Do You Need Planning Permission for a Holiday Let in North Wales?

The rise in staycations has made holiday lets an attractive investment, especially in beautiful regions like North Wales. But before you welcome your first guests, there’s one key question to answer: Do you need planning permission for a holiday let?

The answer? It depends. Your property’s location, how it’s used, and local council policies—particularly in Gwynedd—can all play a role. Whether you’re planning to convert a cosy stone barn, add a glamping pod to your field, or start letting your existing property to guests, here’s what you need to know—especially if you’re in areas like Gwynedd, where the rules have recently changed.

Carry on reading for a complete guide to planning permission in North Wales…

What is Holiday Let Planning Permission?

Planning permission is a legal requirement, and is the council’s way of making sure what you’re doing fits in with the local area.

You might need it if:

• You’re turning your home into a short-term holiday let
• You’re converting a barn or building into guest accommodation
• You’re putting up glamping pods, shepherd’s huts or lodges
• You’re making big changes to the structure of a property

It’s not always a no-go—just a process to go through. And the sooner you know where you stand, the smoother things go.

When Do You Need Planning Permission for a Holiday Let?

In short: if you’re making big changes to a property—or how it’s used—there’s a good chance you’ll need planning permission. Here’s how that plays out in the real world. Let’s break it down based on common scenarios:

1.  Converting Existing Buildings (Barns, Outbuildings, Old Shops…)

Thinking of turning a barn, garage or outbuilding into a cosy holiday cottage? Lovely idea—but you’ll almost certainly need permission first.

Why? Because changing the use of a building from something like residential or agricultural to short-term holiday letting usually counts as a “material change of use”—and that means you need the green light from your local council.

A few key things to keep in mind:

• Structural changes: If you’re knocking down walls, adding extensions or changing the roofline, you’ll need permission.
• Article 4 in Gwynedd: Even straightforward conversions now require full planning permission in Gwynedd. This is to help balance tourism with the need for local housing.
• Listed buildings & conservation areas: Got a property with character? You might also need Listed Building Consent or conservation approvals to keep its charm protected.

2. Setting Up Glamping Sites and Shepherd’s Huts

Glamping’s all the rage right now—and for good reason. But before you roll in a shepherd’s hut or install a pod, make sure you’re clued up on the rules.

Even though they might seem “temporary,” most councils treat these structures as permanent holiday accommodation—especially if they’re connected to water, power or used all year round.

Here’s what to consider:

• Change of use: If you’re turning farmland or open countryside into tourist accommodation, you’ll need to apply.
• Services & infrastructure: Planning permission is likely if you’re adding plumbing, drainage or electric hook-ups.
• Protected landscapes: If your land is in an Area of Outstanding Natural Beauty (AONB) like Snowdonia, expect tougher restrictions to help preserve the scenery.

3. Building Log Cabins and Lodges

Whether it’s a rustic timber lodge or a luxury log cabin, these types of builds are classed as permanent structures—which means planning permission is almost always required.

Local authorities will look at the whole picture before giving you the go-ahead:

• Full planning permission: A must for most cabin or lodge builds.
• Site access & services: Things like waste management, water supply and road access will all be assessed.
• Environmental impact: Building near rivers, woodland or wildlife habitats? You may need an Environmental Impact Assessment too.

Head to our Guide on Farm Diversification for more in-depth information about setting up this kind of business.

Exemption Certificates for Holiday Lets

For certain projects, you may be able to apply for an Exemption Certificate. These allow some developments to bypass full planning permission under specific circumstances, such as:

Existing Holiday Let Use

• Properties already operating as a holiday let before Article 4 came into effect may qualify for an exemption. Evidence, such as historical bookings or council tax records showing business rates instead of residential rates, is usually required.

Proven Community or Economic Benefit

• Projects that demonstrate significant benefits to the local economy, such as job creation, sustainable tourism, or support for local businesses, may be eligible for consideration.

Minor Modifications

• Small-scale changes, such as minor structural modifications or temporary uses, might not trigger the full extent of Article 4 regulations.

Planning Permission FAQ’s

❓ Do I need planning permission for every holiday let in Wales?

Not always, but it’s becoming more common—especially in Gwynedd and protected areas. If in doubt, always check with the council before making any changes.

❓ What’s Article 4 and why does it matter?

It’s a planning rule that removes automatic permissions. In places like Gwynedd, it means you can’t convert a home into a holiday let without making a full planning application.

❓ Can I put glamping pods in my field?

Possibly—but they’ll almost always need planning permission, especially if they’re connected to water, electricity or are staying up year-round.

❓ What if I skip the permission bit?

We wouldn’t recommend it. You could face legal action, be told to shut down, or even undo your hard work.

❓ Who can help me figure all this out?

That’s where we come in. At Menai Holiday Cottages, we know the ins and outs of planning permission in North Wales—and we work with local experts who can guide you through every step.

Tips for a Successful Holiday Let Planning Application

1. Engage Early
   Contact the local planning authority to understand specific requirements in your area.
2. Provide Evidence
   Demonstrate how your project benefits the local economy and aligns with sustainability goals.
3. Consult Professionals
   Architects, planning consultants, and environmental surveyors can help ensure your application meets all criteria.
4. Respect Local Needs
   Consider how your holiday let complements the community, particularly in areas impacted by housing shortages or over-tourism.

Make a Plan Before You Let

Holiday letting can be hugely rewarding—but only if you set it up the right way from the start. Planning rules aren’t there to trip you up—they’re designed to help tourism work in balance with the local community.

So whether you’re building from scratch or converting a long-loved family home, do your homework, get advice, and plan ahead.

And if you need a hand?
We’re here to help. At Menai Holiday Cottages, we’ve been working with local owners for over 30 years—and we’re more than happy to point you in the right direction.

Get in touch for expert advice on setting up a holiday let in North Wales, from planning permission to property prep and everything in between.