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Barking and Dagenham, London

HMO conversion drawings in Barking and Dagenham

Barking and Dagenham has controlled small HMOs for well over a decade, and its Local Plan tests a conversion against the street it sits in. Our HMO conversion drawings in Barking and Dagenham start from £879, and we count the road before we draw the house.

From £679 drawings + £200 survey (£879 total), no VAT to add

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  • Fixed fees, no VAT to add

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We use it to check conservation areas and constraints.
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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on hmo conversion drawings

    Seven steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Design options

      We model the house in Revit and show you options in 3D and plan, with the planning strategy and the precedents in your street.

    4. Design frozen

      You choose an option in writing. Nothing changes after this without your say.

    5. Independent check

      A second chartered technologist checks every sheet against the council's validation checklist and the policy. A senior review signs it off before anything is submitted.

    6. Submission

      We prepare the forms, certificates, fee and documents and submit through the Planning Portal.

    7. Officer liaison

      We answer the planning officer and make any amendments within five working days, at no charge until approval.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    An early direction and a road-level test

    The council's Article 4 page records its HMO direction as made May 2011, confirmed May 2012, so planning permission has been needed for small HMOs for longer than in most boroughs. Small HMO proposals are assessed against the Local Plan, which resists the loss of homes of three bedrooms or more.

    The second test is about the street. The Local Plan allows other HMO proposals only if several criteria are met, including a cap: the houses converted to flats and HMOs in any road must not exceed 10% of the houses in a road, counting valid permissions that have not yet been built.

    That makes the first job a count. We list the houses in the road, mark known conversions and unimplemented permissions from the planning register, and tell you the position before you spend on a survey. If the road is already at the cap, we say so.

    Pencil resting on a dimensioned technical drawing beside a scale rule

    Local figures for Barking and Dagenham

    Figures with their unit, period and source
    MeasureValuePeriodSource
    The council's Article 4 direction on HMOs was made in May 2011 and confirmed in May 2012; small HMO proposals are assessed against a Local Plan that resists the loss of housing of three bedrooms or more.made May 2011, confirmed May 2012—lbbd.gov.uk, Council page: Article 4 directions, houses in multiple occupation section
    The Local Plan allows other HMO proposals only if several criteria are met, including that the houses converted to flats and/or HMOs in any road (counting unimplemented valid permissions) do not exceed 10% of the total houses in the road.10% of the houses in a road—lbbd.gov.uk, Council page: Article 4 directions, houses in multiple occupation section
    The Additional Licensing Scheme was launched on 9 January 2025 and runs for five years following Cabinet approval on 23 July 2024; it covers HMOs occupied by three or four people forming two or more households.from 9 January 2025 for five years—lbbd.gov.uk, Council page: Do I need a licence?, additional licence section
    Households living in a house68.8 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Minor application decisions169 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications granted71 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications decided in time100 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Conservation areas4 named conservation areas published by the council—planning.data.gov.uk
    Green Belt share of the council area14 % of council area covered by green-belt polygons—planning.data.gov.uk
    Borough CIL residential rate£109.80/m² (Zone 1: Barking Town Centre, Leftley and Faircross); £39.22/m² (Zone 2: Barking Riverside); £15.69/m² (Zone 3: rest of borough). Schedule rates (2015): £70 / £25 / £10.rate as at 1 January 2026 to 31 December 2026 (Annual CIL Rate Summary 2026)lbbd.gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Barking and Dagenham
    Building regulations, layer by layerPart A: structure: Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments. Part B: fire safety: All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604. Part L: insulation: New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4. Part K: stairs: 2.0 m clear headroom over stairs. Full plans application: Building control body must decide a full plans application within 5 weeks, or longer if agreed in writingPart A: structurePart B: fire safetyPart L: insulationPart K: stairsFull plans applicationABCDE

    Building regulations, layer by layer

    The Approved Documents that shape most house projects, from structure to the application itself.

    A · Part A: structure
    Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments
    B · Part B: fire safety
    All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604
    C · Part L: insulation
    New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4
    D · Part K: stairs
    2.0 m clear headroom over stairs
    E · Full plans application
    Building control body must decide a full plans application within 5 weeks, or longer if agreed in writing

    Licensing: three schemes in recent years

    The council's licensing page records that its Additional Licensing Scheme runs from 9 January 2025 for five years, for HMOs occupied by three or four people in two or more households that mandatory licensing does not cover. A separate selective licensing scheme covers most other privately rented homes in three targeted areas.

    A licence is not a planning permission, and the council's page makes that clear. We draw the layout for the planning case first and then re-use the sheets for the licence application in our HMO licence application pack.

    What the drawings must show

    The application needs measured plans of each floor as it is and as it will be let, a room schedule, shared kitchens and bathrooms and escape routes. Because the Local Plan favours family-sized homes, we add a short statement of how the house has been used.

    Barking and Dagenham has 68.8 per cent of households in houses, many of them inter-war cottage-estate terraces with generous gardens. Extra bedrooms usually come from the rear or the loft; see rear extension drawings in Barking and Dagenham and loft conversion drawings.

    The council's record

    A new HMO is decided as a minor application. The council decided 169 minor applications in the latest published year, granted 71 per cent and decided 100 per cent in time. The borough has 4 conservation areas and Green Belt covers 14 per cent of it.

    Levy and the other option

    The borough levy is zoned: £109.80/m² (Zone 1: Barking Town Centre, Leftley and Faircross); £39.22/m² (Zone 2: Barking Riverside); £15.69/m² (Zone 3: rest of borough). Schedule rates (2015): £70 / £25 / £10.. A conversion with no new floor area may fall outside it.

    If you are choosing between rooms and flats, compare flat conversion drawings in Barking and Dagenham. Next door, Newham and Redbridge have their own HMO rules. The overview is architectural drawings in Barking and Dagenham.

    What you receive

    Building regulations section drawing showing the construction build-up
    Sample drawing. Building regulations section showing construction build-up for a building control check.
    Rear view of brick terraced houses in London with slate roofs and chimney stacks along the shared roofline
    Unit by unit
    Move up and down — the nearest units slide out.

    Other services in Barking and Dagenham

    HMO conversion drawings nearby

    Questions

    When was the HMO Article 4 direction made in Barking and Dagenham?

    The council's page records it as made May 2011, confirmed May 2012.

    Is there a limit on HMOs in one road?

    The Local Plan criteria include a cap of 10% of the houses in a road for houses converted to flats and HMOs in a road.

    Does a three-person HMO need a licence?

    Yes, under the Additional Licensing Scheme, which runs from 9 January 2025 for five years.

    Sources and dates

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    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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