Meta description: Learn how Class BA camping Wales works in 2026, including the 60-day rule, 100m buffer zone, exclusions, prior approval determination process and farm diversification steps.
Hello, farmer, landowner, pub owner or hotel operator.
Your land may support a temporary campsite.
Start with the planning rules.
Class BA is the new permitted development right for temporary recreational campsites in Wales. It came into force on 1 June 2026 under the Town and Country Planning (General Permitted Development) (Amendment) (Wales) Order 2026.
The route can support farm diversification camping and rural hospitality. It does not remove the need to check your land, submit the right application or follow site conditions.
Use this guide before you advertise pitches or accept bookings.
What does Class BA camping Wales allow?
Class BA allows the use of land as a temporary recreational campsite for:
- Up to 60 days per calendar year on most eligible land
- Up to 28 days per calendar year in National Parks, Areas of Outstanding Natural Beauty and World Heritage Sites
The year runs from 1 January to 31 December.
Count every day that the land operates as a campsite. Do not count by season. Do not count by booking.
The right applies only where all conditions and limitations are met.
You may need full planning permission if your proposal falls outside Class BA.
Class BA is not the old 28-day rule
The old 28-day rule has changed for ordinary camping.
Do not rely on older advice. Check the current camping legislation UK 2026 position before you proceed.
Class BA now provides the main temporary campsite route in Wales. It brings a higher 60-day limit on eligible land, but it also adds a formal annual determination process and a strict 100m restriction.
Check the 100m buffer zone campsite Wales rule
Class BA cannot be used within 100 metres of a protected dwelling, except for the use of a private way.
Treat this as a site-wide planning check.
Map every dwelling near your proposed campsite. Mark the 100m buffer. Keep pitches and campsite facilities outside it.
Review:
- Farmhouses
- Cottages
- Neighbouring homes
- Staff accommodation
- Residential flats
- Dwellings linked to pubs, hotels or rural businesses
Do not assume ownership solves the issue. Check how each dwelling is occupied and ask your Local Planning Authority if the position is unclear.
Prior approval cannot override the buffer.
A favourable determination cannot make restricted land eligible.
Use a measured site plan
Show the following on your plan:
- The full field boundary.
- Every nearby protected dwelling.
- The 100m buffer.
- Proposed pitches.
- Toilets and wastewater facilities.
- Waste storage.
- Site access.
- Emergency access.
- Vehicle areas.
- Any private way.
Use a clear scale.
Keep a record of how you measured the distance. Use a professional survey where the boundary is tight.
If the buffer leaves too little usable land, choose another field or consider a full planning application.
Check whether the land is excluded
Class BA does not apply in several locations.
Do not prepare a campsite layout until you check the land designation.
The right is not available on land that is:
- A scheduled monument
- A Special Area of Conservation
- A Site of Special Scientific Interest
- A Ramsar site
- A Special Protection Area
- A safety hazard area
- A military explosives storage area
- The site of a listed building
- Within Flood Zone 2
- Within Flood Zone 3
- Within 100 metres of a protected dwelling
Check official environmental records and flood maps.
Review your local planning records.
Check whether an Article 4 Direction removes permitted development rights.
Ask your LPA for written guidance where the site has several designations.
The Class BA prior approval determination process
Every Class BA campsite needs an annual determination application.
Submit it to the LPA before using the land as a campsite.
The application asks the authority to decide whether prior approval is required for your proposal.
Use the Welsh Government determination guidance and the official Class BA determination form.
Step 1: Prepare the application
Gather the information before you submit.
Include:
- Your name and contact details
- The site address
- A location plan
- A scaled site plan
- Proposed operating dates
- The number and location of pitches
- Toilet arrangements
- Wastewater arrangements
- Waste disposal arrangements
- Highway access and egress details
- Information about nearby dwellings
- Details of relevant land designations
State whether the site is in a National Park, AONB or World Heritage Site.
This determines whether the annual limit is 28 or 60 days.
Show where each facility will sit.
Explain how you will manage the site during operation.
Step 2: Submit to the LPA
Send the complete application to the correct local planning authority.
This may be the council or a National Park Authority.
Check the authority’s submission method and fee before sending it.
Keep:
- The completed form
- Your plans
- Supporting documents
- Proof of submission
- Payment confirmation
- Emails and letters from the LPA
Submit early.
Do not wait until your first booking date.
Step 3: Wait for the 28-day determination
The LPA has 28 days to determine whether prior approval is required.
The period begins when it receives a valid application.
The authority may decide that prior approval is not required.
It may also decide that you must make a prior approval application.
Do not treat an incomplete application as valid. Check that the LPA has accepted it and has the information it needs.
If the authority requests clarification, respond quickly.
When is prior approval required?
Prior approval may be required where the proposed campsite could create a material increase or material change in traffic on a local highway.
Consider the likely effect of:
- Visitor vehicles
- Arrival and departure times
- Narrow lanes
- Junction visibility
- Passing places
- Parking
- Turning areas
- Delivery vehicles
- Waste collections
- Emergency access
A small campsite with low traffic may present limited highway concerns.
A larger site, busy access or seasonal event may create a greater impact.
Explain your traffic position in the determination application.
Show the access route on your plan.
Mark the entrance, visibility splays, parking and turning space.
Step 4: Make the prior approval application if required
If the LPA says prior approval is required, follow its instructions.
Submit the additional information within the required period.
The authority may assess:
- Highway access
- Highway safety
- Vehicle movements
- Parking and turning
- Toilet facilities
- Wastewater management
- Waste disposal
- Pitch siting
- Site operation
You must receive the required approval before opening under Class BA.
Do not accept bookings that depend on an approval you do not yet have.
Follow the approved plans and dates.
Plan toilets, wastewater and waste disposal properly
These details matter.
Your site plan must show each facility clearly.
Toilets and wastewater
Set out:
- The number of toilets
- Their location
- Servicing arrangements
- Wastewater storage
- Emptying arrangements
- Spill controls
- Access for servicing vehicles
Do not discharge wastewater onto the land.
Use suitable tanks, treatment systems or approved disposal arrangements.
Check environmental requirements separately.
Planning approval does not replace environmental regulation.
Waste disposal
Provide a clear waste system.
State:
- Where bins will be placed
- How often they will be collected
- Who will remove the waste
- How you will prevent overflow
- How you will manage recycling
- How you will control food waste
Keep waste away from watercourses and neighbouring property.
Record collection dates.
Use Class BA for farm diversification camping
Class BA can support a measured income stream from unused land.
Farmers can use the route to test a temporary campsite before considering a longer-term planning application.
Pubs, hotels and hospitality businesses can review fields, paddocks and unused areas.
Start with the site, not the marketing.
Check:
- The 28 or 60-day limit.
- The 100m buffer.
- Protected land designations.
- Flood zones.
- Highway access.
- Toilet and wastewater capacity.
- Waste removal.
- Insurance.
- Site licensing.
- Emergency arrangements.
Planning rights and licensing are separate.
Check whether you need a campsite licence, caravan site licence or other local permissions.
Keep a compliance file for every calendar year.
Store your plans, determination, prior approval, operating dates, waste records and inspections together.
Your Class BA action plan
Follow these steps:
- Confirm that the site is in Wales.
- Identify the correct LPA.
- Check all environmental and flood designations.
- Map every nearby dwelling.
- Mark the 100m buffer.
- Confirm whether the site has a 28-day or 60-day limit.
- Choose your operating dates.
- Prepare a scaled site plan.
- Plan toilets, wastewater and waste disposal.
- Review highway access and traffic.
- Submit the annual determination application.
- Track the 28-day response period.
- Submit prior approval information if required.
- Wait for approval where required.
- Confirm licensing, insurance and safety controls.
- Keep every document.
Get Class BA support from Open Sky Adventure
Class BA creates an opportunity for Welsh farmers, landowners, pubs and hotels.
It also creates new compliance work.
Open Sky Adventure provides practical guidance for licensed camping, farm diversification camping, site planning and outdoor operations.
We help you understand the rules before you invest, advertise or take bookings.
Read The Legals, learn how to unlock your land and potential, then contact Open Sky Adventure.
Join the Open Sky Adventure group and sign up on our website.
We will happily help you, signup live now if you have an interest in joining our license agreement.