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Westminster, London

HMO conversion drawings in Westminster

Westminster is a borough of flats and mansion blocks more than houses, and its approach to shared accommodation turns on licensing more than on a planning direction. Our HMO conversion drawings in Westminster start from £879 and begin by testing whether your building needs an application at all.

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

  • MCIAT chartered
  • £2m PI insured
  • LABC Partnered
  • Fixed fees, no VAT to add

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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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    What the Article 4 list does and does not cover

    The council publishes its Article 4 directions on one page, recently updated. It lists basements, changes from Class E to homes inside and outside the Central Activities Zone, and minor alterations in conservation areas. The finding on the HMO question is no HMO Article 4 direction listed.

    That leaves the national rule in place: C3 to C4 is permitted development unless an Article 4 direction removes it. The small class is defined by size (Class C4: not more than six residents). A scheme for seven or more residents is a different use altogether and always needs a planning application.

    None of that removes other restrictions. A lease can forbid shared use, a listed building needs consent for internal changes, and a planning condition on an earlier permission can bar it. We check all of them before you rely on the permitted route.

    Red-brick mansion blocks and shopfronts on a street corner

    Local figures for Westminster

    Figures with their unit, period and source
    MeasureValuePeriodSource
    The council's list of Article 4 directions covers basements, Class E to dwellings (inside and outside the Central Activities Zone), conservation-area alterations and estate agent boards; it lists no direction removing the C3 to C4 right, so a small HMO is not caught by a Westminster HMO direction.no HMO Article 4 direction listed—westminster.gov.uk, Council page: Article 4 Directions in Westminster (last updated 13 November 2025), list of directions
    The renewed borough-wide Additional Licensing Scheme for HMOs was designated on 21 April 2026; the council's page says it comes into effect on 31 August 2026 and runs until 30 August 2031. Operating a licensable HMO without a licence is a criminal offence.31 August 2026 to 30 August 2031—westminster.gov.uk, Council page: Additional licensing scheme renewal, scheme summary
    GPDO Sch 2 Pt 3 Class LC3 to C4 is permitted development unless an Article 4 direction removes it—legislation.gov.uk
    Use Classes Order 1987, Class C4Class C4: not more than six residents—legislation.gov.uk
    Households living in a house10.2 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Conservation areas56 named conservation areas published by the council—planning.data.gov.uk
    Listed building entries4,015 list entries (Historic England, within the LPA boundary)—planning.data.gov.uk
    Minor application decisions1,766 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications granted85.8 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications decided in time83.6 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Mayoral CIL charging band1 MCIL2 charging band (1-3)—london.gov.uk
    Borough CIL residential rate£811.80/m² (Prime); £590.40/m² (Core); £295.20/m² (Fringe) [schedule rates £550, £400, £200]Indexed rate for CIL-liable planning permissions granted 1 January to 31 December 2026westminster.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 Westminster
    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 is renewing

    The council has renewed its borough-wide Additional Licensing Scheme. Its page gives the term as 31 August 2026 to 30 August 2031, and says that operating a licensable HMO without a licence is a criminal offence. The scheme covers shared houses and flats where three or more people from two or more households share facilities.

    In a borough where most homes are flats, that matters more than planning for many landlords. A licence is judged on room sizes, fire safety and amenities, so the drawing is the first tool: our HMO licence application pack uses the same measured plan.

    If the shared flat is in a purpose-built block, the lease and the freeholder's consent are separate gates, so read the lease first.

    What our drawings add

    We survey the flat or house and prepare existing and proposed plans with measured room areas, shared kitchen and bathroom positions, escape routes and the position of alarms. In a building with a shared stair, we also show how the escape route meets the stair, because a licensing officer follows that route first.

    Westminster has only 10.2 per cent of households living in houses, so a typical job is a large flat divided into letting rooms or a lower-ground floor rearranged. If the scheme needs structure changed, our structural calculations service supports it.

    Heritage and the council's record

    The borough has 56 conservation areas and 4,015 list entries, so many buildings fall under heritage control. Internal work to a listed building usually needs listed building consent, whatever the HMO position.

    Where a planning application is needed, it is a minor one. Westminster decided 1,766 minor applications in the latest published year, granted 85.8 per cent and decided 83.6 per cent in time.

    Levy and the alternative

    The borough levy is zoned: £811.80/m² (Prime); £590.40/m² (Core); £295.20/m² (Fringe) [schedule rates £550, £400, £200]. A conversion with no new floorspace may not be chargeable. The Mayoral levy is in band 1.

    If self-contained flats suit the building better, compare flat conversion drawings in Westminster, and for the borough overview see architectural drawings in Westminster.

    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.
    Pencil resting on a dimensioned technical drawing beside a scale rule
    Unit by unit
    Move up and down — the nearest units slide out.

    Other services in Westminster

    HMO conversion drawings nearby

    Questions

    Does Westminster have an HMO Article 4 direction?

    The council's list shows no HMO Article 4 direction listed. National rules therefore apply unless a lease, listing or condition says otherwise.

    Do shared flats in Westminster need an HMO licence?

    Usually, yes. The renewed additional scheme runs 31 August 2026 to 30 August 2031 and covers shared properties of three or more people in two or more households.

    When is an HMO always a planning matter?

    Class C4: not more than six residents describes the small class, so a larger shared house always needs an application.

    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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