Do I need planning permission to run my house as a holiday let?

It depends on scale, intensity and local policy. Occasional letting of a home may not constitute a material change of use; full-time commercial letting in an area with a restrictive policy is a different matter. It is worth establishing before you invest in the fit-out.

What is a principal residence policy?

A neighbourhood plan policy requiring new dwellings to be occupied as the occupant's sole or main residence, typically secured by condition or legal agreement. Several Cornish coastal towns have adopted one.

Can I convert a shop to a flat?

Sometimes under a prior approval route, subject to qualifying conditions including use history and residential standards. Where those are not met, a full application is required and the loss of commercial floorspace becomes a policy issue.

Does building regulations approval apply too?

Yes — a change of use triggers requirements for fire safety, sound insulation, ventilation and energy performance, and those often drive more cost than the planning side.

Consent · Cornwall

Change of use in Cornwall — the application where local policy matters more than national rules

Cornwall's planning policy on second homes and holiday accommodation is more restrictive than most of England, and it varies town by town through neighbourhood plans. Anyone assuming a national permitted change applies here should check the local plan and the relevant neighbourhood plan first — that order, every time.

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Where the local policy bites

Several Cornish neighbourhood plans include principal residence policies, requiring new dwellings to be occupied as someone's main home. Others restrict the loss of full-time housing to holiday use. These policies are the deciding factor in coastal towns far more often than design is.

Common change of use routes

The mechanics differ substantially depending on what you are moving from and to.

Dwelling to holiday let — may be a material change of use depending on scale, intensity and local policy
Commercial to residential — some routes fall under prior approval, subject to conditions on floor space, use history and residential standards
Agricultural to residential — Class Q or a full application, as covered in our barn conversion guide
Annexe to independent dwelling — a common application, and one that turns on whether the unit can genuinely function independently

What a good application contains

Accurate existing and proposed drawings, evidence of the lawful current use, and a statement addressing the specific local policies by name. Applications that ignore the neighbourhood plan get refused by reference to it.

Frequently asked

Straight answers.

Do I need planning permission to run my house as a holiday let?: It depends on scale, intensity and local policy. Occasional letting of a home may not constitute a material change of use; full-time commercial letting in an area with a restrictive policy is a different matter. It is worth establishing before you invest in the fit-out.
What is a principal residence policy?: A neighbourhood plan policy requiring new dwellings to be occupied as the occupant's sole or main residence, typically secured by condition or legal agreement. Several Cornish coastal towns have adopted one.
Can I convert a shop to a flat?: Sometimes under a prior approval route, subject to qualifying conditions including use history and residential standards. Where those are not met, a full application is required and the loss of commercial floorspace becomes a policy issue.
Does building regulations approval apply too?: Yes — a change of use triggers requirements for fire safety, sound insulation, ventilation and energy performance, and those often drive more cost than the planning side.

Considering a change of use?

Tell us the property and the intended use — we will check the local and neighbourhood policy position first.

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