# What planning use class is a guest house or bed and breakfast?

Canonical source: https://rivermarkproperty.com/guides/planning-use-classes/guest-house/

A guest house or boarding house in England generally falls within Class C1 where no significant element of care is provided.

## The detail.

The facts of the operation matter. A small bed and breakfast run from a home may require a different assessment depending on its scale and character.

This guidance applies to England. The lawful use, conditions, any proposed works and the facts of the operation should be checked for each property.

## What to check.

-   Describe the number of guests, the operator’s occupation and the pattern of use to the local planning authority or an adviser.
-   Check the property’s planning history and any restrictions.

A planning adviser or the local planning authority can advise on the specific property and proposal.

## Sources.

-   [Planning Portal: use classes in England](https://www.planningportal.co.uk/permission/common-projects/change-of-use/use-classes/)
-   [GOV.UK: when is permission required?](https://www.gov.uk/guidance/when-is-permission-required)

Sources reviewed 6 November 2026. General information, not a planning opinion.

## Related questions.

-   [What planning use class is a hotel?](https://rivermarkproperty.com/guides/planning-use-classes/hotel/)
-   [What are Class C planning uses?](https://rivermarkproperty.com/guides/planning-use-classes/class-c/)
-   [What planning use class is a care home?](https://rivermarkproperty.com/guides/planning-use-classes/care-home/)

[See all planning use class guides](https://rivermarkproperty.com/guides/planning-use-classes/)

## How Rivermark can help.

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- [Explore our hotel property service](https://rivermarkproperty.com/audiences/hospitality-hotel-operators/)
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