STR Planning Tool
Short-term let planning permission checker
Turn city, usage, nights per year, and property details into a quick planning permission signal. Built from published council guidance and the London 90-night rule so you can brief clients before you draw.
Inputs
Set your property details
Let type
Nights per year
Primary residence
Property type
Result
Planning permission signal
Outcome
Planning permission not typically required
London
Your scenario aligns with common exemptions like London’s 90-night cap or room-only home sharing.
Why this result
- London has a published 90-night annual cap for whole-home short lets.
- Whole-home letting for 60 nights per year.
- Primary residence remains occupied.
- Flats often face tighter management rules.
Relevant guidance
Helpful reminder
Always confirm with the local planning authority. Lease terms, building management rules, and licensing schemes can apply even when planning permission is not typically required.
Rules engine spec
Inputs
- City or local planning authority
- Whole-home vs room-only letting
- Nights per year
- Primary residence (yes/no)
- Dwelling type (flat or house)
Rules engine spec
Outputs
- Planning permission likely
- Planning permission possible
- Planning permission not typically required
Rules engine spec
Decision logic
- London whole-home lets above 90 nights = likely planning permission.
- London whole-home lets at or below 90 nights = not typically required.
- Outside London = case-by-case material change of use (usually possible).
- Room-only lets in a primary home = usually not typically required.
Coverage snapshot
Top English cities and published notes
We maintain published references where available and keep the rest aligned to the national “material change of use” guidance.
Birmingham
No citywide cap published; assessed as material change of use.
Leeds
No London-style cap; change-of-use rules apply.
Liverpool
Material change of use assessed case-by-case.
Bristol
Material change of use assessed case-by-case.
Newcastle upon Tyne
Material change of use assessed case-by-case.
Nottingham
Material change of use assessed case-by-case.
Leicester
Material change of use assessed case-by-case.
Coventry
Material change of use assessed case-by-case.
Bradford
Material change of use assessed case-by-case.
Stoke-on-Trent
Material change of use assessed case-by-case.
Wolverhampton
Material change of use assessed case-by-case.
Southampton
Material change of use assessed case-by-case.
Portsmouth
Material change of use assessed case-by-case.
Plymouth
Material change of use assessed case-by-case.
Derby
Material change of use assessed case-by-case.