Meta description: Learn how Class BC camping England rules work in 2026, including the 60-day limit, 50 pitches, tents-only use, prior approval and flood risk checks.
Hello, farmer, pub owner, hotel operator or rural landowner.
Your land may support a temporary campsite.
Class BC camping England rules give you a clear route.
Use the land for up to 60 days per calendar year, provide no more than 50 pitches, follow the site conditions, notify your local planning authority, check flood risk before you open.
Plan first.
Open second.
What is Class BC camping in England?
Class BC sits within Part 4 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015.
The right was introduced by the 2023 amendment order.
The current legislation applies in 2026.
In simple terms, Class BC lets you use land as a temporary recreational campsite without a full planning application, if you meet the rules.
You can:
- Use the land for up to 60 days in one calendar year.
- Provide up to 50 pitches.
- Use temporary structures needed for the campsite.
- Provide toilets and waste disposal facilities.
- Operate on selected dates across the season.
This is the key permitted development rights campsite UK route for temporary recreational camping in England.
The main Class BC rules
Follow each limit.
Do not treat the 60-day rule as a target. Treat it as a maximum.
1. Count 60 days across the calendar year
Count from 1 January to 31 December.
The 60 days do not need to run together.
You can operate:
- Bank holiday weekends.
- School holiday weeks.
- Festival periods.
- Summer weekends.
- Short breaks between farm activities.
Keep a live calendar.
Count every day the campsite is in use.
Do not count by season. Do not use vague dates such as “May to September”.
2. Provide no more than 50 pitches
Class BC allows up to 50 pitches.
Start with fewer.
Use 5, 10 or 15 pitches for your first season. Test access, cleaning, waste collection and guest demand before you expand within the legal limit.
Mark every pitch on your site plan.
Show:
- Pitch numbers.
- Site boundaries.
- Vehicle access.
- Turning areas.
- Emergency access.
- Toilet locations.
- Waste disposal points.
- Watercourses.
- Assembly points.
3. Use tents only for this operating model
This guide covers a tents-only campsite.
Do not accept caravans or mobile homes.
Do not describe the site as a caravan site.
Do not add static units, pods or permanent accommodation under Class BC.
The statutory wording contains a limited reference to certain motor vehicles designed or adapted for human habitation. If you want to accept motorhomes or any other unit, check the exact legal position with your local planning authority before taking bookings.
Use tents only unless you have confirmed another route.
4. Provide toilets and waste disposal
This is a Class BC condition.
Provide both facilities on site.
Install a toilet block or suitable temporary toilet units before opening.
Set out a waste system.
Plan:
- General waste collection.
- Recycling.
- Food waste.
- Grey water.
- Toilet waste.
- Storage.
- Collection dates.
- Cleaning checks.
- Contractor records.
Keep waste away from watercourses.
Keep a daily inspection log.
Save waste transfer notes.
Quality facilities reduce complaints and help you manage the site.
The old 28-day rule and Class BC
Many landowners still search for the 28-day rule.
England’s ordinary temporary camping route has changed.
The old Class B right is not the main route for ordinary temporary camping. Class B now excludes camping except where it is connected with a festival.
Class BC provides the specific 60-day route for temporary recreational campsites.
Do not rely on the old 28-day rule for ordinary camping.
If you want to operate beyond 60 days, accept different accommodation, or build permanent facilities, speak to your local planning authority about full planning permission and other licences.
Step-by-step Class BC compliance plan
Step 1: Check the land
Confirm that the site is in England.
Then check the restrictions.
Class BC does not apply on:
- A scheduled monument.
- A Site of Special Scientific Interest.
- A listed building site.
- A safety hazard area.
- A military explosives area.
Check for local planning restrictions.
Check whether an Article 4 Direction affects the land.
Review the whole proposed campsite, not just the field entrance.
Step 2: Check flood risk
Use the Environment Agency Flood Map for Planning.
Check whether any part of the proposed campsite lies in Flood Zone 2 or Flood Zone 3.
Also check surface water risk, drainage, nearby rivers and safe access.
Use the latest GOV.UK flood risk assessment guidance.
Do this before you choose your dates or buy equipment.
Step 3: Choose the 60 operating days
Build your calendar around demand.
Use a simple table.
List:
- Opening date.
- Closing date.
- Number of days.
- Expected pitch numbers.
- Staff cover.
- Cleaning dates.
- Waste collections.
Consider phased dates.
For example:
- 10 days around May bank holidays.
- 14 days during the summer school break.
- 10 days around an event or festival.
- 12 weekend days in August.
- 8 days in September.
Check the total.
Keep it at 60 days or fewer.
Step 4: Draw your site plan
Prepare a clear plan.
Show the campsite boundary.
Mark each pitch.
Add toilets, waste facilities, access routes and emergency areas.
Show nearby roads, buildings, watercourses and neighbouring uses.
Keep tents away from areas that flood or become difficult to access.
Use a scaled plan where possible.
Make the plan match the site on the ground.
Step 5: Notify the local planning authority
You must notify the local planning authority in writing before development starts in each calendar year.
Send:
- Your site address.
- Your contact details.
- A copy of the site plan.
- Toilet locations.
- Waste disposal locations.
- Dates when the campsite will be in use.
Keep proof of delivery.
Ask the authority for confirmation.
The local planning authority must provide the notice to the relevant fire and rescue authority if it is a different body.
Notification is required every year.
It is required even when the site is outside Flood Zones 2 and 3.
When do you need prior approval for a campsite?
You need prior approval if any part of the proposed development lies in Flood Zone 2 or Flood Zone 3.
You must apply before the campsite opens.
Your prior approval campsite application must include:
- A site-specific flood risk assessment.
- Warning arrangements.
- Evacuation arrangements.
- The required fee.
- Site details that match your proposed operation.
The Planning Portal prior approval form can help you start.
Check your local planning authority’s submission process first.
Include a proper flood risk assessment
Do not send a generic statement.
Assess the actual site.
Cover:
- River flooding.
- Surface water.
- Ground levels.
- Flood depth.
- Water flow.
- Tent locations.
- Toilet locations.
- Access routes.
- Safe ground.
- Warning systems.
- Evacuation routes.
- Guest communication.
- Staff responsibilities.
- Booking cancellations.
Identify a safe assembly point.
Choose a route to higher ground.
Plan for guests who do not know the area.
Check mobile phone coverage.
Do not open until your flood process works.
Understand the 56-day period
The local planning authority must consult the Environment Agency.
The consultation must allow at least 21 days for a response.
You must not begin the development until:
- You receive written prior approval, or
- 56 days pass from receipt of the application without the authority notifying you whether approval is given or refused.
Do not treat the application date as permission to open.
Record the receipt date.
Record every email.
Record requests for more information.
Apply early.
A late application can lose your bank holiday or school holiday window.
How farmers, pubs and hotels can use the 60-day window
Plan the dates around your existing business.
Farmers
Use a field after lambing or harvest.
Avoid periods when machinery needs access.
Offer simple pitches first.
Add guided walks, wildlife sessions or outdoor skills activities only where you can manage safety and permissions.
Pubs
Use the campsite to support food and drink sales.
Create a “pitch and breakfast” option.
Promote walking routes near the pub.
Control traffic.
Set quiet hours.
Keep guests away from working areas.
Hotels and rural accommodation businesses
Use spare land for overflow demand.
Offer tents when rooms are full.
Create short stays around local events.
Phase the dates across the season.
Use temporary facilities.
Do not build permanent units under the Class BC route.
Consider a glamping-style tent setup
You can create a glamping-style offer with tents and moveable equipment.
Keep the structures temporary.
Keep the site within the pitch limit.
Provide toilets and waste disposal.
Check fire safety.
Check insurance.
Check licensing.
Use clear guest rules.
England and Wales: Class BC compared with Class BA
Do not use England rules in Wales.
England uses Class BC.
Wales uses Class BA.
Wales includes a 100-metre buffer from protected dwellings under its rules.
England has no equivalent 100-metre Class BC buffer from protected dwellings.
That does not remove site impacts.
Still plan for:
- Highway safety.
- Traffic.
- Noise.
- Lighting.
- Privacy.
- Waste.
- Drainage.
- Emergency access.
- Neighbour concerns.
Read the Class BA Wales guide if your site is in Wales.
Start small and build a compliance file
Run a trial season.
Begin with fewer pitches.
Choose a limited number of dates.
Track:
- Bookings.
- Income.
- Cleaning costs.
- Waste costs.
- Complaints.
- Incidents.
- Staff time.
- Ground damage.
- Guest feedback.
Invest in the toilet block first.
Plan waste collection before launch.
Keep your notification, plan, flood checks, insurance, licence records and operating calendar together.
Review the season before you expand.
If you need support, consider partnering with an operator such as Open Sky Adventure.
We support landowners, farmers, pubs and hospitality businesses with licensed camping, outdoor activities and site planning.
Read The Legals, explore how to unlock your land and potential, then contact Open Sky Adventure.
Class BC England 2026 checklist
Use this order:
- Confirm that the land is in England.
- Check protected land and local restrictions.
- Check Flood Zone 2 and Flood Zone 3.
- Choose no more than 60 operating days.
- Limit the site to 50 pitches.
- Use tents only for your operating model.
- Provide toilets and waste disposal.
- Prepare a site plan.
- Submit prior approval if required.
- Include the flood risk assessment and fee.
- Wait for written approval or the full 56-day period.
- Notify the local planning authority before opening.
- Check campsite licensing and insurance.
- Keep operating records.
- Restore the land after the temporary use.
Join the Open Sky Adventure group and sign up on our website to discuss your site and your licence agreement.
We will happily help you, signup live now if you have an interest in joining our license agreement.
This article gives general information about Class BC camping England rules. It is not legal or planning advice. Confirm your proposal with the relevant local planning authority before you operate.