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Reigate and Banstead, Surrey

HMO conversion drawings in Reigate and Banstead

Reigate and Banstead has proposed an Article 4 direction across the whole borough, with a year's notice before it takes effect. Our HMO conversion drawings in Reigate and Banstead start from £879, and we help owners plan around the timetable rather than guess at it.

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

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  • £2m PI insured
  • LABC Partnered
  • 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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    The proposal and its timetable

    The council's page describes a proposal to remove the right to convert a house to a small HMO across the whole borough, and records the position as proposed borough-wide, in force 30 July 2027 if confirmed. The consultation closed in the autumn, and the council will weigh the responses before deciding whether to confirm.

    This is a direction without immediate effect, so there is a twelve-month notice period between notification and the point where planning permission becomes necessary. Nothing is certain until confirmation, and the Secretary of State can intervene, so we treat the date as likely rather than fixed.

    The council says it does not intend to prevent HMOs entirely, but wants more control over where they go and how they are designed. That tells us what the application will need to show.

    Pencil resting on a dimensioned technical drawing beside a scale rule

    Local figures for Reigate and Banstead

    Figures with their unit, period and source
    MeasureValuePeriodSource
    The council is proposing a borough-wide Article 4 direction removing the right to convert a dwellinghouse (C3) to a small HMO (C4). Notification was made on 30 July 2026 and, if confirmed after the consultation (30 July to 24 September 2026), it would come into force on 30 July 2027.proposed borough-wide, in force 30 July 2027 if confirmed—reigate-banstead.gov.uk, Council page: Article 4 direction for Houses in Multiple Occupation, proposal summary
    GPDO Sch 2 Pt 3 Class LC3 to C4 is permitted development unless an Article 4 direction removes it—legislation.gov.uk
    Households living in a house73.5 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Green Belt share of the council area68 % of council area covered by green-belt polygons—planning.data.gov.uk
    Conservation areas21 named conservation areas published by the council—planning.data.gov.uk
    Minor application decisions247 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications granted81 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications decided in time89.9 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Borough CIL residential rateNil (Zone 1); £206.64/m² (Zone 2); £118.08/m² (Zone 3); £265.68/m² (Zone 4); £295.20/m² (Zone 5)Annual CIL Rate Summary 2026 (RICS CIL index 400 / base 271)reigate-banstead.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 Reigate and Banstead
    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

    Planning around the notice period

    For now the national rule applies: C3 to C4 is permitted development unless an Article 4 direction removes it. An owner who wants a shared house has a choice: act within the notice period under the permitted route, or wait and apply for consent later. Acting early needs a safe, well-designed layout anyway, because licensing and fire rules still apply.

    Licensing is separate. Mandatory licensing applies to HMOs with five or more people in two or more households, and our HMO licence application pack covers that stage. A lawful development certificate can fix an existing shared use in writing before the direction takes effect.

    We draw to the standard an officer would accept: measured plans, room schedule, shared facilities and escape routes, so that the same set supports a later application if the direction is confirmed.

    A commuter borough of houses

    The borough has 73.5 per cent of households in houses, and Green Belt covers 68 per cent of it. Extensions to gain rooms need care; see rear extension drawings in Reigate and Banstead and loft conversion drawings.

    It has 21 conservation areas. Where a planning application is needed, it is a minor one, and the council decided 247 of these in the latest published year, granting 81 per cent and deciding 89.9 per cent in time.

    Levy and options

    The levy is zoned: Nil (Zone 1); £206.64/m² (Zone 2); £118.08/m² (Zone 3); £265.68/m² (Zone 4); £295.20/m² (Zone 5). A conversion with no new floor area may fall outside it.

    For self-contained flats instead, compare flat conversion drawings in Reigate and Banstead. The overview page is architectural drawings in Reigate and Banstead.

    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 Reigate and Banstead

    HMO conversion drawings nearby

    Questions

    Does Reigate and Banstead need planning permission for a small HMO?

    Not yet. The council's page records a proposal: proposed borough-wide, in force 30 July 2027 if confirmed.

    What rule applies until then?

    C3 to C4 is permitted development unless an Article 4 direction removes it.

    Does a larger HMO need an application already?

    Yes. Shared houses beyond the small class always needed planning permission.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    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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