Meta description: Learn how Class BA camping Wales works in 2026, including the 60-day limit, 28-day rule, 100m buffer zone, prior approval, and farm diversification options.
Hello, farmer, landowner, pub owner or hotel operator. Your Welsh land may support a temporary campsite.
Check the rules first.
From 1 September 2026, Class BA creates a new permitted development route for temporary recreational campsites in Wales.
It can support farm diversification, rural tourism and hospitality businesses.
It also brings strict limits.
Follow each condition. Keep clear records. Speak to your local planning authority before taking bookings.
What Class BA allows in Wales
Class BA is part of the Welsh permitted development rules.
It allows you to use land as a recreational campsite for a limited number of days each calendar year.
You may provide moveable structures needed for the campsite.
This can include:
- Tent pitches.
- Motorhome pitches.
- Campervan pitches.
- Portable toilets.
- Waste facilities.
- Temporary campsite equipment.
- Moveable facilities linked to the use.
Class BA does not give permission for permanent buildings.
It does not remove site licensing duties.
It does not override environmental restrictions.
Read the official Welsh legislation before you plan your site.
The 60-day rule
You can use eligible land as a recreational campsite for up to 60 days in total per calendar year.
Count the days carefully.
The limit is:
- Per calendar year.
- Not per pitch.
- Not per booking.
- Not per event.
You can split the days across the year.
Create your operating calendar before the season starts.
Record every day when the land is used as a campsite.
Do not exceed 60 days.
The 28-day rule in protected areas
A shorter limit applies if any part of the land sits within a:
- National Park.
- Area of Outstanding Natural Beauty, also known as a National Landscape.
- World Heritage Site.
The maximum becomes 28 days in total per calendar year.
Check the full land boundary.
If any part of the proposed campsite sits within one of these areas, plan around the 28-day limit.
Do not assume you can use one part of a field for 60 days and another part for 28 days.
Ask your local planning authority to confirm the position.
The 100m buffer zone for Welsh campsites
The 100m buffer zone campsite Wales rule is one of the main Class BA controls.
Class BA does not permit campsite development on land within 100 metres of a protected dwelling.
The only stated exception is a private way.
What counts as a protected dwelling?
A protected dwelling is a dwellinghouse or flat occupied by someone other than the campsite owner or operator.
This can include:
- A neighbour’s house.
- A nearby residential cottage.
- A flat occupied by another person.
- A dwelling linked to a separate business.
Measure from each protected dwelling.
Use an accurate site plan.
Mark each 100m buffer clearly.
What must stay outside the buffer?
Keep all campsite use and facilities outside the 100m zone.
This includes:
- Tents.
- Campervans.
- Motorhomes.
- Guest parking.
- Toilets.
- Showers.
- Wastewater facilities.
- Waste bins.
- Reception areas.
- Moveable campsite structures.
- Shared amenities.
A private access route may pass through the buffer.
Do not place pitches beside a neighbour’s home.
Do not place toilets inside the restricted area.
Do not use the buffer for overflow parking.
How to plan around the 100m buffer
Use this process before you buy equipment or advertise dates.
1. Map every nearby dwelling
Walk the site boundary.
Check neighbouring properties.
Review maps and aerial images.
Identify homes, flats and residential buildings.
Confirm who occupies each dwelling.
2. Draw each 100m radius
Use a scaled site plan.
Draw a 100m circle from each protected dwelling.
Use more than one circle where necessary.
Mark the restricted land in a different colour.
3. Choose fields away from houses
Select the field with the most usable space outside the buffer.
Move pitches towards the centre of the land where possible.
Use hedges and existing field boundaries to separate the campsite from homes.
Do not treat a hedge as a legal measurement.
Measure the distance.
4. Use existing access
Use an existing farm track or established entrance where possible.
Keep private access routes separate from camping areas.
Avoid creating a new access close to a dwelling.
Show the access route on your plan.
Check visibility, road safety and vehicle movements.
5. Keep facilities together
Place toilets, wastewater points and bins in one managed area.
Keep them outside every 100m buffer.
Make the area easy to reach.
Plan collection access.
Prevent guests from walking through neighbouring land.
Annual prior approval for a Class BA campsite
Class BA is not automatic.
You must apply to your local planning authority before starting the development in each calendar year.
This is the key prior approval campsite process.
Submit the annual determination application before opening.
The application must include a site plan and details of:
- Toilet and wastewater facilities.
- Waste disposal facilities.
- Pitch locations.
- Amenity locations.
- Highway access.
- Proposed campsite dates.
The local planning authority can decide that prior approval is required.
If it does, submit the prior approval application before the campsite starts.
Do not open while waiting for the required written approval.
The authority will consider:
- Toilet arrangements.
- Wastewater arrangements.
- Waste disposal.
- Vehicle access.
- Highway impact.
- Traffic changes near the site.
The authority may add reasonable conditions.
Operate in line with the approved details.
The legislation gives the authority up to 28 days to respond to the initial determination application.
Plan early.
Do not submit just before your first booking.
Use the Welsh Government guidance and application information and ask your local authority which documents and fees it requires.
Prepare these documents
Create one compliance file.
Include:
- A site location plan.
- A detailed campsite layout.
- The 100m buffer plan.
- Proposed operating dates.
- Toilet and wastewater details.
- Waste collection arrangements.
- Highway access details.
- Emergency access arrangements.
- Land designation checks.
- Insurance documents.
- Site inspection records.
Update the file each year.
Keep copies of all applications and decisions.
Check exclusions before you apply
Class BA does not apply to every site.
The Welsh Order excludes land such as:
- Sites of Special Scientific Interest.
- Special Areas of Conservation.
- Special Protection Areas.
- Ramsar sites.
- Scheduled monuments.
- Sites of listed buildings.
- Safety hazard areas.
- Military explosives storage areas.
- Flood Zones 2 and 3.
- Land within 100m of a protected dwelling, except for a private way.
Check the land before you plan the business.
Use official mapping.
Check flood risk.
Ask the planning authority about local designations and restrictions.
A site outside the permitted development route may need a full planning application.
Do not confuse planning with campsite licensing
Planning permission and site licensing are separate.
Class BA deals with planning use.
It does not automatically remove the need for a camping or caravan site licence.
Under GOV.UK guidance, you may need a licence if the site is used for camping in tents:
- For 42 days or more in a row.
- For 60 days or more in any 12-month period.
The full Class BA allowance is 60 days per calendar year.
That means you may reach the licensing threshold.
Check your position with the local authority.
If you host motorhomes or other caravans, check whether a caravan site licence is required.
Also review:
- Public liability insurance.
- Fire safety.
- Water supply.
- Electrical safety.
- Food safety.
- Waste handling.
- Environmental health.
- Business rates.
- Guest safety.
- Emergency procedures.
Practical diversification advice for farms
Farm diversification camping can create seasonal income from unused land.
Start with a simple operating model.
Choose fewer pitches if access or drainage is limited.
Use the land that stays dry.
Avoid fields with poor road access.
Keep the guest area away from working machinery.
Offer options such as:
- Tent pitches.
- Campervan pitches.
- Small group stays.
- Guided walks.
- Wildlife weekends.
- Outdoor skills sessions.
- Farm tours.
- Seasonal camping packages.
Keep temporary structures removable.
Use clear arrival times.
Set quiet hours.
Give guests simple waste and fire instructions.
Keep the campsite separate from livestock areas.
Review the plan after each season.
Options for pubs and hotels
A pub or hotel can use nearby land to add outdoor accommodation.
Link the campsite to existing services where appropriate.
You could offer:
- Breakfast packages.
- Evening meals.
- Walking routes.
- Local activity bookings.
- Secure parking.
- Shower access.
- Group stays.
- Corporate team experiences.
Control traffic.
Set check-in times.
Manage noise.
Keep guests away from private residential areas.
Use the 100m buffer when choosing the field, parking area and facilities.
Class BA camping Wales 2026 checklist
Complete these steps.
- Confirm that the land is in Wales.
- Check the 60-day or 28-day limit.
- Map every protected dwelling.
- Draw each 100m buffer.
- Choose pitches outside the buffers.
- Keep toilets and waste facilities outside the buffers.
- Check protected designations.
- Check Flood Zones 2 and 3.
- Plan highway access.
- Prepare the annual application.
- Submit before starting each calendar year.
- Wait for the required decision or confirmation.
- Check camping and caravan licensing.
- Arrange insurance and safety controls.
- Keep a complete compliance file.
Do not rely on the old 28-day rule.
Do not apply English Class BC rules to Wales.
Do not advertise before you know the legal route.
Do not take bookings that could push you over the annual limit.
Start your licensed camping project
Class BA can support a compliant Welsh campsite.
It can support farm diversification.
It can help pubs and hotels add outdoor stays.
The 100m buffer needs careful mapping.
The prior approval process needs early planning.
Open Sky Adventure helps landowners and hospitality businesses understand licensed camping, site compliance and outdoor adventure operations.
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.
Unlock your land and potential, contact Open Sky Adventure, or review our legal information.
This article provides general information about camping legislation UK 2026. It is not planning or legal advice. Confirm your proposal with the relevant local planning authority before operating.