Meta description: Learn how Class BA camping Wales rules work in 2026, including the 60-day limit, 28-day protected-site rule, 100m buffer zone, prior approval, facilities and farm diversification.
Hello, farmer, pub owner, hotel operator or rural landowner.
Your Welsh land may support a temporary campsite in 2026.
Check the rules first.
Class BA now creates a permitted development route for temporary recreational campsites in Wales. You can use it without a full planning application if you meet every condition.
This guide explains the process.
It covers the 100m buffer zone campsite Wales rule, the annual application, prior approval and practical farm diversification.
This is general information. It is not legal advice. Check your proposal with your local planning authority before you open.
What Class BA camping Wales rules allow
The Town and Country Planning (General Permitted Development) (Amendment) (Wales) Order 2026 introduced Class BA.
Class BA allows:
- A temporary recreational campsite.
- Up to 60 days per calendar year on most land in Wales.
- Up to 28 days in a National Park.
- Up to 28 days in a National Landscape.
- Up to 28 days in a World Heritage Site.
- Moveable structures needed for the campsite.
- Tent pitches.
- Motorhomes and campervans designed or adapted for human habitation.
Touring caravans, static caravans and mobile homes are not automatically covered.
Class BA does not create an automatic 50-pitch allowance. That figure relates to English rules. Wales has no equivalent statutory 50-pitch limit under Class BA.
Your capacity still matters.
Plan for safe access, toilets, wastewater, waste collection and emergency movement.
What happened to the 28-day rule?
The old 28-day camping route has changed.
The amended Class B rules no longer permit ordinary camping unless it is connected with a festival.
Class BA is now the main permitted development route for temporary recreational campsites in Wales.
Use this basic table:
| Location | Maximum Class BA campsite use |
|---|---|
| Most land in Wales | 60 days per calendar year |
| National Park | 28 days per calendar year |
| National Landscape | 28 days per calendar year |
| World Heritage Site | 28 days per calendar year |
Keep a site calendar.
Count every operating day.
Do not assume that a new calendar year removes other duties. Campsite licensing, environmental controls and safety rules still apply.
Read the Welsh Government campsite prior approval form before you prepare your application.
The 100m buffer zone campsite Wales rule
Class BA does not permit development on land within 100 metres of a protected dwelling.
The only stated exception is a private way.
A protected dwelling means a dwellinghouse or flat occupied by someone other than the campsite owner or operator.
This can include a nearby neighbour’s home.
It can include a flat outside your land.
It does not normally include a dwelling occupied by you as the campsite owner or operator.
The restriction is strict.
Do not place any campsite use inside the buffer.
That includes:
- Tent pitches.
- Motorhome pitches.
- Campervan pitches.
- Toilets.
- Wastewater facilities.
- Waste storage.
- Other campsite amenities.
You may be able to use land within the buffer for a private access way. Do not use that exception for camping or facilities.
How to measure the 100m buffer
Start with a full site map.
Then follow these steps:
- Mark every nearby dwelling.
- Identify who occupies each dwelling.
- Mark the dwelling and its curtilage.
- Measure 100 metres from the closest relevant point.
- Draw the buffer on your site plan.
- Mark all pitches and facilities.
- Move every campsite element outside the buffer.
- Ask the LPA to confirm the measurement approach if the boundary is unclear.
Use a measured plan.
Show the scale.
Add the distance labels.
Use a GIS map, measured survey or accurate mapping tool. Keep a copy of your evidence.
Take a conservative approach. Show the buffer from the nearest point of the dwelling’s curtilage where this is relevant. This reduces disputes about the measurement.
What to do when a neighbouring home blocks Class BA
You have four practical options.
Move the campsite
Use another field.
Move the pitches beyond the 100m buffer.
Move the toilets, waste facilities and amenities too.
Use the buffer only for access
A private way may pass through the restricted area.
Keep all camping use outside it.
Show this clearly on your plan.
Reduce the site
A smaller site may fit beyond the buffer.
Start with fewer pitches.
Review the layout before increasing capacity.
Seek another planning route
If the only workable land sits within the buffer, Class BA is not available for that campsite use.
Discuss a full planning application with the LPA.
Do not advertise, take bookings or open first.
A licensing arrangement or membership structure does not automatically remove the planning restriction. Use the correct planning route for the proposed use.
Other Class BA exclusions
Check the land before designing the site.
Class BA does not apply on:
- Scheduled monuments.
- Special Areas of Conservation.
- Special Protection Areas.
- Ramsar sites.
- Sites of Special Scientific Interest.
- Sites of listed buildings.
- Safety hazard areas.
- Military explosives storage areas.
- Flood Zones 2 and 3.
- Land within 100 metres of a protected dwelling, except for a private way.
Check the Flood Map for Wales and relevant planning records.
Check National Park, National Landscape and World Heritage Site boundaries.
Ask the LPA if your site crosses a designation boundary.
Class BA prior approval campsite process
You must apply to the LPA before beginning the development in each calendar year.
The first application is a determination application.
It asks the council whether prior approval is required.
Step 1: Confirm the planning route
Confirm that:
- The land is in Wales.
- The use is a temporary recreational campsite.
- Your operating dates fit the 60-day or 28-day limit.
- Your pitches use tents, motorhomes or campervans covered by Class BA.
- Your site avoids the listed exclusions.
Step 2: Prepare the site plan
Your application must include a site plan with:
- The campsite boundary.
- The camping area.
- Every pitch.
- Toilets.
- Wastewater facilities.
- Waste disposal facilities.
- Site amenities.
- Vehicle routes.
- Access from the public highway.
- Operating dates.
- The 100m buffer.
- Nearby protected dwellings.
Use a clear scale.
Label each feature.
Make the plan easy to check.
Step 3: Explain toilets and wastewater
Class BA requires arrangements for toilets and wastewater facilities.
Show the toilet locations.
State the expected capacity.
Explain cleaning and servicing.
Explain how wastewater will be stored, treated, removed or discharged.
Do not rely on an informal discharge.
Check environmental permits and drainage requirements with the relevant authority.
Step 4: Explain waste disposal
Show waste storage on the plan.
State who collects it.
State how often collection takes place.
Separate recycling where practical.
Secure containers.
Keep waste away from watercourses and sensitive areas.
Step 5: Explain highway access
Show the route from the public highway.
Check visibility.
Check the entrance.
Provide emergency access.
Show parking and turning areas.
Consider cars, tractors, delivery vehicles, waste vehicles and emergency services.
Step 6: Submit the annual application
Submit the determination application before opening.
Include the required plan, particulars and fee if applicable.
Keep proof of submission.
Record the date the LPA received it.
The 28-day response window
The LPA has 28 days from receiving a valid application.
It must provide one of these notices:
- Prior approval is not required.
- Prior approval is required.
- The application does not comply with the submission requirements.
The council must determine that prior approval is required where it considers the campsite likely to create a material increase or material change in local traffic.
The LPA can also assess the proposed arrangements for:
- Toilets and wastewater.
- Waste disposal.
- Vehicular access.
Do not start while waiting for a notice.
If prior approval is not required
Operate only as shown in your submitted details.
Follow the submitted layout.
Follow the submitted dates.
Keep records.
If prior approval is required
Submit the second-stage Class BA prior approval application.
The LPA may request further information.
It may request transport, highway, wastewater or waste evidence.
It may consult other bodies.
It may grant approval with reasonable conditions.
Do not start the campsite until you receive written approval.
If the LPA does not respond
If 28 days pass without an invalidity notice or determination, Class BA provides a route to proceed, subject to the statutory conditions.
Check that your application was valid.
Check the receipt date.
Keep the submitted plan.
Keep proof of delivery.
Operate exactly as submitted.
Obtain professional advice before relying on silence. Do not treat silence as permission to change the layout, add pitches or extend the operating dates.
Farm diversification camping advice
Start small.
Use fewer pitches.
Test demand.
Review access.
Review cleaning.
Review waste collection.
Use existing farm tracks if they are safe.
Use existing buildings for reception, supplies or shelter where the planning position allows.
A farm could offer:
- Tent pitches.
- Campervan pitches.
- Wildlife walks.
- Guided hikes.
- Outdoor skills sessions.
- Local produce.
- Nature activities.
Keep each activity within its own legal requirements.
A pub could provide:
- Meals.
- Breakfasts.
- Local information.
- Booking support.
- Secure parking.
- Supplies.
A hotel could add:
- Overflow camping.
- Guided outdoor experiences.
- Walking packages.
- Group activities.
- Seasonal accommodation options.
Do not install permanent buildings under the assumption that Class BA covers them.
Class BA covers moveable structures reasonably necessary for the permitted use. Check whether any structure needs separate planning permission, building control approval or another consent.
For wider land planning, read Open Sky Adventure’s land potential guide.
PDR does not replace a campsite licence
Permitted development deals with planning.
It does not replace site licensing.
Check:
- Campsite licensing.
- Environmental permits.
- Waste carrier rules.
- Private water supplies.
- Food registration.
- Fire safety.
- Public liability insurance.
- Health and safety.
- Highway requirements.
- Building control.
- Public rights of way.
- Nature and heritage controls.
Read the latest Welsh Government guidance for temporary campsites.
Review the Open Sky Adventure legal information.
Your 2026 Class BA checklist
Map the land.
Find nearby dwellings.
Measure the 100m buffer.
Remove restricted land.
Check flood zones and designations.
Choose your operating dates.
Plan pitches and moveable facilities.
Provide toilets and wastewater arrangements.
Plan waste disposal.
Show highway access.
Submit the annual determination application.
Wait for the LPA response.
Submit the second-stage application if required.
Keep records.
Operate within the approved or submitted details.
Open Sky Adventure is an industry-leading authority for compliant Welsh camping, farm diversification and outdoor experiences.
Join the Open Sky Adventure group and sign up on the website.
Contact the Open Sky Adventure team.
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