Welcome, landowner. You have land. You want income. You need the right legal route.
In 2026, the main options are:
- Class BC camping England
- Class BA camping Wales
- A licensed campsite model
- A longer-term planning application
Class BC is more defined. Class BA may offer more scale. Your location, land type, facilities and business model decide the result.
This guide compares both routes.
Class BC vs Class BA: The quick answer
Class BC may suit you better if you want a clear, controlled pop-up campsite in England.
You can operate for up to 60 days each calendar year, with up to 50 pitches. You must notify the local planning authority in writing.
Class BA may offer higher gross income in Wales.
The national Welsh Class BA wording does not set the same 50-pitch cap. However, you face an annual prior-approval process, a 100-metre exclusion zone around certain protected buildings, and a 28-day limit in protected landscapes.
More pitches do not always mean more profit. Check access, toilets, waste, staffing, parking, insurance and local demand first.
Side-by-side comparison
| Rule | Class BC, England | Class BA, Wales |
|---|---|---|
| Annual operating limit | Up to 60 days | Up to 60 days |
| Protected landscapes | Separate site restrictions may apply | 28 days in National Parks, AONBs and World Heritage Sites |
| Pitch limit | Maximum 50 pitches | No national pitch cap in the Class BA wording |
| Main process | Written notification | Annual prior-approval determination process |
| Prior approval trigger | Flood Zone 2 or 3 | Annual process covering facilities, waste and access |
| Buffer zone | No equivalent national 100m rule in Class BC | No campsite use within 100m of certain protected buildings |
| Facilities | Toilets and waste disposal required | Toilets, wastewater and waste arrangements required |
| Structures | Moveable structures only | Moveable structures reasonably needed for the campsite |
| Vehicle types | Tents, motorhomes and campervans | Check the Class BA wording and site licence position |
| Main risk | Flood risk, excluded land and missed notification | Location, prior approval, protected landscapes and local controls |
Always check the current English Class BC rules and the Welsh Class BA legislation.
England: How Class BC works
Class BC gives you a permitted development rights campsite UK route for temporary recreational camping.
You can use the land for:
- Up to 60 days in total per calendar year
- Up to 50 pitches at one time
- Tents, motorhomes and campervans
- Moveable toilets, showers and other necessary structures
Caravans are not covered by the Class BC campsite right. Check the exact vehicle and site licensing position before you advertise.
Written notification is mandatory
Notify your local planning authority in writing before operating each year.
Include:
- A site plan
- Pitch locations
- Toilet locations
- Waste disposal arrangements
- Exact operating dates
The council passes the notice to the fire and rescue authority.
Do not open first and notify later. Do not change your dates without updating the notification.
Flood Zone prior approval
Class BC becomes more involved in Flood Zone 2 or Flood Zone 3.
You need prior approval before you start. Prepare:
- A site-specific flood risk assessment
- Warning arrangements
- Evacuation arrangements
- Site and access details
You must still provide the annual written notification.
Check flood risk through the Environment Agency flood map.
England site checks
Class BC may not apply on certain land, including:
- SSSIs
- Scheduled monuments
- The curtilage of listed buildings
- Safety hazard areas
- Military explosives storage areas
Check Article 4 Directions. Check protected habitats. Check local restrictions.
Read Open Sky Adventure’s Class BC guide for England before spending money.
Wales: How Class BA works
Class BA creates a campsite-specific route under Welsh permitted development rights.
Outside protected landscapes, you may use land as a recreational campsite for up to 60 days per calendar year.
Inside a:
- National Park
- Area of Outstanding Natural Beauty
- World Heritage Site
the limit reduces to 28 days per calendar year.
This is different from the old temporary-use 28-day rule. Review the current Welsh Government guidance.
Wales has no national 50-pitch cap
Class BA does not include the same 50-pitch limit as England’s Class BC.
That does not mean unlimited commercial camping without controls.
You still need to assess:
- Site licensing
- Waste capacity
- Water supply
- Road access
- Parking
- Fire safety
- Neighbour impact
- Local authority conditions
- Environmental designations
A 20-pitch site with strong facilities may outperform a 100-pitch site with poor access.
The 100m buffer zone campsite Wales rule
The 100m rule is important.
Class BA permitted development cannot be used within 100 metres of certain protected buildings. This usually concerns nearby buildings outside the relevant ownership or control.
Measure the boundary accurately. Map nearby homes and buildings. Do not rely on visual estimates.
If part of the proposed campsite falls inside the restricted zone, full planning permission may be needed for that area.
The 100m rule is not the same as the 28-day protected landscape limit. Treat them as separate tests.
Prior approval is part of the Welsh route
Before operating each year, apply to the local planning authority for a determination.
The submission should cover:
- Toilets
- Wastewater
- Waste disposal
- Vehicular access
- Site layout
- Operating dates
The authority may confirm that prior approval is not required. It may request a full prior-approval application. You cannot simply open without completing the process.
Allow time for the council. Build the approval timetable into your launch plan.
Which business model fits your land?
Weekend-only pop-ups
Choose this model if you want to test demand.
Use:
- Five to 15 pitches
- Friday to Sunday bookings
- Basic toilets
- Simple waste collection
- Minimal staffing
This suits small farms, pubs and landowners near walking routes.
Use the model to test price, occupancy and guest behaviour before expanding.
Seasonal block bookings
Choose this model if you have strong summer demand.
Book blocks for:
- Outdoor clubs
- Walking groups
- Festivals
- Corporate teams
- Family gatherings
- Adventure groups
This reduces marketing work. It can also create larger waste, access and noise demands.
Check your 60-day total carefully. Count every operating day.
Glamping
Choose glamping if you want a higher price per unit.
Use:
- Bell tents
- Furnished safari tents
- Removable cabins
- Basic guest facilities
- Outdoor activity packages
Glamping can earn more per night. It also costs more to install and manage.
Do not assume every glamping structure fits permitted development. Confirm that structures remain moveable and reasonably necessary. Permanent foundations and buildings may need a different planning route.
Rough revenue projections for 2026
Use these figures for early planning only.
Basic camping example
Assume:
- 20 pitches
- £30 per pitch per night
- 60 operating days
- 45% average occupancy
Calculation:
20 × £30 × 60 × 45% = £16,200 gross pitch income
At 65% occupancy:
20 × £30 × 60 × 65% = £23,400 gross pitch income
Higher-value glamping example
Assume:
- 8 units
- £95 per unit per night
- 60 operating days
- 55% occupancy
Calculation:
8 × £95 × 60 × 55% = £25,080 gross accommodation income
This excludes:
- Cleaning
- Staff
- Marketing
- Booking fees
- Toilets
- Waste
- Insurance
- Repairs
- Utilities
- Tax
- Land rent
- Licensing costs
Add food, drink, firewood, equipment hire or guided activities only if you can operate them safely.
Break-even on setup costs
Use a simple formula:
Setup cost ÷ net income per occupied pitch night = break-even nights
Example:
- Setup cost: £8,000
- Price: £30
- Variable cost: £10
- Net contribution: £20
£8,000 ÷ £20 = 400 occupied pitch nights
With 20 pitches, that equals:
20 occupied pitch nights per night for 20 nights, or more realistically, several weeks at partial occupancy.
For an eight-unit glamping site:
- Setup cost: £30,000
- Price: £95
- Variable cost: £35
- Net contribution: £60
£30,000 ÷ £60 = 500 occupied unit nights
Test these numbers against your own costs. Use conservative occupancy. Include bad weather.
Decision framework for farmers, pubs and hotels
If you are a farmer
- Map fields, access and services.
- Protect farming operations.
- Check flood risk and designations.
- Start with five to 20 pitches.
- Choose Class BC or Class BA based on the land’s location.
- Add glamping only after testing demand.
Your advantage is space. Your risk is infrastructure.
If you own a pub
- Measure the distance from rooms, roads and neighbours.
- Check parking and pedestrian access.
- Plan toilets and waste collection.
- Offer food and drink packages.
- Start with weekend camping.
- Use bookings to manage guest numbers.
Your advantage is existing hospitality income. Your risk is noise, traffic and neighbour impact.
If you run a hotel
- Identify unused grounds.
- Protect guest privacy.
- Separate camping access from hotel access.
- Price camping beside room demand.
- Test premium tents or outdoor packages.
- Review planning requirements for each structure.
Your advantage is staff, services and marketing. Your risk is a mismatch between temporary camping and the hotel brand.
How Open Sky Adventure helps
Open Sky Adventure helps you turn a land idea into an operating plan.
We can help you:
- Review your site details
- Identify the likely legal route
- Map pitch layouts
- Assess access and facilities
- Prepare operating dates
- Plan camping infrastructure
- Build a revenue model
- Reduce compliance mistakes
- Connect the campsite with outdoor experiences
Start with Unlock Your Land and Potential. Review The Legals. Then contact the onboarding team through Get in Touch.
Class BC offers clearer limits in England. Class BA may offer more scale in Wales. The better route is the one your land can support.
Check the 60-day limit. Check the 28-day protected landscape limit. Check the 100m buffer. Check prior approval. Check site licensing.
Then build your numbers.
We will happily help you, signup live now if you have an interest in joining our license agreement.
