You own land in Wales. You want to start a temporary campsite. You need to know the 2026 rules. The Welsh Government updated permitted development rights. You face new restrictions. You must understand the 100-meter buffer zone.
Read this guide, check your boundaries, and plan your site correctly.
Understand Class BA in Wales
Class BA governs temporary recreational campsites in Wales. You can operate general land for up to sixty days per calendar year. You must respect local designations. National Parks, Areas of Outstanding Natural Beauty, and World Heritage Sites restrict you to twenty-eight days. You must submit prior approval forms annually. Check Open Sky Adventure costs before you begin.
Review your land category, check local limits, and file your paperwork.
Define the 100-Meter Buffer Zone Rule
The new law introduces a strict restriction. You cannot use Class BA permitted development within one hundred meters of a protected dwelling. Measure from the curtilage of the building. Your campsite falls outside this zone or requires full planning permission.
Map your boundaries, measure your distances, and avoid illegal setups.
What Counts as a Protected Dwelling?
A protected dwelling is any house or flat not occupied by you as the landowner or campsite operator. Your own farmhouse is exempt if you live there. Your neighbour's house, a nearby cottage, or a separate residential property on a pub site counts as protected.
Identify every neighbouring home, check occupancy status, and draw your exclusion circles.
The Removal of the Old 28-Day Rule
The old twenty-eight-day camping rule no longer applies inside the one hundred-meter buffer zone. The September 2026 update withdrew permitted development rights in this area. You cannot rely on historical allowances. You need full planning permission for any camping activity within one hundred meters of a protected dwelling.
Consult local planners, apply for formal permission, or shift your pitch locations.
Excluded Designations and Environmental Rules
Class BA excludes specific land types entirely. You cannot operate on Special Areas of Conservation, Special Protection Areas, Ramsar sites, or Sites of Special Scientific Interest. You cannot use scheduled monuments or listed building sites. You must avoid flood zones two and three completely in Wales.
Scan environmental maps, check statutory designations, and select safe plots.
Actionable Steps for Farmers, Pub Owners, and Landowners
You operate a farm, pub, or rural business in Wales. You want extra revenue. Follow these steps. Walk your land. Plot every external dwelling. Measure one hundred meters from every garden edge. Exclude those zones. Check environmental designations. Plan your toilet, waste, and vehicle access points. Visit Open Sky Adventure unlock your land and potential for guidance. Read Open Sky Adventure the legals for compliance details.
Measure your land, remove non-compliant zones, and submit your prior approval.
Secure Your Campsite Success Today
You want a profitable, legal campsite in Wales. You must follow the 2026 regulations. Avoid costly enforcement notices. Partner with industry experts. Check Open Sky Adventure who are we to learn our background. Contact our team through Open Sky Adventure get in touch.
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