Coast & Country Cottages

Holiday Let Planning Permission

Janine de Lange

As the self-catering market continues to grow, there’s an increased demand for self-catering holiday accommodation, so it’s no wonder why owners of land and unused buildings are looking to diversify into holiday letting. Before doing so, it’s key to understand the importance of holiday let planning permission. 

Whether you’re hoping to erect shepherds huts and glamping pods or build a luxury barn conversion, read our holiday let planning permission guide for our top tips and considerations.

Holiday let planning permission | Quicklinks

Use the quick links below to read about a particular subject on holiday let planning permission, or continue reading for our full guide:

What is holiday let planning permission?

Holiday let planning permission is the process to which legal consent is given to holiday home owners to:

In order to do any of the above, it’s your responsibility to find out from your local authorities whether you do, or don’t need planning permission for your holiday let.

There are specific restrictions that apply to certain types of structures and how the building will be used.

Submitting a request for planning permission allows local authorities to determine whether or not to grant permission in accordance with the National Planning Policy Framework (NPPF).

If granted, it is usually in the form of a building license with details of the proposed plan.

If you have any queries about your situation, the first thing you need to do is contact your planning authority, or for more information, read the official government guide to planning permission.

Do I need planning permission for a holiday let?

This depends on a few factors, so take a read of the following considerations…

Planning for your existing holiday let business

Letting an existing holiday property does not require planning permission, since there is no change of use, provided that you don’t intend to make any physical changes to the property.

Planning permission for a new holiday let business

If you’re thinking of holiday letting your home for the first time, converting an outbuilding or building a property on unused land, you will need to check the following:

  • The planning use class of your property
  • Commercial letting clauses
  • Mortgage letting restrictions

Generally, planning permission is not needed when the existing and the proposed property use fall within the same ‘use class’.

However, if it does, the size and class of your house will determine whether you have to apply for planning permission.

How to find the existing use and planning class of a property

The class of your property will determine whether you have to apply for a change. If you need to change classes, then this will require planning permission and an application for a change of use.

Planning use classes are the framework which determine what a property may be used for. Finding out the existing use and planning class of your property is fairly straightforward.

To do so, you will need to contact your local planning authority, who you can find details for on the Planning Portal website.

Do I need planning permission to convert outbuildings into holiday lets?

The type of permission required can be dependent on what sort of holiday let you are considering building, such as…

Agricultural barn conversions

Many farms across the UK have old or unused barns in the beautiful countryside – perfect for converting into holiday homes and generating an additional source of income. Converting existing barns, stables or sheds and optimising these structures is a popular choice. The good news is, that with the new ‘Class Q permitted development’ regulation, you may not have to go through the full planning permission process.

Read our Q&A with the owners of Butterwell Barn, an award-winning barn conversion near Dartmouth, for inspiration on how you can start a successful holiday letting business on your working farm.

Planning permission for lodges and log cabins

Over the last few years, lodges and log cabins have become an increasingly popular way to spend a holiday. The use of the structure as a holiday let will require full planning permission. If your intention is to convert a space into a permanent lodge or log cabin, then planning permission and a change of use will be required.

To find out if your project will need planning permission, contact your local planning authority (LPA) or follow the government guidance on when permission is required.

For a detailed look in to the benefits of farm diversification, read our informative Q&A with local estate agent, Luscombe Maye.

Planning permission for Glamping pods, Shepherd Huts and Yurts

The glamping trend has soared in recent years with bookings for shepherd’s huts and yurts up by 46% compared to 2021 and 94% compared to 2019.

Glamping pods, Shepherds Huts and Yurts installed for the purpose of letting out to guests will require you to apply for full planning permission. Even if the glamping pods or tents are only going to be used for short term holiday letting, and even if they aren’t permanent, you will still need to go through the same process of obtaining planning permission.

Can I use my annex as a holiday let?

Renovating unused buildings can be a great investment opportunity. If you have an existing outbuilding such as a garage, shed or annex that you intend to convert into a holiday let, you will require planning permission for any modifications made. You will also need to apply for change of use for the building.

What are permitted development rights?

There are some instances when you can perform certain types of work without needing to apply for planning permission. These are referred to as ‘permitted development rights’.

These rules allow you to extend or alter a holiday home without needing to apply for planning permission, as long as long as the property receives building regulations approval.

However, if qualified tradesmen are carrying out work for you, you will not need to get approval as long as they are registered with a competent person scheme.

What is allowed under permitted development rights?

Under permitted development, certain types of extensions and alterations to an existing property are permitted. Examples of what is permitted include:

  • Internal alterations
  • Converting a loft space
  • Adding rooflights or dormer windows
  • Building an extension

The extent to which you will be able to extend or alter your property, without the requirement for full planning permission, is dependent on a number of factors. Permitted development rights are updated regularly, so ask your local planning authority (LPA) for the latest details.

It is important to note that listed buildings have restricted development rights, as well as designated areas of the country including:

  • Conservation Areas
  • National Parks
  • Area of Outstanding Natural Beauty (AONB)
  • World Heritage Sites

You should always contact your local planning authority and discuss your proposal before any work begins. They will be able to inform you of any reason why the development may not be permitted and if you need to apply for planning permission for all, or part of, the work.

For more information, click here to read the official government guide on permitted development rights and changes to the use classes order.

Stages of planning applications

The planning application process is determined by legislation and designed to allow the input of experts and interested parties into the decision-making process.

1. Contact the local planning department

Approach your local council for an initial conversation to seek advice on whether you need planning permission and what steps you should take.

2. Seek advice

It’s important to get information and guidance from a planning authority or trade expert, such as an architect, who will be able to advise on your planning project.

It’s worth seeking advice on whether your proposal is likely to be approved or not, so that you can make changes to ensure your application has the best chance of success.

This is also a great time to speak to your local holiday letting agency, who can offer investment advice and give you invaluable insights into potential booking levels and subsequent income. Here at Coast & Country Cottages, our New Property team are on-hand to offer advice to South Devon holiday home owners through every stage of letting.

With years of experience, our expert team knows exactly what makes a successful holiday letting business.

3. Apply online

Apply for your planning permission via the Planning Portal from your Local Planning Authority.

4. Submit your application

Submit your application with the necessary supporting documents and pay the correct fee.

How long does it take to get a decision on a planning application?

Once a planning application has been validated, the local planning authority should make a decision on the proposal as quickly as possible, and within the statutory time limits of eight weeks. 

Once planning permission is granted it is valid for up to three years. If you haven’t carried out the work within that time, you will have to re-apply.

How much does a planning application cost?

The cost of an application varies according to the type of planning you are applying for.

Change of use fee: The amount charged to update the ‘change of use’ to a property can cost £96.00.

Full planning application fee: A full planning application for conversions and building works may be up to £462.00.

It’s advisable to visit the government website to find out what fee you can expect to pay.

What could affect the granting of holiday let planning permission?

There are many factors which could impact the granting of planning permission. Many of these can be specific to the area and unique to that local authority. Some of the common reasons are:

  • Having plans rejected by the planning authority because of errors in your application
  • Difficulty getting permission for listed buildings and homes in conservation areas
  • The time and expense of additional surveys
  • Objections from neighbours

There’s a myriad of elements to consider when applying for holiday let planning permission, so it’s best to seek advice from experts.

Each local authority will have their own set of rules and regulations, so it is important that before you embark on any project, you seek the appropriate advice.

Whether you are considering investing in a holiday let in South Devon, or you need more information on how to start a successful holiday let business, call 01548 843773 (option 2) to chat to a member of our locally based team who will be able to help. Alternatively, click here to order a copy of our free Owners Guide.

Whether you are considering letting your holiday home, or you already have a holiday letting business, the following owner guides may be useful to you:

Click here to request your free Owners Guide

Please Note: The information contained in this article was accurate at the time of writing, based on our research. Rules, criteria and regulations change all the time, so please contact our prospective new owner team if you’d like to hear how. Nothing in this article constitutes the giving of financial, tax or legal advice to you; please consult your own professional advisor (accountant, lawyer etc). in this regard. If we have referred within the article to a third-party provider of unregulated holiday let mortgages, this is due to the fact that such mortgages aren’t currently regulated by the FCA. 

As a helpful reminder, your home may be repossessed if you do not keep up repayments on a mortgage, so again anything you decide to do in this particular area this is one on which you should take your own professional advice on too, as we aren’t providing and can’t provide you with this.