we will confirm straight away.
Ready to find out what your property could become?
Send us the address. We review every enquiry and come back within 24 hours.
Get a quote Prefer to talk? 020 3740 7041 · Mon to Fri, 8.30am to 6pm