With domestic tourism on the rise and more visitors choosing to explore Wales’ beautiful coast and countryside, owning a holiday let has never been more appealing.
The country’s beautiful coastline, mountain landscapes, and characterful towns make it an attractive place for investors, but before you list your property, you need to understand holiday let planning permission in Wales.
Planning rules vary across local authorities, and in some areas, you may need formal permission to operate legally. Failing to check can lead to enforcement action, penalties, or restrictions on future use.
Doing your research early, speaking with planning officers, and staying up to date with Welsh Government changes will protect your investment from the start.
In this guide, we’ll take you through what you need to know about planning permission in Wales…
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What is a Holiday Let?
A holiday let is a furnished property rented to guests for short periods — usually from one night to a few weeks.
In Wales, holiday lets are treated differently from standard residential homes, which means the planning, tax, and licensing rules can be very different.
For a full overview of wider regulations, take a look at our guide A Comprehensive Guide to Holiday Let Regulations in Wales.
Do You Need Planning Permission for a Holiday Let in Wales?
Planning permission requirements depend on where your property is located, how often it will be used, and whether it is your main home.
Even if you’re letting on a small scale, it’s important to check with your local authority first.
Change of Use
If you’re converting a residential home into a dedicated short-term holiday let, you may need planning permission due to a change of use.
Local authorities assess each case individually. They may consider:
- How often the property is let
- Guest turnover (e.g., new guests every few days)
- Impact on neighbours, including noise, parking pressure, and waste
- Whether the property is your main residence
- Local housing pressures, especially in tourist hotspots
Some councils take the view that heavy short-term letting is effectively a commercial activity. This can trigger the need for permission even if the property looks like a standard home.
For more on choosing the right property and understanding long-term investment potential, see Are Holiday Lets in South Wales a Good Investment?
Top Tip:
If you’re purchasing a property with the intention of letting it immediately, ask the estate agent or solicitor whether planning permissions have been previously granted. This can save months of uncertainty.
New Planning Rules in Wales (from 2022)
In 2022, the Welsh Government introduced new powers allowing councils to control short-term lets more closely.
New Use Classes
Wales now has three property use classes:
C3 – Primary residence
C5 – Second home
C6 – Short-term holiday let
If your property moves between these classes – for example, from C3 to C6 — you may require planning permission.
Please Note: This applies even if you’re not making physical alterations to the building. The change in use alone can trigger permission.
Article 4 Directions
Councils in Wales now have the power to issue Article 4 Directions that restrict permitted development rights.
This means you must apply for planning permission when switching between use classes.
Article 4 Directions are becoming increasingly common in:
- Pembrokeshire
- Swansea
- The Brecon Beacons (Bannau Brycheiniog)
- High-tourism coastal areas
For a deeper look at how these rules work, visit A Comprehensive Guide to Holiday Let Regulations in Wales.
Top Tip:
Check your local authority’s website for Article 4 areas before purchasing a property. This is especially important near national parks, conservation areas, and waterfront locations.
Licensing and Council Tax Implications
Although not the same as planning permission, these rules affect how your holiday let is classified and how much you pay.
The 182-Day Rule
To qualify for business rates, holiday lets in Wales must:
- Be available to let for 252 days per year
- Be let for at least 182 days per year
If the property doesn’t meet these thresholds, it falls under council tax, potentially with premium charges in high-demand areas.
Please Note: Many coastal locations in Wales apply higher council tax rates to second homes. Failing to meet the letting thresholds could increase your annual costs significantly.
Upcoming Licensing Scheme in Wales
The Welsh Government is planning a new national scheme that will require all holiday accommodation to register and meet specific safety standards.
While this isn’t planning-related, it will become an essential legal requirement for owners.
For an in-depth look at the tax implications and recent changes affecting holiday lets in Wales, consult the Complete Guide to Holiday Let Tax in Wales.
How to Apply for Planning Permission
If you think you may need planning permission, the first step is to contact your local planning authority.
Here’s how the process usually works:
- Prepare your application via the Planning Portal or your council’s website.
- Submit detailed information, including: Intended use, guest capacity, parking and access, noise mitigation and waste management.
- Wait for your decision, usually within 8 weeks.
- Respond quickly if the council requests extra details.
For guidance on purchasing a holiday let and understanding the associated legal considerations, see A Guide to Buying a Holiday Let in South Wales.
Top Tip:
If your property is in a sensitive area or local housing is under pressure, include details on how your business will operate responsibly. This can improve approval chances.
Tips for a Smooth Planning Process
Do Your Research Early
Understanding your local policy before buying or converting a property can save time and avoid costly mistakes.
Speak to a Planning Consultant
This is recommended for:
- Conservation areas
- National parks
- Properties in Article 4 zones
- Complex use changes
Engage with the Community
Positive relationships with neighbours can reduce objections and speed up approval.
For strategies on running a successful holiday let business, including marketing tips and enhancing guest experiences, refer to A Guide to Running a Successful Holiday Let Business in South Wales.
FAQ: Holiday Let Planning Permission in Wales
1. Do I need planning permission for a holiday let in Wales?
It depends on how often you let your property and whether your local council has introduced Article 4 Directions or use class restrictions.
2. What is the new C6 class?
C6 is the new use class for short-term holiday lets in Wales. Changing into this class may require planning permission.
3. Does the 182-day rule affect planning permission?
No — it affects whether your property falls under business rates or council tax, not planning.
4. Do national park properties need extra permission?
Often yes. Areas like Pembrokeshire Coast and the Brecon Beacons have stricter policies.
5. Can I run a holiday let from my main home?
Sometimes, yes — but heavy letting may trigger a “material change of use,” requiring planning permission.
How Can We Help?
The rules around holiday let planning permission in Wales are changing quickly, and it’s vital to stay informed before making decisions.
Our expert team can help you understand:
- Whether your property needs planning permission
- How new Welsh use classes affect you
- Tax implications and licensing requirements
- Steps to convert your home into a compliant holiday let
For a comprehensive understanding of the rules and regulations, including health and safety requirements, visit Our Ultimate Guide: Rules and Regulations in Holiday Lets.
To talk to one of our holiday letting experts, who can explain what planning permission you need, complete the form below to request contact from our team. You’ll also receive a copy of our FREE Owner 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.
As a holiday letting owner you are responsible for compliance with health & safety laws, regulations and guidance, and for having suitable insurances in place (not Sykes Holiday Cottages or its brands). From time to time, Sykes shares information with you on the topic of health and safety and insurance. When it does so, it is not providing you with advice (legal, financial, tax or otherwise); please seek your own as you see fit. In addition, it is not making any representations or warranties about the information being complete or free from errors or inaccuracies. Sykes shall not be liable for any loss or damage arising under or in connection with your reliance on it.
