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.
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.
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.
If Article 4 is introduced, Bath hosts could be impacted in several serious ways:
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.
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.
Even now, many Georgian conversions already ban STLs.
Under Article 4, enforcement becomes stricter and more common.
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
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
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
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
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
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
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
Highly likely - especially in central and heritage zones.
No, but hosts may need to show proof of operation to retain their rights.
The Abbey Quarter, Pulteney Bridge, Kingsmead, and Walcot.
Yes - Bath’s heritage status is a major factor pushing for tighter regulation.
Yes - existing approved STLs may become more valuable and face less competition.
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.