Planning permission
Planning permission in London, from feasibility to decision.
Planning permission is the council’s consent to change what a building is or does: turning a house into an HMO or into flats, a change of use, a new home, or a commercial building converted to homes. We find out what the council is likely to accept before you spend, draw the scheme to suit, and run the application until the decision.
What you get
Everything from the first view to the decision.
One price, one point of contact, and the council handled for you.
Feasibility view
What the council is likely to accept, and the strongest route, before you commit.
Pre-application advice
For unusual schemes, a formal view from the council before the application goes in.
Drawings and planning statement
The case the council needs to see, prepared by the people who know the policy.
Submission and the planning officer
The application submitted, and every exchange with the planning officer handled.
Conditions
Planning conditions discharged after approval, so the work can start.
Appeals
An appeal against a refusal of an application we made, where the grounds are strong.
The projects we take through planning most often.
HMOs
Many London boroughs need planning permission even for a small HMO, and seven or more people always needs it. We check the rules for your street, plan the most lettable rooms the house allows, and run the application to a decision.
Flat conversions
Dividing a house into self-contained flats always needs planning permission. We work out how many flats the building can hold to the space standards, design them, and run the application to a decision.
Price and time
What it costs and how long it takes.
A clear price in writing before any work starts.
Householder and small applications
From £1,800HMO application
From £1,800Flat conversion
From £2,700Lawful development certificate, existing use
From £2,160Lawful development certificate, proposed use
From £1,800Commercial to residential (Class MA)
From £2,700A new home
From £3,600Pre-application advice
£450 plus the council’s feeDischarge of conditions
£540Council fees are paid by you directly and are not part of our fee.
Councils aim to decide minor and householder applications within eight weeks and major ones within thirteen; in practice it often takes longer, and we say so up front.
Prices include VAT.
Recent approvals
Approved in Enfield and Camden.
18 Tudor Road, Enfield: a house converted to an HMO, granted August 2026. 33 Mornington Terrace, Camden: two flats in a listed house, granted August 2026.
References 26/02422/FUL, 2026/0697/P and 2026/0780/L
“Frustration turned to elation when Bashkal successfully achieved planning permission that had previously been denied by the council.”
FAQs
Planning permission questions.
Do I need planning permission?
It depends on the property and what you want to do. Some changes are permitted development, others need an application, and some areas add extra rules. Send us the address and we will tell you which applies.
What is the difference between planning permission and a lawful development certificate?
Planning permission is the council’s consent to something new. A lawful development certificate confirms that something is already lawful, or would be, without an application.
What does it cost in total?
Our fee, quoted in writing, plus the council’s application fee, which you pay directly. We tell you both before you start.
How long does it take?
Councils aim for eight weeks for minor and householder applications and thirteen for major ones; ten to fourteen weeks is common in practice.
What happens if it is refused?
We review the reasons and advise on the best next step: an amended application that answers the council’s concerns, or an appeal where the grounds are strong.
Can you help if I have already done the work?
Yes. Depending on the work and when it was done, the answer may be a retrospective application or a lawful development certificate.
Find out what the council is likely to accept.
Send us the address. We review every enquiry and come back within 24 hours.