Meta description: Understand UK camping legislation 2026, Class BC in England, Class BA in Wales, 28-day and 60-day rules, licensing and compliance checks.
Welcome. If you own rural land, check the rules before you open a campsite.
Class BC applies in England.
Class BA applies in Wales.
Both are permitted development rights.
Neither replaces licensing, insurance or safety duties.
Start with the correct rule
Do not rely on one general “28-day rule”.
You must separate:
- Planning permission.
- Permitted development rights.
- Campsite licensing.
- Site safety.
- Environmental controls.
The dates also differ.
Planning limits usually run by calendar year.
Camping licence limits use a 12-month period and a consecutive-day test.
Use the correct record for each rule.
Class BC camping in England
Class BC sits in Part 4 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015.
The 2023 amendment created the specific campsite right. Read the wording in Article 3 of the 2023 Amendment Order.
Class BC allows you to:
- Use land as a recreational campsite for up to 60 days in total in each calendar year.
- Provide up to 50 pitches.
- Place moveable structures that are reasonably needed for the campsite.
- Provide tents, motorhomes and campervans, subject to the legal definition and site limits.
You must provide:
- Toilets.
- Waste disposal facilities.
- A site plan.
- The proposed operating dates.
Notify your local planning authority in writing before you start in each calendar year.
When England requires prior approval
Class BC does not always need prior approval.
It does when the proposed campsite is in Flood Zone 2 or Flood Zone 3.
Submit:
- A site-specific flood risk assessment.
- Warning arrangements.
- An evacuation plan.
- The required fee.
- Your site plan.
The local planning authority must consult the Environment Agency.
Do not open until you receive written approval, or the statutory 56-day period ends without a decision.
Check the full Class BC legislation before relying on deemed approval.
England site checks
Class BC does not apply on:
- A scheduled monument.
- A safety hazard area.
- A military explosives storage area.
- A Site of Special Scientific Interest.
- A listed building site.
- Land where the permitted development right has been removed.
Check for:
- Article 4 Directions.
- Existing planning conditions.
- Conservation restrictions.
- Highway issues.
- Water and drainage constraints.
Class BC is for recreational camping.
Do not use it for permanent homes, long-term occupation or a fixed holiday park.
Class BA camping in Wales
Class BA applies under the Town and Country Planning (General Permitted Development) (Amendment) (Wales) Order 2026.
The rule depends on the location.
Wales 60-day and 28-day limits
Outside protected landscapes, Class BA allows:
- Up to 60 days in total in each calendar year.
Within a National Park, Area of Outstanding Natural Beauty, National Landscape or World Heritage Site, Class BA allows:
- Up to 28 days in total in each calendar year.
These are planning limits.
They are not campsite licensing limits.
The 28-day limit in a protected landscape does not mean you can ignore the Class BA process.
You must still notify the local planning authority each year.
You must still meet the site conditions.
Wales and the 100-metre buffer
Class BA cannot be used on land within 100 metres of a protected dwelling.
A protected dwelling means a dwellinghouse or flat occupied by someone other than the campsite owner or operator.
Map the distance before you choose pitches.
Measure from the campsite land.
Do not measure only from the toilet block or access gate.
If any part of the proposed campsite falls inside the buffer, Class BA is not available for that land.
You may need full planning permission instead.
The 100-metre restriction does not apply to a private way. That does not make the campsite itself lawful.
Wales annual prior approval process
Class BA is not automatic.
Before starting each year, apply to your local planning authority for a determination on whether prior approval is required.
Use the Welsh Government temporary recreational campsite form.
Include:
- A site plan.
- Pitch locations.
- Amenities.
- Toilets and wastewater facilities.
- Waste disposal facilities.
- Access from the highway.
- Proposed operating dates.
- The required fee.
The authority has 28 days to issue its determination.
If it confirms that prior approval is not required, keep that notice.
If it requires prior approval, apply again.
Cover:
- Toilet and wastewater arrangements.
- Waste disposal.
- Vehicular access.
- Highway impacts.
- Any information requested by the authority.
Do not start until written approval is granted.
Do not assume the 28-day operating limit is the same as the 28-day determination period.
They are different.
Wales excluded locations
Class BA does not apply on or in:
- Scheduled monuments.
- Special Areas of Conservation.
- Special Protection Areas.
- Ramsar sites.
- Sites of Special Scientific Interest.
- Listed building sites.
- Flood Zones 2 or 3.
- Safety hazard areas.
- Military explosives storage areas.
- Land within 100 metres of a protected dwelling.
Check the Welsh legislation and local planning guidance before you market dates.
The 28-day rule is not the 60-day rule
The old temporary-use route caused confusion.
In England, ordinary camping was removed from the general Class B route when Class BC was introduced.
In Wales, the 2026 changes exclude camping from the old Class B route, except camping connected with a festival.
Use the specific campsite class:
- England: Class BC.
- Wales: Class BA.
The old 28-day rule is not a shortcut around the new conditions.
It is also not a campsite licence rule.
Planning permission and licensing are separate
A permitted development right deals with planning.
It does not grant a camping licence.
For tent camping, the main licensing thresholds are:
- More than 42 consecutive days.
- More than 60 days in any 12-month period.
If you exceed either threshold, contact your local authority about a campsite licence.
Read the GOV.UK camping licence guidance for Wales, then check your own council’s process.
Caravans create a separate issue.
The Caravan Sites and Control of Development Act 1960 applies to caravan sites.
Class BC and Class BA allow certain motor vehicles designed for human habitation, such as motorhomes and campervans.
They do not create a general right to site static caravans.
Check the vehicle type, planning status and licence position.
Build your landowner compliance file
Create one file for each site.
Keep it current.
1. Site plans
Add:
- Site boundary.
- Pitch numbers.
- Maximum pitch count.
- Toilets.
- Waste facilities.
- Wastewater arrangements.
- Access and exit routes.
- Parking.
- Fire points.
- Emergency access.
- Water points.
- Nearby homes and protected buildings.
For Wales, mark the 100-metre buffer.
2. Operating records
Record:
- Every operating date.
- Arrival and departure dates.
- Pitch numbers in use.
- Total annual days.
- Rolling 12-month days.
- Consecutive operating days.
- Cancellations and closures.
Keep England and Wales records separate.
Do not count bookings only.
Count the days the land is used as a campsite.
3. Planning communications
Save:
- England annual notification.
- Welsh annual determination application.
- Prior approval applications.
- Approval notices.
- LPA emails.
- Site plans submitted.
- Flood risk documents.
- Consultation responses.
- Any Article 4 advice.
Record submission dates.
Set reminders before each season.
4. Facilities
Check:
- Toilet capacity.
- Handwashing.
- Fresh water.
- Wastewater removal.
- General waste.
- Recycling.
- Safe servicing access.
- Cleaning records.
- Pest controls.
Use moveable facilities where the permitted development right requires them.
5. Flood risk
Check the official flood map.
Do not place pitches in a risk area without advice.
For England, prepare the flood risk assessment where Class BC requires prior approval.
For Wales, Class BA excludes Flood Zones 2 and 3.
Move the site or seek planning advice.
6. Insurance and safety
Arrange:
- Public liability insurance.
- Employers’ liability insurance where required.
- Landowner cover.
- Equipment cover.
- Activity cover.
- Emergency contact arrangements.
Complete written risk assessments.
Cover fire, vehicles, water, livestock, uneven ground, trees, weather and night access.
Give guests clear site rules.
Keep first aid equipment available.
Test emergency lighting and communications.
Use camping as farm diversification
Start with a small pilot.
Choose a field with:
- Safe access.
- Good drainage.
- Distance from homes.
- Low flood risk.
- Space for toilets and waste.
- A clear emergency route.
- Limited impact on farm work.
Keep the camping area separate from livestock.
Protect working gates and machinery routes.
Set booking limits.
Use fixed operating dates.
Review guest feedback after each season.
Farmers can add guided walks, wildlife experiences and outdoor skills sessions.
Pubs can connect pitches with food and local services.
Hotels can add outdoor stays without changing the main building.
Rural landowners can test demand before seeking full planning permission.
Read Open Sky Adventure’s land diversification information and legal information.
Join Open Sky Adventure
Join the Open Sky Adventure group, review the guidance, prepare your file and sign up through the Open Sky Adventure website.
We will happily help you, signup live now if you have an interest in joining our license agreement.
Legal disclaimer
This article is general information for England and Wales.
It is not legal, planning, licensing, insurance or safety advice.
Legislation, local policies and permitted development rights can change.
Check the current legislation.
Contact your local planning authority and licensing authority before opening.
Obtain professional advice for complex sites, protected land, flood-risk land, mixed accommodation, caravans or long-term use.