Bath is one of the UK’s most tightly protected heritage cities, and in 2025, short-term rental hosts face growing uncertainty around planning rules - specifically whether Bath & North East Somerset Council (B&NES) will introduce planning permission requirements for Airbnbs through an Article 4 Direction. This matters to every host, investor, and landlord operating in Bath’s historic districts.
In this guide, we answer the question in full: Is planning permission for short-term lets coming to Bath? We break down the evidence, the likely areas affected, and the impact on existing and future hosts.

What Is Planning Permission for Airbnbs - and Why Does It Matter in Bath in 2025?

Planning permission for a short-term let means that a homeowner must apply to change a property’s use from standard residential (C3) to either:

• a commercial use (Sui Generis), or

• a new short-let planning category (currently proposed nationally)

Bath is uniquely affected because:

• Over 70% of central Bath falls within conservation or listed building zones.

• The city has severe pressure on long-term rental supply.

• Tourism density is higher than in most comparable UK cities.

This combination makes Bath one of the most likely locations to adopt stricter planning controls.

What Are the Key Indicators That Bath May Require Planning Permission?

Here are the Bath-specific signals pointing towards future planning controls:

• Article 4 Discussions Already in Motion: Council papers from 2023–2024 identified Bath’s central wards as “high risk” for short-let saturation.

• Heritage Protections Increasing: B&NES is under pressure from national heritage bodies to limit commercial conversions in Georgian terraces.

• Evidence Gathering Has Begun: The council has been mapping STL density around the Abbey Quarter, Walcot, and Kingsmead.

• National Policy Shift: The UK Government is enabling councils to impose Article 4 Directions more easily in areas with housing pressure.

• Community Complaints Rising: Noise, waste, and over-tourism complaints in Kingsmead Square and Walcot are pushing councillors to act.

• Leasehold Enforcements Increasing: Many central Bath leases have already been revised to ban holiday letting - indicating a trend toward tighter control.

Conclusion: While planning permission is not yet required, all signals suggest Bath is preparing the groundwork.

How Would Planning Permission Affect Bath Hosts?

If Article 4 is introduced, Bath hosts could be impacted in several serious ways:

1. New Hosts May Be Blocked Completely

Article 4 removes “permitted development rights.”
This means:

• New Airbnbs in designated zones would require planning permission

• But councils rarely approve these applications effectively creating a freeze in new STLs.

2. Property Valuations Will Change

Homes with established STL rights may:

• Increase in value

• Earn a scarcity premium
  Meanwhile, homes unable to obtain permission may drop in value for investor buyers.

3. Leasehold Flats May Face Stricter Oversight

Even now, many Georgian conversions already ban STLs.
Under Article 4, enforcement becomes stricter and more common.

4. Compliance Requirements Will Rise

If Bath applies planning rules, it may also:

• Demand additional fire-safety upgrades

• Restrict group sizes

• Limit use of outdoor spaces

• Require quiet hours and noise monitoring

Area Breakdown: Where Is Planning Permission Most Likely in Bath?

City Centre (Abbey Quarter, Milsom, Kingsmead)

Where: Centre around Bath Abbey, Roman Baths, Milsom Street.
Why It’s Unique: Densest concentration of STLs; strictest heritage protections.
What to Expect:

• Highest likelihood of Article 4 restrictions

• New STLs may be blocked entirely

• Existing hosts must preserve proof of activity

Walcot & London Road Corridor

Where: Stretching north-east from the city centre.
Why It’s Unique: High number of small flats and townhouse conversions.
What to Expect:

• Noise and waste complaints are common

• Likely to be included in controlled zones

Bathwick & Great Pulteney Street

Where: East of the city centre, Georgian boulevards.
Why It’s Unique: Grade I and II listed buildings dominate.
What to Expect:

• Planning restrictions almost certain

• Even existing hosts may face enhanced conservation oversight

Bear Flat

Where: Up Wells Road, 10–12 minutes from the centre.
Why It’s Unique: Popular with longer-stay families and business travellers.
What to Expect:

• Less saturated than central Bath

• Lower risk of Article 4, but not immune

Larkhall

Where: North-east Bath, residential village feel.
Why It’s Unique: Lower density of STLs.
What to Expect:

• Unlikely to be included in initial Article 4 zones

• Good area for long-stay STLs

Oldfield Park

Where: South-west Bath, near Moorland Road.
Why It’s Unique: Popular for mid-term stays rather than holidays.
What to Expect:

• Least likely to face planning restrictions

• Strong future potential for mid-term furnished lets

FAQs 

1. Will Bath introduce Article 4 rules for Airbnbs in 2025?

Highly likely - especially in central and heritage zones.

2. Will existing Bath Airbnbs be banned if Article 4 arrives?

No, but hosts may need to show proof of operation to retain their rights.

3. Which Bath neighbourhoods are most at risk?

The Abbey Quarter, Pulteney Bridge, Kingsmead, and Walcot.

4. Do listed buildings make Article 4 more likely?

Yes - Bath’s heritage status is a major factor pushing for tighter regulation.

5. Will planning permission affect income potential?

Yes - existing approved STLs may become more valuable and face less competition.

Conclusion

Bath is one of the UK cities most likely to introduce planning permission requirements for short-term lets, driven by heritage protections, community pressure, and new national legislation. While nothing is confirmed yet, the signals are clear: hosts - especially those in central Bath - should prepare for Article 4 and document their STL history now.

With extensive experience managing properties through shifts in licensing, planning rules, and local compliance frameworks across the UK, Pass the Keys Bath is a reliable partner for navigating the changing regulatory landscape. For hosts who need to stay compliant, maximise bookings, and ensure smooth guest management, Pass the Keys Bath provides expert, on-the-ground support.