Hello, and welcome to your guide on the new Welsh camping landscape.
Big changes are here for Welsh landowners. The 2026 Class BA rules offer new ways to earn. You can now host campers for up to 60 days. This applies to many parts of Wales. Farmers, pub owners, and hoteliers can all benefit. You must understand the legal details first. We are here to help you navigate this transition.
Understanding the Class BA Shift
The Town and Country Planning Order 2026 changed everything. It introduced Class BA for recreational campsites. This replaced parts of the old 28-day rule. It creates a specific path for temporary camping.
You can now use land for 60 days per year. This is a massive jump from the previous limit. It applies to "eligible land" across Wales. You do not need full planning permission for these days. You do need to follow strict conditions.
The 60-Day vs. 28-Day Split
Check your location before you start. The rules change based on where you are.
Outside designated areas, you get 60 days. This covers most rural farmland. It covers many village-edge sites. Inside National Parks, you are limited to 28 days. This also applies to Areas of Outstanding Natural Beauty (AONBs). World Heritage Sites also keep the 28-day limit.
Identify your zone immediately. Visit your local planning portal. Map your boundaries clearly. Know your limit before you take bookings.
The 100m Buffer: Your Biggest Hurdle
This is the most critical rule for 2026. You cannot camp within 100 metres of a "protected dwelling." A protected dwelling is a house you do not own. It is a house occupied by someone other than the operator.
This rule is a major challenge for pubs. Most village pubs have neighbors nearby. If a house is within 100m, Class BA does not apply. You would need full planning permission instead.
Measure from the boundary of the dwelling. Use a professional mapping tool. Ensure all pitches are outside this zone. Keep your campers away from residential fences. Respect the privacy of your neighbors.
Excluded Land: Where You Cannot Camp
Not all land is eligible for Class BA. You must avoid sensitive sites. Check if your land falls into these categories:
- Sites of Special Scientific Interest (SSSIs).
- Special Areas of Conservation (SACs).
- Special Protection Areas (SPAs).
- Ramsar sites.
- Scheduled Monuments.
- Listed Building curtilages.
- Flood Zones 2 and 3.
If your land is on this list, stop. You cannot use permitted development rights here. You must apply for full planning permission. Protecting Welsh heritage and nature is the priority.
The Prior Approval Process
You cannot simply open your gates. You must seek "prior approval" every year. This is part of BA.3 and BA.4 regulations.
Submit your plan to the Local Planning Authority (LPA). Do this before the calendar year begins. Include a detailed site plan. Show all pitch locations. Detail your waste management plans. Describe your water supply arrangements. Outline your access points for vehicles.
The LPA will review your submission. They check for safety and environmental impact. They look at traffic and noise. Wait for their determination before you start. This is a yearly requirement, not a one-time fix.
Pembrokeshire’s Unique Restrictions
Are you in the Pembrokeshire Coast National Park? The rules are different for you. The Authority issued an Article 4 Direction. This takes effect on 1 January 2026.
This direction removes 28-day permitted development rights. It targets camping, caravans, and mobile homes. You need planning permission for every single day. The 60-day Class BA rule does not apply here.
Check if your land is inside the park boundary. Do not assume you have "grandfather rights." The Article 4 Direction overrides general permissions.
Strategy for Farmers
You have the most space to work with. Use your remote fields for camping. Keep pitches away from your main farmhouse. Rotate your camping areas every year. This prevents soil compaction and grass damage.
Pair camping with other farm activities. Offer guided farm tours. Sell bundles of seasoned firewood. Create walking packages for your guests. Use your local knowledge to add value. This increases your revenue per pitch.
Focus on "scarcity" in 28-day zones. Charge a premium for National Park views. Keep your site small and high-end. Provide quality over quantity.
Strategy for Pub Owners
Map your 100m buffer first. This is your primary task. Look at the rear of your property. Find secluded areas far from neighbors. If you are in a terrace, look for separate paddocks.
Offer meal bundles with overnight stays. Create "Stay and Dine" packages. Provide breakfast baskets for campers. This keeps guests on-site and spending.
Manage noise and light carefully. Set clear "quiet hours" for your guests. Use low-level solar lighting. This keeps neighbors happy and prevents complaints. A single complaint can trigger an LPA investigation.
Strategy for Hotel Owners
Treat camping as an overflow product. Use your edge land during peak season. Create a "premium wild camping" experience. Provide access to hotel spa facilities for a fee. Offer high-quality bathroom access in the hotel.
Focus on short, high-value stays. Use the 60 days for summer bank holidays. Target hikers and outdoor enthusiasts. They want the nature of camping with the safety of a hotel.
Wales vs. England: The Key Differences
You might hear about "Class BC" in England. Do not confuse the two. England's Class BC allows 60 days. Crucially, it has no 100m buffer rule.
Wales is stricter on residential proximity. The 100m rule is unique to the Welsh Class BA. If you operate sites in both countries, be careful. You must apply different rules to each site. Always check the specific "Order" for your region.
Steps to Take Now
- Identify your land's designation.
- Measure 100m from all nearby houses.
- Check for environmental exclusions (SSSIs, etc.).
- Draft your site plan for the next calendar year.
- Prepare your prior approval application.
- Review your waste and water infrastructure.
- Contact us for professional guidance.
The 2026 rules are complex but profitable. You can turn your land into a thriving destination. You just need to follow the process correctly. Protect your business by staying legal.
Join our community of outdoor adventurers. We provide the expertise you need. We help you stay compliant and successful.
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Visit our website for more resources. Check our hiking trail ideas for guest inspiration. Learn about outdoor survival skills to share with your campers. Stay informed and stay ahead.