Summerhouse - is this a suitable planning category for Airbnb?

[TDB1985]

We have just brought a property, and at the bottom of the garden there is a large summerhouse with a main room and bathroom. Back in 2012, according to the council website, the owners applied for change of use to a beauty therapy room which is how it has stayed until now.

If we were to consider using this for an airbnb, does anyone know what would be the correct planning category for us to change it back to? For example, if we were to change it back to a summerhouse, would we be allowed to rent the summerhouse out via airbnb, or should we be trying for a different category?

We have considered not changing it back at all and just proceeding, but we thought that might cause some issues down the line and it would probably not be worthwhile.

Thanks. TDB.

many councils have rules that you can't rent on AirBnB etc for more than 90 days per year. you'll have to look up what the rules are in your area for 'holiday rental'.

Idk. But I do know if it's brick or stone built and you put a kitchen or even a kitchenette with a full size oven in it, your local council may call it an annexe and slap a band A council tax on it.

Friends of mine fought their local council on this for five years.

PP is right to be wary re Air B and B tho. NY have just thrown a court case out that means renters are massively restricted in the borough. Usually what happens in the states comes this way eventually. I certainly wouldn't want to be sinking good money into doing up an Air B and B in the belief that they won't be clamped down on, anyway.

Appreciate you are not a greedy host buying up houses and pricing locals out, but just be mindful that the goal posts often get moved with these ventures, and owners can be left with very few options.

There must be a forum for air b and b owners somewhere. Maybe MSE?

For the planning application you would just be requesting a change of use from the current commercial use (beauty salon) to an Air B&B .
Your council may have local plan policies and/or restrictions about such changes of use. It might be worth trying to get some pre-planning advice from the council if they offer that service to get an idea of they might support your application. And talk to your neighbours about it so it doesn't come as a shock to them when the application goes in. You can answer their questions and also address those concerns in your application submission.

I would have thought you're just applying to change it back to C3 category - private dwellinghouse, and make it clear that it's ancillary accommodation to the main house. As per PP, if it doesn't have a kitchen, make this clear on the application as they will want to know it's not being used as a separate dwelling. I would describe it as 'guest annexe / home office'.

Thanks all. I've set up a pre-application advice session with the council.

The rules for furnished holiday accommodation in the UK are in the process of being updated. New fire regulations and insulation standards are just part of it. Do your research carefully before spending your money!

You might find this interesting

https://www.telegraph.co.uk/money/consumer-affairs/holiday-let-owners-airbnb-measures-fire-safety-crackdown/?fbclid=IwAR0AsWoicW3gcCx7JWnpD6egsSvN2CkTYtIwOLEg8uJDm9L-Yalhn9F5rAAaemAWBcUNJo6w9BedHlQ18HUmOZNiOrLL9b7wWWvtbG7zvdz2F5B84XUuQ76ms-V-ZlpVk

I wonder if it woul be better used as an office space rental? No overnights, no cooking facilities required (apart from a kettle and microwave maybe). That might simplify things, and I reckon you'd get interest.

This would only work if the OP had the AirBnB guests eating etc in her own property.

Renting it out as a separate unit will require PP as it's not being used as ancillary to the main dwelling.