Hello, landowner or farmer. Planning a pop-up campsite in Wales? Check the 100-metre rule before you choose your pitches.
Here’s the key point: Class BA does not create a 100-metre buffer between your campsite and another caravan or tented site. The restriction is about a nearby protected dwelling.
That difference matters. It can change where you place your campsite, or whether you can use Class BA at all.
What is the 100-metre rule?
Under Class BA, permitted development does not allow a temporary campsite on land within 100 metres of a protected dwelling, except for a private way.
A protected dwelling means a dwellinghouse or flat occupied by someone other than the campsite owner or operator.
So, the rule protects occupied homes. It does not set a general separation distance between campsites.
A neighbouring tented campsite is not, by itself, a protected dwelling. Nor is a caravan site simply because it has pitches. If there is a qualifying dwelling nearby, that dwelling may matter. Check the facts and confirm any uncertainty with your local planning authority (LPA).
Read the Class BA legislation.
How do you measure 100 metres?
The Order does not set out a surveying method or name exact measurement points. It says the campsite land must not be within 100 metres of a protected dwelling.
As a cautious first check, mark the proposed campsite area on a plan. Measure the shortest distance from that area to the nearest qualifying dwelling. Don’t measure only from the centre of your field, or from a pitch you plan to place far away.
Use a clear site plan. Mark the proposed campsite boundary, pitches, facilities and access. If the nearest distance is close to 100 metres, ask your LPA how it will assess the site. Don’t rely on an informal estimate.
What counts as an existing site?
The 100-metre test is not about whether another campsite is already operating. The legal question is whether your proposed campsite land lies within 100 metres of a protected dwelling.
That means a nearby tent field, caravan site or campsite boundary does not automatically trigger the restriction. Look for a dwellinghouse or flat, then check whether it is occupied by someone other than your campsite owner or operator.
Don’t assume a building, static caravan or motorhome meets the definition of a protected dwelling. The legislation defines the term as a dwellinghouse or flat. If a nearby building’s status is unclear, ask the LPA before treating it as either included or excluded.
What happens if your land is within 100 metres?
If the proposed campsite land falls within the 100-metre zone, you cannot rely on Class BA for that proposal. Submitting the annual determination application does not remove the restriction. Nor does a favourable decision about toilets, waste or access.
You may need to apply for full planning permission before operating. Speak to your LPA before advertising dates or taking bookings. Ask what application is needed and what information to provide.
Check other Class BA limits too. The 100-metre rule is only one of several restrictions. Class BA also does not permit development on certain protected or restricted sites, including sites in Flood Zones 2 or 3. It does not generally allow touring caravans, static caravans or mobile homes. A qualifying motor vehicle designed or adapted for human habitation is treated differently under the Order.
How does the 60-day limit work in 2026?
Class BA came into force on 1 June 2026. It allows a recreational campsite on eligible land for up to 60 days in total per calendar year in most parts of Wales. The days do not need to be consecutive.
The limit is 28 days in total per calendar year if your land is in a National Park, National Landscape (formerly known as an Area of Outstanding Natural Beauty), or World Heritage Site.
The rules were updated on 1 September 2026, when the transitional change to the former Class B camping right took effect. As of October 2026, check your proposal against Class BA and the rules that apply to your location. Don’t assume the 60-day limit applies everywhere.
Class BA also requires an annual application asking the LPA whether prior approval is needed. Your application must include a site plan and details such as operating dates, pitches, facilities and highway access. The authority has 28 days to respond to the determination application. If it says prior approval is required, get that approval before you start.
Use the Welsh Government application guidance and check the Eryri National Park guidance if it applies to your land.
Practical options if the buffer affects your plan
You have choices. Check each one with your LPA before you act.
- Move the campsite area. Place the proposed camping land beyond the 100-metre zone, then redraw the plan and recheck access and facilities.
- Use a different field. Look across your farm or estate for a suitable area farther from protected dwellings.
- Apply for planning permission. If the site cannot meet the Class BA restriction, ask the LPA about a full planning application.
- Check another legal route. Some eligible organisations may use a camping exemption certificate for tented camping. This is a separate route with its own criteria. It does not automatically cover physical site works or caravans. Get advice before relying on it.
- Check site licensing separately. Planning permission and site licensing are separate matters. Confirm what your campsite needs before opening.
Don’t try to solve the issue by moving a few tents while leaving the proposed campsite land inside the restricted area. Get the LPA’s view on the area you plan to use.
Your next steps
Draw your proposed campsite area. Identify nearby occupied dwellings. Measure the shortest distance as an initial check, then contact your LPA if the result is close or unclear.
Next, check the 60-day or 28-day limit, site exclusions, caravan rules and annual prior-approval process. Keep your plans and dates consistent across every document.
For more help, read our Class BA prior-approval guide and legal information. Join the group and sign up on our website.
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