Full Planning Application

20 Bed HMO Top View

Need Full Planning For Your HMO Conversion?

Don't Just Submit An Application, Hope & Pray

Make The Council Your Design Partner


If you’re looking to change your property’s Use Class e.g. C3 (Single Family) to C4 (HMO) and can’t use Permitted Development Rights (PD), you’ll need to submit a Full Planning Application.

Full Planning Applications can be complex, and the Submit, Hope, and Pray approach rarely works.

You must actively work with the Council to understand and ensure your property adheres to local HMO regulations, including Sandwiching, HMO Density and Principle Of Use.

Improve your chances of a successful Full HMO Planning Application by working with experts who have a 95%+ Planning Success Rate.

Our expert team can take care of the full HMO development journey for you, from conceptplanning & building control, through to construction.

HMO Architect offers design consultation calls, existing drawings, a measured survey, and other services to help you every step of the way. We complete all projects to the highest quality to suit your needs and ideas.

The Solution?- Full Planning Application

Full Planning Application - How It Works


Step 1:

The first step is to ensure we’ve got accurate property measurements from the Measured Survey,  Existing Drawings and any Concept Drawings of your property. 

Step 2:

We collect all relevant documentation and submit your Full Planning Application.

Step 3:

We regularly follow up with the Council to block any objections and satisfy any requirements they may have. 

Where necessary we make amendments to the plans to maximise the chance of a successful outcome for the full HMO planning permission/application. 

"Thank you Ryan and Giovanni for helping me with the full planning application for my HMO. As an existing landlord due an HMO Licence renewal, having to go through planning was a major stress. Thanks for making the process seamless and successfully getting this through. "
HMO Landlord, Liverpool

Full Planning Application - Top Questions

What Is A Full Planning Application?

A Full Planning Application is a type of planning application submitted to the Local Authority to legally change a property’s Use Class when Permitted Development (PD) rights are not applicable. 

Why Do I Need A Full Planning Application?

 You need a Full Planning Application if you’re looking to make changes to a property’s Use Class, and these changes do not come under Permitted Development (PD) rights.
This particularly applies to properties located in an Article 4 Area where the PD rights are not applicable.

What’s Covered In A Full Planning Application?

 A Full Planning Application covers the following:
  • Fully filled Planning Application Form including attachments of existing drawings, concept drawings (if any), detailed property measurements (measured survey) and other relevant documentation.
  • Regular follow-ups with the Local Authority on the status and implementation of any requested amendments.
  • Re-Submission of Planning Applications with design or other changes as requested by the Local Authority.
Note – Having done over 150+ HMO Projects, we ensure the correct level of concept drawing detail required by the Local Authority for Planning Applications.
10 Bed HMO - 2

Is This A Paid Service?

 Yes, this is a paid service.

How Much Does The Full Planning Application Service Cost?

 Our Full Planning Application Service Fee starts from £1,200 (ex. VAT) and varies depending on the type and complexity of the property.
The actual Application fee varies by Council and is paid by the Client.

Who Pays The Application Fees For The Full Planning Application?

The Client covers the application fees associated with the Full Planning Application.

How Long Does The Full Planning Application Take?

 It takes us around 2-3 weeks to prepare your Full Planning Application after the Measured Survey and Drawings are ready.
While there is no guaranteed timeframe with the Full Planning Application, it can take anywhere from 3 or more up to even 9 months, depending on the Local Authority and the scheme’s complexity.

When Should I Get A Full Planning Application Done?

We always recommend getting a Full Planning Application done once you have accurate property measurements, existing drawings, and any concept drawings and are fairly confident you’d like to proceed.
To maximise the chance of a successful planning application we always recommend our clients to first do a HMO Design Appraisal where we help you evaluate the best design scheme based on the likelihood of Planning Success.

Do You Go On-Site To Do The Full Planning Application?

 We do NOT go on-site to prepare and submit your Full Planning Application.
However, the Measured Survey which is carried out prior to the Drawings, includes a site visit.

What Do I Need To Start The Full Planning Application?

To begin with, you need Accurate Measurements (via a Measured Survey), Existing Drawings. and Concept Drawings (if any changes to the plans).
Once you have this, we’ll prepare and submit your Full Planning Application with planned regular follow-ups with the Council.

I’m Ready To Start, What Do I Do Next?

  • Please click on the Blue Button below to submit your project details via our online form. 
  • We’ll get in touch to arrange a time to speak that works best for you.

The HMO Lifecycle - Full Planning

Would You Like To Maximise Your Chance Of Planning Success? Don’t rely on a Submit, Hope & Pray Strategy. Make the Council your design partner.

Book A FREE Discovery Call Today Today or Give Us A Call at (+44) 01223 776 997.

Why Clients Trust HMO Architect


We are your Architect & Advisor. With over 15 years of experience investing in HMO’s and Buy-to-Let’s ourselves, we’ve made mistakes and learnt from them. Now we want to advise you so you can avoid costly mistakes.


With over 750+ consultations and 150+ HMO projects completed,  we have a lot of experience with different HMO projects across the country. We help you creatively optimise space to meet your investment goals.


We are your eyes and ears in interactions with the Council, Builders and External Consultants. We report to to you all the time, every time so you can have complete peace of mind knowing your project is in good hands.


We understand how important time is to you. Whether securing a deal, getting planning permission, or designing the layout, time is money and we try our best to complete your project on time and budget to the highest quality. 

Hear From our clients

Eric S De Andrade
Eric S De Andrade
HMO Investor, Sheffield
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Very professional team and great architectural designs for my HMO. They also helped me get planning permission in a very difficult council keeping me updated throughout the process. Loved working with Ryan, Giovanni and the team. Highly recommend them for any architecture work across the country especially HMO and flat conversions.
Andrew McDonald
Andrew McDonald
Credo Living & Investor, London
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Excellent joined up advice from the Directors giving you comfort as a landlord that you’re in very capable hands .
Pallav Sethiya
Pallav Sethiya
HMO Investor, Cambridge
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I was very impressed with Giovanni at WindsorPatania he was friendly and help explain the project to me in a way I could understand. Being a first time investor I really felt he was more like a partner in my team then an architect.
Neil Dillon
Neil Dillon
HMO Investor, Cambridge
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Exceptional service at all stages of the process from Windsor&Patania. They created a vision of a beautiful home from an under-developed heritage property. They led us through a tricky planning and renovation process with care and attention to detail. And then they followed up with quality assurance and spotting as the project was implemented. And they did all of that with a smile and approachability that you can’t find elsewhere. Strongly recommend for anyone looking to build real quality into their project!
Alex Reeve
Alex Reeve
HMO Investor, Norwich
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Fantastic company, since using these guys I won’t go anywhere else. They have really helped me maximise my returns from my property investments without compromising the layout or aesthetics of the buildings. Highly recommend.
James Battershill
James Battershill
Property Investor, London
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Fantastic team, really helpful and great communication! I had a challenging project that another architects could not solve but the team at HMO were able to redesign and get planning approved in 6 months from start. I also appreciated that the directors have been investing themselves. Thanks again, highly recommend the team! James
Amber Johnson
Amber Johnson
Crown Quotes, London
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Excellent architectural practice; honest, informative and creative advice by a team of hardworking, qualified professionals!

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