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Arc and Estates | Planning and Design

@arcandestates

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🏡 HMO, C2 Care & Property Conversions
📐 Planning Strategies for UK Investors
🔑 Feasibility • Design • Applications
👇 Book a Consultation

POSTS STORIES REELS TAGGED

Viewed this auction property in IG11 that looked completely normal from the outside… until I checked the EPC and legal pack and realised it was system-built.

Inside?
Leaks, holes, original everything, a roof that looked like a bin bag, and a garden that tried to fight me.
Realistically a £45k refurb.

It ended up selling for £296k, which completely kills the BRRR numbers.

The lesson?
Do your due diligence, know your construction type, and don’t let auction hype trick you into overpaying.

Would you have touched this deal at £296k?
CLEAR FULL BREAKDOWN

Purchase price: £296,000
Refurb: £45,000
Stamp duty + fees: £12,000

Total in: £353,000

GDV: £360,000–£390,000
Refinance (75%): £270,000–£292,500

Money left in: £60,000–£80,000

Rent: £1,700–£1,900 pcm
Cashflow: ~£500–£700 pcm

Verdict:
Great potential at the right price — but at £296k, this is not a BRRR.
#propertyinvestor #brrrrstrategy #propertyauction #auctionproperty #renovationproject #fullrefurb #ukpropertyinvestor #propertyinvestinguk #propertyanalysis #duediligence #londonpropertymarket #eastlondonproperty #ukpropertyinvestment #arcandestates #propertytipsuk #womeninpropertyuk #propertyinvestment by @arcandestates

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10 months ago

POV: You’ve bought the perfect property for a care home… but forgot to check the planning first! 😭🏡

Just because a property has 6 bedrooms doesn’t automatically mean it’s suitable for a 6-bed care home!

Before purchasing, ask yourself:

🏡 Is the property suitable? Think layout, accessibility, communal space and parking.

👩‍⚕️ Do you have a care provider on board? Ideally, establish your provider and care model early. The council needs to understand who will live there, the level of care required and how the property will operate.

📋 Is C2 planning actually required? Not all supported living falls under C2, and not every proposal requires a full planning application.

📍 Is there local demand? Have you researched the need for this type of accommodation in the area?

💡 The biggest mistake? Buying first and asking questions later!

A proper feasibility assessment could save you thousands before you’ve even started.

I’m Jen from Arc & Estates, helping investors and care providers navigate planning and property conversions.

📩 Thinking of converting a property? Let’s talk before you buy!

#C2Planning #SupportedLiving #CareHomeConversions #PropertyInvestment #PlanningPermission by @arcandestates

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7 days ago

A floor plan can work perfectly… and the project can still NOT work. 👀

That’s why I don’t start with “How many rooms can we fit?”

I start with the planning position.

Existing use. Planning history. Local policy. Article 4 where relevant. Previous decisions. Then we look at how the design can respond.

Because getting everything to fit on a floor plan is only one part of the job.

The real question is: does the proposal have a sensible planning route?

🏡 HMOs | Conversions | Change of Use | Development

Already have a property or project you’re ready to move forward with?

DM me “PROJECT” and tell me what you’re working on.

Arc & Estates

#PropertyDevelopment #PropertyInvestingUK #HMOProperty #HMOInvesting #PlanningPermission #PropertyConversion #UKProperty #PropertyDeveloper #PropertyInvestment #ArchitectureUK by @arcandestates

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a month ago

When design & build are matching energy 😂🤝🏽

Arc & Estates on the plans, KurdiaBuild on the build… call us twins when it comes to bringing the vision to life 🏡

Different roles. Same project. Same goal.

Anyway… book us for your next project before we get signed. 🎤😂😂

#HotelLobby #HotelLobbyTrend #propertyuk #Quavo #Takeoff #COLORS #AITrend #ViralReels #PropertyTok #UKProperty #PropertyDevelopment #DesignAndBuild #ArcAndEstates #KurdiaBuild by @arcandestates

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a month ago

A little glimpse behind the scenes 🤍

Quotes going out, emails being answered and some exciting new projects coming through… then Mummy duties call 🥹😂

One thing I’ll always be grateful for is being able to grow my business while still being present for moments like this.

The goals are big and I’m excited for where I’m going, but these little moments will always matter more. 🤍

And if my girls grow up watching their mum work hard, follow her ambitions and create something she’s proud of, hopefully that stays with them too. ✨

The work/life balance definitely doesn’t always balance 😂 Sometimes you just send the quote with a toddler on your lap and carry on.

Any other mums relate? 😂🤍

#WorkingMum #WomenInProperty #PropertyBusiness #MumLife #ArcAndEstates #BehindTheScenes by @arcandestates

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a month ago

Buying an HMO without carrying out the right due diligence can be one of the most expensive mistakes a property investor makes.

A property might look like a fantastic opportunity on paper, but planning restrictions, licensing requirements, local policies and poor design can quickly turn a profitable investment into an expensive problem.

That’s why every HMO should be assessed on far more than just the number of bedrooms.

In this carousel I’ve shared some of the key considerations I review when designing HMO schemes, including:

✔️ Article 4 Directions
✔️ Planning Permission
✔️ HMO Licensing Standards
✔️ Room Sizes
✔️ Parking & Highways
✔️ Fire Safety & Means of Escape
✔️ Amenity Space
✔️ Waste & Cycle Storage
✔️ Design Tips That Can Increase Rental Value

These are only some of the factors that can influence whether an HMO is approved, compliant and commercially successful. Every site is different, and every local authority has its own planning policies, supplementary planning documents and licensing standards that need to be carefully considered.

At ARC & ESTATES, we don’t just produce drawings—we develop planning strategies that maximise your chances of approval while designing schemes that work for both investors and future occupants.

Whether you’re looking to:
• Convert a property into an HMO
• Apply for HMO Planning Permission
• Obtain a Lawful Development Certificate (LDC/CLEUD)
• Prepare HMO Licensing Drawings
• Produce Building Regulations Drawings
• Maximise the potential of your investment

I’d be happy to help.

📩 Send me a message to discuss your project.

💾 Save this post for your next HMO purchase.
🔄 Share it with another property investor who needs to see it.

#HMO #HMOInvestor #PropertyInvestment #PropertyDeveloper #PlanningPermission #Article4 #PropertyDevelopment #Architect #ArchitecturalDesigner #HMOLicence #BuildingRegulations #PropertyInvestorUK #CommercialProperty #SupportedLiving #PropertyPlanning #arcandestates by @arcandestates

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2 months ago

Should planning decisions be based on planning… or perception? 🎙️

After a recent planning committee, I found myself reflecting on something much bigger than one application.

As planning professionals, we spend hours ensuring applications comply with planning policy, preparing drawings, responding to objections and working with planning officers. But sometimes the conversation shifts from the proposal itself to assumptions about the people behind it or who might live there.

Local communities absolutely have the right to object, and genuine planning concerns should always be heard. But planning decisions should ultimately be based on evidence, planning policy and the merits of the proposal not assumptions or prejudice.

This isn’t about one application. It’s about the planning industry as a whole and why fairness, professionalism and respectful debate matter.

I’d love to hear your thoughts. Have you ever felt perception can influence planning decisions?

👇 Let’s have a respectful discussion in the comments.

#Planning #propertyinvestor #Architecture #PropertyDevelopment #PropertyInvestment #HMO #PlanningPermission #UKPlanning #ArchitecturalDesign #Development #PlanningCommittee #PropertyProfessionals #brrr by @arcandestates

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3 months ago

The easiest thing would have been to stop.

To stop showing up.
To stop believing.
To stop chasing the vision.

But dreams aren’t built overnight, and neither is the person capable of achieving them.

These past few months have been full of work behind the scenes building my business, working on projects, learning, growing, spending time with my girls, and getting back into a routine that makes me stronger.

I’m still learning. Still improving. Still showing up.

This is just the beginning. #PropertyInvestor
#PropertyDevelopment
#PropertyUK
#Architecture
#PlanningPermission
#HomeDesign
#PropertyJourney
#WomenInBusiness
#BusinessGrowth
#BehindTheScenes
#SmallBusinessUK
#EntrepreneurLife
#KeepGoing
#DreamBig by @arcandestates

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4 months ago

Mindset Builders Live - 25th April 2026
Bringing Entrepreneurs into one room to connect and share what they are building. Networking, short business spotlights and a really strong room of entrepreneurs. You want to be in this room. Set a goal, make a plan. by @arcandestates

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6 months ago

Just a mum… apparently 😌

Designing buildings.
Finding BRRR deals.
Talking Dubai investments.
Cooking good food.
Gym
Fixing things myself.
Raising 4 girls.
Praying through it all.

Casual really 😂🏡✨ by @arcandestates

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8 months ago

Most BRRR deals don’t fail at purchase.
They fail at the refurb.

And not because investors are careless
but because refurb is treated like decorating.

Paint and carpets are the easy bit.
Electrics, plumbing, fire safety, compliance and time… that’s where profit is made or lost.

This episode breaks down how I actually look at refurb costs before a deal stacks plus a few real-life interruptions from my smallest office assistant 🤍

If you’re serious about BRRR, this stage deserves more attention than it gets. #BRRR
#PropertyInvestingUK
#PropertyInvestors
#HMOInvesting
#PropertyDevelopment
#UKProperty
#InvestorMindset
#PropertyEducation
#WomenInProperty by @arcandestates

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9 months ago