Meta description: Learn how Class BA camping Wales works in 2026, including the 60-day rule, 28-day protected landscape limit, 100m buffer zone and prior approval process.
Hello, farmer, pub owner, hotel operator or rural landowner.
Your land may support a temporary campsite.
Check the rules first.
Class BA is now the main permitted development route for temporary recreational campsites in Wales.
It can support farm diversification camping, pub income and hotel overflow space.
It is not automatic.
You must map your site, check restrictions, submit the correct application and wait before opening.
This guide explains the process.
Planning note: This article gives general information. It is not legal advice. Check your proposal with your local planning authority before taking bookings or starting campsite use.
What is Class BA camping Wales 2026?
Class BA was introduced through the Town and Country Planning (General Permitted Development) (Amendment) (Wales) Order 2026.
It permits temporary recreational campsites for:
- Up to 60 days in total per calendar year on general land in Wales.
- Up to 28 days in total per calendar year in a National Park.
- Up to 28 days in total per calendar year in an area of outstanding natural beauty, now often called a National Landscape.
- Up to 28 days in total per calendar year in a World Heritage Site.
The right can cover tents and motorhomes.
It does not allow static caravans, touring caravans or mobile homes.
A caravan is only allowed where it is a motor vehicle designed or adapted for human habitation, such as a campervan or motorhome.
Follow the exact wording of the legislation.
Do not rely on old campsite advice from England.
What happened to the old 28-day rule?
The old 28-day rule has changed.
Class B now excludes camping unless it is connected with a festival.
Class BA provides the main temporary campsite route in Wales.
This means you must check:
- Whether your land qualifies.
- Whether the 60-day or 28-day limit applies.
- Whether the 100m buffer removes part of your site.
- Whether your site sits in an excluded area.
- Whether prior approval is required.
Do not assume that the old rule still protects your proposal.
During the 2026 transition, check the position with your local planning authority. Pembrokeshire Coast National Park Authority states that its Article 4 Direction can require notification during the transition, while notification arrangements elsewhere may change from 1 September 2026. Read the Pembrokeshire Coast guidance.
The 100m buffer zone campsite Wales rule
The 100m buffer is the key test for many pubs, hotels and farms.
Class BA does not permit campsite use on land within 100 metres of a protected dwelling.
The only stated exception is use as a private way.
A protected dwelling means a dwellinghouse or flat occupied by someone other than the campsite owner or operator.
In simple terms, nearby homes can restrict your site.
A house occupied by a tenant, neighbour or unrelated resident is likely to count.
A residence occupied by the campsite owner or operator may not count as a protected dwelling, but confirm the facts with your local planning authority.
Do not measure from the field gate.
Map each nearby dwelling.
Show the 100m distance on your site plan.
Use a cautious measurement from the dwelling and its surrounding land where the boundary is unclear.
Ask the local planning authority to confirm its preferred method.
How to map the 100m buffer
Use this process:
- Obtain a current Ordnance Survey or local authority base map.
- Mark the proposed camping field.
- Mark every nearby dwelling.
- Draw a 100m radius around each protected dwelling.
- Remove the restricted areas from your pitch plan.
- Keep private access routes separate from camping areas.
- Add the buffer to your application plan.
- Keep a dated copy of your measurements.
Use mapping software where possible.
A hand-drawn circle may not provide enough evidence.
Leave a margin beyond 100m if the land allows.
This reduces measurement disputes.
It also helps manage noise, lighting and visitor movement.
Check whether your land is excluded
Class BA does not apply everywhere.
You cannot use it on:
- A scheduled monument.
- A Special Area of Conservation.
- A safety hazard area.
- A military explosives storage area.
- A Site of Special Scientific Interest.
- A Ramsar site.
- The site of a listed building.
- A Special Protection Area.
- Flood Zone 2 or Flood Zone 3.
- Land within 100m of a protected dwelling, except for a private way.
- Land used to site caravans that do not meet the motorhome requirement.
Check these points before designing pitches.
Use the Flood Map for Wales and relevant environmental mapping.
Check National Park, National Landscape and World Heritage Site boundaries.
Contact the planning authority where a boundary is uncertain.
Keep written evidence of your checks.
Class BA prior approval campsite process
Class BA requires an annual application before beginning the development for that calendar year.
The first stage is an application for a determination.
You ask the local planning authority whether prior approval is required.
Your application must include a site plan with:
- Toilet and wastewater facilities.
- Waste disposal facilities.
- The position of pitches and amenities.
- Access from the public highway.
- Dates when the site will operate.
Include the required fee, if one applies.
The authority has 28 days from receiving the application.
It must either:
- Confirm that prior approval is not required.
- Notify you that prior approval is required.
- Notify you that the application does not meet the submission requirements.
The authority must consider whether the proposal could create a material increase, or a material change in the character of traffic near the site.
If it believes that traffic may change in this way, prior approval is required.
What happens if prior approval is required?
Submit the further prior approval application.
Provide the information requested by the authority.
This may include:
- A highway statement.
- Visibility information.
- Access drawings.
- Traffic estimates.
- Wastewater details.
- Toilet capacity.
- Waste collection arrangements.
- Site management details.
- Risk or impact assessments.
Do not start campsite use until you receive written approval.
Prior approval cannot fix a 100m buffer problem.
It cannot legalise an excluded site.
It only deals with the matters covered by the Class BA process.
Read the Planning Portal guidance on prior approval and notification.
Build a compliant pitch plan
Start with the usable area.
Do not count every square metre of your field.
Remove:
- The 100m buffer.
- Flood-risk land.
- Steep ground.
- Wet ground.
- Protected areas.
- Emergency access routes.
- Turning areas.
- Toilet and waste facilities.
- Vehicle parking space.
Then place your pitches.
Keep pitches away from dwellings.
Avoid placing vehicles beside narrow gates.
Separate camper parking from tents where possible.
Show clear movement routes.
Plan a turning area for emergency and waste vehicles.
Do not use a pitch count as proof of compliance.
Wales does not create an automatic 50-pitch Class BA allowance.
The 50-pitch figure relates to English Class BC rules.
It does not set a Welsh Class BA limit.
Your capacity must still match your facilities, access and management plan.
Plan toilets and wastewater
Your site plan must show toilet and wastewater arrangements.
State:
- How many toilets you will provide.
- Where they will sit.
- How often they will be cleaned.
- Where wastewater will be stored.
- Who will service the facilities.
- Where wastewater will go.
- What happens during full capacity or bad weather.
Do not rely on an informal soakaway.
Check drainage rules first.
You may need environmental consent or another approval.
Keep facilities away from watercourses.
Keep service vehicles away from camping areas where possible.
Plan waste disposal
Show the waste point on your plan.
Use secure containers.
Separate recycling where practical.
Set a collection schedule.
Keep waste away from watercourses and food areas.
Prevent access by livestock and wildlife.
Record who removes the waste.
Use an appropriate waste carrier.
Give campers clear instructions before arrival.
Waste management is part of your prior approval information.
Treat it as a core site facility.
Do not add it after the pitch layout is complete.
Make highway access work
Access can decide the application.
Show the route from the public highway.
Check:
- Entrance width.
- Visibility.
- Surface condition.
- Gate operation.
- Turning space.
- Delivery access.
- Emergency access.
- Waste collection access.
- Tractors and farm vehicle movements.
- Traffic at peak arrival times.
Set fixed arrival times.
Use online booking records.
Avoid large arrival groups.
Keep camper vehicles away from farm machinery.
If your proposal may materially increase or change local traffic, expect prior approval.
The highway authority may be consulted.
Apply the rules to pubs, hotels and farms
Pubs
A pub may benefit from nearby trade.
It may offer meals, supplies and local information.
But village locations often have homes within 100m.
Map the buffer before choosing the field.
Use only the part of the land that passes the test.
Check whether the proposed pitches create extra traffic.
Hotels
A hotel may use temporary camping for overflow accommodation or outdoor packages.
Keep pitches away from protected dwellings.
Separate campsite access from guest access where possible.
Show how toilets, waste and vehicles will be managed.
Check whether the hotel’s existing facilities can support the proposed capacity.
Do not assume existing bathrooms remove the need to show facilities on the plan.
Farms
Farms may have more space.
They may also have flood zones, protected habitats, farm traffic and working machinery.
Choose a field that sits outside restricted areas.
Use a safe existing track where possible.
Separate campers from livestock and machinery.
Consider farm diversification camping as a managed business, not an informal add-on.
For further land-use planning support, read Open Sky Adventure’s land potential guide and legal information.
Class BA is not a complete campsite licence
Permitted development rights deal with planning.
They do not remove other duties.
Check:
- Local campsite licensing.
- Environmental permits.
- Private water supply rules.
- Food registration.
- Fire safety.
- Public liability insurance.
- Health and safety.
- Waste carrier requirements.
- Highway requirements.
- Building control, where relevant.
Ask the relevant authority for current requirements.
Keep a compliance file.
Include your plans, applications, notices, approvals, site calendar, waste records and incident records.
Class BA checklist for 2026
Before you advertise, confirm:
- Your land is in Wales.
- The use is a temporary recreational campsite.
- You have chosen the correct annual day limit.
- You have checked National Park and protected landscape status.
- You have mapped every protected dwelling.
- Your pitches sit outside the 100m buffer.
- Your land is outside the excluded areas.
- Your tents and motorhomes meet the rules.
- Your site plan shows pitches and amenities.
- Your toilet and wastewater plan is complete.
- Your waste plan is complete.
- Your highway access plan is complete.
- Your operating dates are clear.
- Your annual application has been submitted.
- You have received the correct written notice.
- You have prior approval if required.
- Your booking dates match your approved details.
Do not take bookings first.
Plan first.
Submit the correct information.
Wait for the correct outcome.
Then open within the limits.
Get your Welsh campsite plan right
Class BA camping Wales creates a route for temporary campsite use.
The main controls are clear:
- 60 days on qualifying general land.
- 28 days in National Parks, National Landscapes and World Heritage Sites.
- A 100m buffer zone from protected dwellings.
- Annual notification and prior approval checks.
- Site plans covering toilets, wastewater, waste, pitches, amenities and highway access.
- Restrictions on sensitive land and most caravans.
Open Sky Adventure helps landowners understand the practical steps.
Join the Open Sky Adventure group and sign up on the website.
We will happily help you, signup live now if you have an interest in joining our license agreement.