Meta description: Learn how Class BC camping England rules work in 2026, including the 60-day limit, 50 pitches, annual LPA notification, flood-zone prior approval, and farm diversification steps.
Hello, farmer, landowner, pub owner or hotel operator.
Your unused land may support a temporary campsite.
England’s Class BC permitted development rights can allow camping for up to 60 days each calendar year.
You can provide up to 50 pitches.
You must follow the conditions.
Use this guide to plan your site, check the temporary campsite 60 days rule, and avoid common planning mistakes.
This article covers England. Wales has separate rules. Do not use this Class BC checklist for Welsh land without checking the Welsh position.
What Class BC camping allows in England
Class BC sits within Part 4 of the General Permitted Development Order.
It allows:
- Recreational campsite use for up to 60 days per calendar year.
- Up to 50 pitches on the land.
- Moveable structures needed for the campsite.
- Tents, motorhomes and campervans, subject to other legal requirements.
The 60 days do not need to run together.
You can choose separate weekends, holiday periods or event dates.
Count every day of campsite use.
Do not treat the allowance as 60 days per pitch. It is 60 days for the land.
Do not treat it as 60 days per event. It is 60 days in total during the calendar year.
Class BC does not generally allow traditional towed caravans or static caravans. Check the unit type before you advertise.
The old 28-day rule has changed
Many landowners still refer to the “28-day rule”.
In England, the old general route for temporary camping changed in 2023.
The legislation removed ordinary camping from the previous Class B position, except where camping is connected with a festival.
Class BC now provides the main permitted development route for temporary recreational campsites in England.
This does not mean every site can operate for 60 days.
You must still check:
- The site location.
- Protected designations.
- Flood risk.
- Site conditions.
- Camping units.
- Facilities.
- Licensing.
- Local restrictions.
The 28-day rule may still arise in other planning or licensing discussions. It may also apply differently in Wales.
Do not rely on an old campsite arrangement.
Check the current legal position with your local planning authority, or LPA, before taking bookings.
The four main Class BC limits
1. Operate for no more than 60 days
Plan your dates before the season starts.
Use one operating calendar.
Record:
- Opening dates.
- Closing dates.
- Cancelled dates.
- Weather closures.
- Events.
- Group bookings.
Do not exceed 60 campsite operating days in the calendar year.
Keep your records after the season ends.
2. Provide no more than 50 pitches
Set out the pitch layout in advance.
Mark each pitch on your site plan.
Do not add extra pitches during busy periods.
Start smaller if needed.
A 10-pitch site may be easier to manage than a 50-pitch site. It can reduce pressure on traffic, drainage, waste collection and nearby homes.
3. Use permitted camping units
Class BC can cover tents and motorhomes or campervans that meet the legal definition.
It does not provide a general right to site towed caravans.
Check the difference between:
- A tent.
- A motorhome.
- A campervan.
- A touring caravan.
- A static caravan.
- A glamping pod.
A planning right for one unit does not automatically cover another.
4. Use moveable structures
Class BC allows moveable structures reasonably necessary for the campsite.
These may include:
- Portable toilets.
- Moveable showers.
- Waste facilities.
- Temporary reception points.
- Safety equipment.
- Temporary access equipment.
Do not assume that a permanent toilet block, lodge or building falls within Class BC.
Check separate planning requirements before construction.
Toilets and waste facilities are mandatory
You must provide on-site toilet and waste disposal facilities.
Do this before opening.
Do not open first and fix the facilities later.
Show the facilities on your site plan.
Your plan should also show:
- Pitch locations.
- Site boundaries.
- Vehicle access.
- Emergency access.
- Toilet locations.
- Waste points.
- Water points.
- Nearby homes.
- Watercourses, where relevant.
Keep the layout simple.
Make facilities easy to find.
Keep waste areas secure.
Arrange regular collection.
Record inspections.
Remove temporary equipment when the campsite closes, unless another legal route allows it to remain.
Annual notification to the local planning authority
You must notify the LPA in writing before starting development in each calendar year.
This applies even when the site is outside Flood Zone 2 and Flood Zone 3.
Your notification must include a copy of the site plan.
The plan must provide details of:
- Toilet facilities.
- Waste disposal facilities.
- Dates when the site will be in use.
Send the notice early.
Keep:
- A copy of the notification.
- The site plan.
- Proof of delivery.
- Your operating calendar.
- Facility inspection records.
- Any LPA response.
The LPA must pass the notification to the relevant fire and rescue authority where required.
This notification is not the same as a full planning application.
It is also not the same as prior approval.
When prior approval is needed
You need prior approval for a campsite when the proposed development is on land in Flood Zone 2 or Flood Zone 3.
You must apply before starting development in each calendar year.
Your application must include:
- A site-specific flood risk assessment.
- Warning arrangements.
- An evacuation plan.
- The required fee, where applicable.
The LPA must consult the Environment Agency.
The LPA must consider the Environment Agency’s response before deciding the application.
Check your land using the GOV.UK long-term flood risk service.
Ask a qualified professional to prepare the flood risk assessment where needed.
Do not open while the application is still being considered.
The 56-day LPA response window
The LPA has 56 days to notify you whether prior approval is granted or refused.
You cannot begin before:
- You receive written prior approval, or
- 56 days pass after the LPA receives your application without notifying you whether approval is granted or refused.
This is known as deemed approval.
The 56 days are not an extra camping allowance.
They are not part of the 60 operating days.
The 60-day limit still applies after approval or deemed approval.
Submit early.
Allow time for missing information, payment issues or administrative delays.
Keep proof of the date the LPA received your application.
Sites that Class BC does not cover
Class BC does not apply to certain locations.
These include:
- Scheduled monuments.
- Safety hazard areas.
- Military explosives storage areas.
- Sites of Special Scientific Interest.
- Sites of listed buildings.
Check the site before buying equipment.
Check the planning history.
Check for Article 4 Directions and other local restrictions.
Ask the LPA for written guidance where the position is unclear.
A practical farm diversification strategy
Use Class BC as a test for farm diversification camping.
Start with the land.
Do not start with the equipment.
Step 1: Map the site
Mark:
- The land boundary.
- Existing tracks.
- Access points.
- Watercourses.
- Sloping ground.
- Nearby dwellings.
- Farm operations.
- Emergency routes.
Map pitches away from your home and neighbouring dwellings where possible.
This can reduce noise, privacy and access problems.
Step 2: Start small
Choose a small number of pitches.
Test your access, waste plan and guest communication.
Review the operation after each booking period.
Add no pitches unless your plan and legal route support them.
Step 3: Plan the facilities
Choose moveable facilities that match your guest numbers.
Plan toilet servicing.
Plan waste collection.
Plan water supply.
Plan emergency access.
Keep all facilities on the site plan.
Step 4: Set the annual dates
Create one calendar for the whole year.
Record every campsite operating day.
Include group stays, public bookings and private events.
Leave space for weather changes.
Do not let bookings push you beyond 60 days.
Step 5: Keep a compliance file
Store:
- LPA notification.
- Prior approval documents, if needed.
- Site plan.
- Flood risk assessment.
- Evacuation plan.
- Operating calendar.
- Pitch records.
- Waste records.
- Safety checks.
- Insurance documents.
- Licence documents.
Good records help you answer questions.
They also help you manage the season.
What pubs and hotels should check
Pubs and hotels can use temporary camping to add outdoor accommodation and support existing services.
You could combine camping with:
- Food service.
- Local walks.
- Guided hikes.
- Wildlife experiences.
- Outdoor activity packages.
- Corporate team days.
Check the relationship between the campsite and the main business.
Plan arrivals.
Control vehicle movements.
Set quiet hours.
Give guests waste instructions.
Keep farm traffic separate from visitor traffic.
Check whether you need a caravan site licence, insurance or other permissions.
Planning permission and site licensing are separate matters.
Review the Open Sky Adventure legal information and land licensing options.
England and Wales are not the same
Class BC applies to England.
Wales has a separate permitted development framework.
The Welsh 28-day position changes during 2026. New rules may include different limits, prior approval requirements and restrictions in protected areas.
Check the Welsh legislation before planning a Welsh campsite.
Do not use an England-based site plan for Wales without checking the local rules.
Your Class BC checklist for 2026
Follow this order:
- Confirm that the land is in England.
- Check protected designations.
- Check Flood Zone 2 and Flood Zone 3 status.
- Plan no more than 50 pitches.
- Plan no more than 60 operating days.
- Confirm the camping unit types.
- Exclude towed caravans unless another route applies.
- Plan toilets and waste facilities.
- Map pitches away from dwellings.
- Prepare the site plan.
- Apply for prior approval if required.
- Notify the LPA each year.
- Check site licensing.
- Arrange insurance and safety controls.
- Keep records.
- Open only when the requirements are met.
Do not market dates before you know the planning route.
Do not rely on the old 28-day rule.
Do not assume prior approval applies only once.
For Flood Zone 2 or 3 land, check the annual process.
Start your licensed camping project
Class BC can support a temporary campsite.
It can support farm diversification camping.
It can help farmers, landowners, pubs and hotels use suitable land for outdoor stays.
Open Sky Adventure helps landowners understand the process, plan responsible camping use and connect visitors with outdoor experiences.
Explore how to unlock your land.
Join Open Sky Adventure and sign up on our website.
We will happily help you, signup live now if you have an interest in joining our license agreement.
This article provides general information about Class BC camping England, permitted development rights and the temporary campsite 60 days rule. It is not legal or planning advice. Confirm your proposal with the relevant LPA before operating.