Holidays in the UK, especially Cornwall are extremely popular and more people are investing in holiday lets which comes with questions like, can I build a holiday let in my garden? The answer is: It depends on what you’re planning to put in the space and how big the garden is. Find out if you can make a second income by letting out a holiday unit in your garden below.
Planning Permission
Unique homes in gardens usually don’t require planning permission if they fall under the Class E permitted development rules although pre-approved planning permission as long as your unit is built adhering to limited conditions such as
- That the garden room is no higher than 2.5m from the bottom of the building to the top of the roof (if within 2m of boundary)
- That you do not take up more than 50% of your garden area with this or any other buildings
- It is not to be used for permanent living or sleeping accommodation
- If it can be easily removed, ie a safari tent or shepherd’s hut
We can help with the development depending on the location. We can also recommend what to include at the holiday let therefore with that information you can plan, out-size, design and budget then information and liaise with the correct council department.
Building a Holiday Let in your Garden: Top Tips & Advice 3
Cabins & Lodges
Yes, if you’re using a cabin or lodge to rent out as a holiday let then regardless of the garden or land size you need planning permission. For personal use outdoor huts, gazebos, or custom log cabins should not exceed fifty percent of the available space. This adherence to the rule eliminates the necessity for planning permission for your log cabins.
Shepherd’s Hut
Yes, in simple terms, the shepherd’s hut requires planning permission if it’s being used as a holiday let. This is due to changes in the use of the land where the hut is situated.
Yurts
If you’re using a Yurt for your own personal use then No. However if you’re planning to rent out your Yurt either through a holiday letting agent or Airbnb, or any other 3rd party booking platforms, you will need planning permission.
Building a Holiday Let in your Garden: Top Tips & Advice 4
Shipping Containers
If you’re planning on styling and designing a shipping container as a unique home in your garden, and renting it out as a holiday let, yes you will need planning permission from your local council. If you’re just using this as a personal project then it should not exceed more than 50% of your garden space but always check with your local council first.
Annex
Given the appropriate permissions and proper setup, you can convert any annex or outbuilding into a holiday let as long as you inform the council, so they can ensure the appropriate regulations have been followed.
Treehouses
Yes, treehouses will always need planning permission as they can obstruct the views from neighbouring properties. This is because they’re relatively new in the industry and non-movable structures.
What if my planning permission is rejected?
There are diverse factors that might lead to the rejection of your request for planning permission, with some reasons being specific to local authorities. However, common grounds for rejection include:
Location Constraints
If the land falls within a Green Belt, National Park, Area of Outstanding Natural Beauty, or Heritage site.
Listed Properties
Approval may be affected if a property on the land is listed. If the potential holiday let’s revenue is intended to support repairs of a listed building, it’s advisable to highlight this in your application.
Local and Neighbourhood Plans
Communities create these plans to control local development. If your project suits their vision, you may not need planning permission.
In the event that your planning permission application is denied, you have a three-month window, or six months for developers, to initiate an appeal. The planning authority will guide you on the appeal process, this may involve written submissions, an informal hearing (typically for projects of significant public interest), or a public inquiry (reserved for major developments). Most homeowners will opt for a written planning appeal. The local authority will also provide the grounds for the application’s rejection. It’s advisable to inquire whether submitting a revised plan could enhance the chances of approval.
Building Regulations
Constructing small detached structures in your garden, such as a garden shed, garden room, or summerhouse, typically doesn’t fall under Building Regulations, except for Part P, which pertains to electrical works. If the internal floor area is less than 15 square metres and does not include sleeping accommodation, Building Regulations are generally not applicable.
For internal floor areas ranging from 15 to 30 square metres, you usually won’t need building regulations approval. If the structure lacks sleeping accommodations and is either at least one metre from any boundary, or primarily constructed with non-combustible materials.
Given the specific use of the garden room, seeking building regulations advice and obtaining a certificate is essential. Compliance with Building Regulations involves adherence to:
- Part A: Ensuring structural integrity, considering dead loads, imposed loads, and wind loads.
- Part L: Addressing insulation qualities of walls, roof, floor, doors, and windows, with stricter fabric U-Values for England and Wales introduced in April 2014.
- Part P: Applicable for electrical works in garden buildings, requiring notification to the Local Authority. Self-certification by a registered Electrical Installer is possible, using a BS7671 electrical installation certificate for each job, with a copy provided to the householder.
What is the Caravan Act and how will it affect your garden structure?
According to the Caravan Planning Act, planning permission is not required if the structure is mobile. However, if the intention is for business purposes, full planning permission becomes necessary.
Opting for a mobile structure offers significant flexibility. These annexes, costing approximately £30,000, are available in various layouts and sizes, (including shepherd’s huts) commonly featuring living spaces, kitchens, bedrooms, and bathrooms. Equipped with groundwork, heating, and internet, they can still fall within the exemption from planning permission under the caravan act.
In England and Cornwall, the maximum dimensions permitted under the act are 6.8 metres in depth, 20 metres in length, and 3.05 metres in height. In Scotland and Northern Ireland, the maximum dimensions are 18.2 metres in length, 6.09 metres in depth, and 3.04 metres in height.
This option is ideal for those uncertain about committing to a business. You can purchase and build the structure without planning permission and later apply for it if, you decide to proceed with a holiday let business. Similarly, if you choose to cease your holiday let business, the entire structure can be sold and relocated intact.
Funding & Grants
Numerous funding opportunities have emerged to support individuals in rural areas seeking to diversify and grow their businesses. These diverse forms of financial support cater to the unique needs of rural entrepreneurs aiming to expand and diversify their ventures. From grants and subsidies to low-interest loans and community development programs, a range of funding options exists to foster economic development and sustainability in rural communities.
Rural Development Programme for England
For projects that create jobs, help your business to grow and benefit the rural community you can apply for LEADER funding. You can visit the government website to find out more about this and if it could help you and your holiday let business.
Finding the right tradesmen
After initiating the steps outlined above, the next crucial phase involves securing skilled tradesmen to handle internal tasks such as electrics, heating, and plumbing. While many garden room companies provide a standard heating and electrical package with each build, transforming your space into a holiday let demands meticulous attention to regulations such as Fire Risk and electrical certificates. Essential to meet the strict compliance regulations of holiday letting.
Key considerations for outfitting your holiday let include:
- Bathroom/Shower Room: Ensuring a comfortable and well-equipped bathing area.
- Toilet: Providing sanitary facilities for the convenience of your guests.
- Kitchenette: Creating a functional kitchen space equipped for basic cooking needs.
- Power Points: Strategically placing power outlets to accommodate electronic devices.
- Lights and Lamps: Establishing a well-lit environment with suitable lighting options.
- Heating (Possibly Air Conditioning): Ensuring climate control for year-round comfort.
- WiFi: Offering reliable internet connectivity to meet the demands of modern travellers.
By carefully addressing these considerations, you enhance the overall guest experience, making your holiday accommodation, an inviting and well-equipped space. Paying attention to these details not only meets regulatory requirements but also contributes to positive reviews and repeat bookings, fostering the success of your holiday let venture.
Holiday Let Insurance
While holiday home insurance isn’t obligatory from a legal standpoint, similar to your essential buildings and contents cover, it comes highly recommended for safeguarding your interests. This specialised insurance serves as a crucial protective layer, shielding both you and your guests from potential damages to the property and its contents.
Beyond the immediate benefits of covering structural damage and stored items, holiday home insurance is particularly relevant if your property remains vacant for more than 30 consecutive days. In such cases, standard home insurance is unlikely to provide adequate coverage, making dedicated holiday home insurance imperative for extended periods of vacancy.
It’s essential to recognise that standard home insurance typically covers a single property. If you own a separate holiday home, obtaining a distinct insurance policy becomes a necessity to ensure comprehensive protection for your additional property.
Building a Holiday Let in your Garden FAQs
Do I need planning permission for Airbnb in my garden?
Yes, for any commercial use in your garden, applying for planning permission is a requisite when constructing a new garden room for Airbnb accommodation or undertaking significant modifications to an existing structure.
Can I rent out a room in my garden?
Yes, although you need to contact the local council to notify them of change and your intentions to use that room in the garden for a business.
How big can a garden room be without permission?
Your holiday let in the garden must not be situated in front of your house. The collective area of the room cannot surpass 50% of the total space surrounding your house. It should be a single-story structure with a height of less than 3 metres, or 4 metres if equipped with a dual-pitched roof. Additionally, the maximum eaves height is restricted to 2.5 metres above ground level.
What is the 2.5 m rule for garden rooms?
Including the roof, you have the flexibility to construct up to 4 metres for a gable design or 3 metres for all other configurations. Nevertheless, if building within 2 metres of the boundary, the overall height of your garden room, inclusive of the roof, must not exceed 2.5 metres without the need for planning permission.
Can I put a shepherd’s hut in my garden?
Yes, you can, although if you intend on using the shepherds hut as a holiday let then you will need the correct planning permission from your local council and adhere to all the rules and regulations they require.
Can I have a static caravan in my garden?
According to planning law, homeowners are allowed to park caravans in their gardens or driveways for an indefinite period, as long as there is no significant change in the use of the land. If you plan on using this as a holiday let then you will need to seek advice and maybe planning permissions from the local council.
What is the 4 year rule for static caravans?
The four year rule is embodied in statute at section 171B of the Town and Country Planning Act 1990. This indicates that if there has been a breach of planning control consisting of building operations no enforcement action may be taken after four years.
