Hello, farmer, rural landowner, or hospitality owner. Your field may support a temporary campsite.
Class BC permitted development rights can allow camping in England without a full planning application.
You must follow every condition.
Use this checklist before you take bookings.
What Class BC allows
Class BC sits within Part 4 of the Town and Country Planning (General Permitted Development) Order.
It allows you to use land as a recreational campsite for:
- Up to 60 days per calendar year
- No more than 50 pitches
- Tents, motorhomes, and campervans
- Moveable structures reasonably needed for the campsite
The 60 days do not need to run together.
You can split them across the year.
Keep a written calendar. Record every camping day. Do not treat the limit as 60 days per pitch or per booking.
Class BC camping England rules apply to England only. Wales has different permitted development rules.
The 28-day rule has changed
The old 28-day rule is still widely discussed.
It allowed temporary use of land for up to 28 days each year under Class B. In England, it is no longer the main route for ordinary temporary camping.
From 26 July 2024, Class B generally excludes camping, apart from limited festival-related use.
Use Class BC for a temporary recreational campsite in England.
Do not rely on an old 28-day campsite arrangement. Check the current position with your local planning authority.
Read our guide to UK camping legislation and Class BC permitted development before you plan your season.
Your Class BC compliance checklist
1. Confirm that the land is in England
Class BC is an English planning right.
Do not apply this checklist to a Welsh site.
Check the exact land boundary. Check which local planning authority covers the site.
Ask the authority about local restrictions. An Article 4 Direction or planning condition may remove or limit permitted development rights.
Keep written confirmation where possible.
2. Check the site exclusions
Class BC does not apply to every field.
You cannot use the right on land within:
- The curtilage of a listed building
- A Site of Special Scientific Interest
- A scheduled monument
Other exclusions may also apply, including certain safety hazard areas and military explosives storage areas.
Check the planning history and site designations before you buy equipment.
Check the MAGIC website for environmental and heritage information.
Ask a planning professional for help if the boundary is unclear.
Do not assume that an attractive rural field qualifies.
3. Set the pitch limit
Plan no more than 50 pitches.
Mark each pitch on your site plan.
Count the maximum number of pitches available at any time. Do not add extra pitches during bank holidays or busy weekends.
Show the pitch layout clearly.
Include:
- Pitch numbers
- Vehicle routes
- Arrival and departure points
- Emergency access
- Turning areas
- Separation from nearby homes
- Any no-camping areas
Keep the layout simple.
A lower pitch number may make access, waste collection, safety checks, and guest management easier.
4. Set the 60-day calendar
Choose your camping dates before the year starts.
Class BC allows up to 60 days in total during one calendar year.
You can use separate blocks of days. You do not need to operate for 60 consecutive days.
Create one central operating calendar.
Record:
- Opening dates
- Closing dates
- Set-up dates
- Removal dates
- Weather closures
- Cancelled bookings
- Actual camping use
Get planning advice on how your proposed set-up and removal period should be treated.
Do not market dates until you have checked the calendar.
Do not carry unused days into the next year.
5. Use suitable camping units
Class BC can cover:
- Tents
- Motorhomes
- Campervans
It does not generally cover towed touring caravans or static caravans.
A motorhome is a motor vehicle designed or adapted for living accommodation. A touring caravan is different.
Check the vehicle types you plan to accept.
Planning permission is separate from site licensing. You may need a caravan site licence when you host motorhomes or operate outside an exemption.
Ask your local authority licensing team for a written answer.
Do not assume that Class BC removes licensing duties.
6. Provide toilets and waste facilities
You must provide on-site toilet and waste disposal facilities for campsite users.
Install them before the site opens.
Your facilities plan should show:
- Toilet locations
- Waste disposal points
- Waste storage
- Collection access
- Handwashing facilities
- Vehicle access
- Emergency access
Keep waste points away from watercourses and food preparation areas.
Set an inspection schedule.
Record cleaning, emptying, repairs, and collections.
Use moveable facilities where appropriate. Class BC allows moveable structures reasonably necessary for the campsite.
Do not add permanent buildings without checking separate planning requirements.
7. Send the annual written notice
You must notify the local planning authority in writing before starting development in each calendar year.
Send the notice before you begin the year’s campsite use.
Include a site plan.
The notice and plan must show:
- The site location
- The pitch layout
- Toilet facilities
- Waste disposal facilities
- Dates when the land will be used as a campsite
The local planning authority may pass the information to the relevant fire and rescue authority.
Keep:
- A copy of your notice
- The site plan
- Proof of submission
- The proposed dates
- Any LPA response
- Your facilities records
This notice is a Class BC condition.
It is not the same as full planning permission.
It is not the same as prior approval.
Send it early. Check how your LPA accepts notices. Follow its preferred format.
8. Check flood risk
Flood risk creates an extra step.
If the site lies in Flood Zone 2 or Flood Zone 3, you need prior approval before starting development in each calendar year.
Submit the prior approval application to your local planning authority.
Include:
- A site-specific flood risk assessment
- A warning plan
- An evacuation plan
- Your site layout
- Proposed camping dates
- Any information requested by the LPA
Check your land using the GOV.UK long-term flood risk service.
Do not rely on a general flood map alone. A site-specific assessment may be needed.
The local planning authority can consult the Environment Agency.
Do not open the campsite while the application is being decided.
The determination period is 56 days from receipt of the application.
If the LPA gives written approval, follow it.
If it refuses approval, do not proceed under Class BC.
If 56 days pass without the LPA notifying you whether approval is granted or refused, prior approval may be deemed granted under the legislation.
Keep proof of the submission date.
Check the position with your LPA before relying on deemed approval.
The 56-day period is separate from the 60-day annual camping limit.
9. Check other legal duties
Class BC only deals with planning use.
Check the rest of your operation.
Review:
- Site licensing
- Public liability insurance
- Fire safety
- Electrical safety
- Drinking water
- Wastewater
- Environmental health
- Food safety
- Traffic management
- Emergency access
- Business rates
- Tax
- Guest terms
- Noise controls
Create one compliance file.
Keep your planning notice, site plan, flood documents, licence information, insurance, risk assessments, and inspection records together.
Update the file each year.
Class BC and farm diversification camping
Farm diversification camping can create a seasonal income stream.
Start with the land.
Check the ground, access, drainage, flood risk, nearby homes, and waste arrangements.
Then choose the offer.
You could provide:
- Tent pitches
- Motorhome pitches
- Campervan pitches
- Group camping
- Guided hiking weekends
- Wildlife stays
- Outdoor activity breaks
- Pub and camping packages
- Hotel and camping packages
- Corporate team activities
Keep the offer within the Class BC limits.
Use local knowledge.
Control arrivals.
Set quiet hours.
Explain waste rules.
Provide an emergency contact.
Work with professional guides when you add hiking, wildlife, or outdoor activities.
Field-to-50-pitches action plan
Follow this order:
- Confirm that the land is in England.
- Check the site boundary.
- Check listed building curtilage.
- Check SSSI and scheduled monument status.
- Check Article 4 Directions and planning conditions.
- Check Flood Zone 2 and Flood Zone 3 status.
- Set a maximum of 50 pitches.
- Set a maximum of 60 camping days.
- Choose permitted camping units.
- Plan toilets and waste facilities.
- Draw the site plan.
- Prepare the flood risk assessment if required.
- Prepare the warning and evacuation plan if required.
- Submit prior approval where required.
- Send the annual written notice to the LPA.
- Check site licensing.
- Arrange insurance and safety controls.
- Keep a written compliance file.
- Open only when each requirement is met.
Use this order every season.
Do not treat the 28-day rule as the current England camping route.
Do not exceed 50 pitches.
Do not exceed 60 days.
Do not skip the annual written notice.
Do not open in Flood Zones 2 or 3 before completing the prior approval process.
Start your licensed camping project
Class BC can support a compliant temporary campsite for a farm, pub, hotel, or rural business.
Open Sky Adventure can help you explore a licensed camping model and plan your next steps.
Contact Open Sky Adventure with your name, site address, location pin or What3words, and a short description of your proposal.
Review our legal information before you proceed.
We will happily help you, signup live now if you have an interest in joining our license agreement.
Join the Open Sky Adventure group and sign up on our website.
This article provides general information about Class BC camping England rules in 2026. It is not legal, planning, licensing, or flood-risk advice. Confirm your proposal with the relevant local planning authority and other regulators before taking bookings.