Meta description: Learn how Class BC camping England rules work in 2026, including the 60-day limit, 50 pitches, LPA notification, flood-zone prior approval, licensing and farm diversification income.
Hello, farmer, landowner, pub owner or hotel operator. Your unused land may support a temporary campsite.
You can use Class BC permitted development rights in England. You must follow every condition.
Use the 60-day limit well, keep clear records, protect your guests, and build a simple income plan.
This guide explains the main camping legislation UK 2026 rules.
This article covers England. Wales has separate permitted development rules. Do not use an England checklist for Welsh land.
What Class BC allows in England
Class BC sits within Part 4 of the General Permitted Development Order.
It allows you to:
- Use land as a recreational campsite.
- Operate for no more than 60 days in total each calendar year.
- Provide no more than 50 pitches.
- Install moveable structures reasonably needed for the campsite.
- Host tents, motorhomes and campervans within the statutory limits.
The 60 days do not need to run together.
You can choose weekends, school holidays, bank holidays or event dates. Count the total across the calendar year.
The limit is per site use. It is not 60 days per pitch.
The right does not cover traditional towed caravans. It can cover a caravan used as a motor vehicle designed or adapted for human habitation, such as a motorhome or campervan.
Check the legal position before accepting bookings.
What happened to the old 28-day rule?
The old 28-day rule is no longer the main route for ordinary temporary camping in England.
SI 2023/747 changed Class B and inserted Class BC.
Class B no longer covers ordinary camping, except camping connected with a festival.
Use Class BC for a temporary recreational campsite in England.
Do not rely on an old 28-day arrangement. Check the current planning position with your local planning authority.
Local restrictions may also apply. These can include:
- Article 4 Directions.
- Planning conditions.
- Protected land designations.
- Restrictions in the site’s planning history.
Class BC limits you must meet
Stay within 60 days
Choose your operating dates before the season starts.
Create one calendar for the whole site. Record every date when the campsite is open or in use.
Use a conservative approach. Include set-up and pack-down days if they form part of the campsite operation, ask the LPA how it expects these days to be treated, keep the answer in writing.
Never advertise dates that take the site over 60 days.
Stay within 50 pitches
Count every pitch shown on your site plan.
Do not add pitches for busy weekends.
You can run fewer pitches. A smaller site may reduce pressure on:
- Access tracks.
- Toilets.
- Waste removal.
- Water supply.
- Neighbours.
- Emergency response.
Use moveable structures
Class BC allows moveable structures reasonably necessary for the campsite.
These may include:
- Portable toilets.
- Showers.
- Reception shelters.
- Waste facilities.
- Temporary utility structures.
- Moveable storage.
Avoid permanent buildings unless you check separate planning requirements.
Provide toilets and waste disposal
You must provide on-site toilet and waste disposal facilities.
Do this before opening.
Show both facilities on your site plan. Set an inspection routine. Arrange waste collection before you take bookings.
Send annual written notification to the LPA
You must notify the local planning authority in writing before starting development in each calendar year.
Send:
- A written notice.
- A copy of the site plan.
- Your campsite operating dates.
- The location of toilets.
- The location of waste disposal facilities.
Add useful operational information to the plan.
Show:
- Pitch numbers.
- Site boundaries.
- Entrance.
- Internal access.
- Emergency access.
- Turning areas.
- Facilities.
- Watercourses.
- Any flood evacuation route.
The LPA must pass the notification to the relevant fire and rescue authority where needed.
Send the notice early. Keep:
- The notice.
- The date sent.
- Proof of delivery.
- The site plan.
- Any LPA response.
- The operating calendar.
This is a notification. It is not a full planning application.
It is also not the same as prior approval.
Flood Zones 2 and 3 need prior approval
Check flood risk before you choose your dates or buy equipment.
Use the Environment Agency Flood Map for Planning and the GOV.UK flood risk guidance.
If any part of the proposed campsite is in Flood Zone 2 or Flood Zone 3, prior approval applies.
Submit your application before the campsite starts in that calendar year.
Include:
- A site-specific flood risk assessment.
- Flood warning arrangements.
- An evacuation plan.
- The site plan.
- Proposed operating dates.
- The required fee, if applicable.
The LPA must consult the Environment Agency. It must consider the Environment Agency response.
The prior approval process has a 56-day period.
You must not start before:
- The LPA gives written prior approval, or
- 56 days pass without the LPA notifying you whether approval is granted or refused.
Plan this work before your booking season.
Do not open while the application is still being decided.
Your flood plan must show how guests will receive warnings, where they will go, which route they will use, and who will manage the evacuation.
Sites Class BC does not cover
Class BC does not permit development:
- On a scheduled monument.
- In a safety hazard area.
- In a military explosives storage area.
- On a Site of Special Scientific Interest.
- On a site of a listed building.
- For the siting of a traditional towed caravan.
Check designations before you spend money.
Ask the LPA about the site boundary. Check planning history. Check whether an Article 4 Direction affects the land.
Move to a lower-risk field if your holding has more than one suitable area.
PDR is not a campsite licence
Class BC deals with planning permission.
It does not give you a site licence.
The Caravan Sites and Control of Development Act 1960 creates a separate licensing system for caravan sites.
The difference is simple:
- Class BC PDR controls temporary land use.
- A site licence controls the operation of certain caravan sites.
- Other public health rules may apply to tent-only camping.
- Exemptions may apply in specific cases.
A site can have permitted development rights and still need a licence.
Check the position with your council’s licensing and environmental health teams.
Also check:
- Fire safety.
- Public liability insurance.
- Drinking water.
- Electrical safety.
- Food safety.
- Waste contracts.
- Business rates.
- Traffic management.
- Emergency procedures.
Keep planning and licensing records together.
How to turn 60 days into income
1. Choose your operating dates
Start with demand.
Use:
- Bank holidays.
- School holidays.
- Local events.
- Walking weekends.
- Wildlife seasons.
- Pub and hotel peak dates.
- Corporate team-building periods.
Leave gaps for poor weather, maintenance and ground recovery.
Use a 60-day calendar. Add:
- Opening date.
- Closing date.
- Number of pitches.
- Expected occupancy.
- Facilities checks.
- Waste collections.
- Staff cover.
Review the calendar every week.
2. Build a practical site plan
Keep the layout simple.
Place pitches on firm ground. Keep vehicles away from sensitive areas. Protect watercourses. Provide clear access.
Show:
- Pitch numbers.
- Tent areas.
- Motorhome and campervan areas.
- Toilets.
- Waste disposal.
- Water points.
- Reception.
- Fire points.
- Emergency access.
- Assembly area.
- Flood evacuation route.
Use the same plan for your LPA notification, staff briefing and guest information.
3. Price each pitch
Start with your costs.
Include:
- Toilet hire.
- Waste collection.
- Insurance.
- Staff time.
- Cleaning.
- Utilities.
- Booking fees.
- Equipment.
- Maintenance.
- Local taxes.
Then set a simple pitch price.
Offer clear options:
- Basic tent pitch.
- Larger family pitch.
- Campervan pitch.
- Motorhome pitch.
- Group booking.
- Guided experience package.
Test weekday and weekend prices. Test peak and off-peak prices.
Use a simple forecast.
For example:
20 pitches × 40 operating nights × 60% occupancy × £35 = £16,800 gross pitch income.
Add guided walks, wildlife activities and outdoor experiences as separate income.
Track every booking. Review the result after each operating block.
4. Add guided experiences
Camping can support more than pitch fees.
Offer:
- Guided walks.
- Wildlife hikes.
- Navigation sessions.
- Outdoor survival activities.
- Family nature sessions.
- Corporate team activities.
- Local food and pub packages.
Keep activities within your insurance, competence and safety systems.
Open Sky Adventure can help you connect camping with guided outdoor experiences, local knowledge and clear safety procedures.
5. Keep a compliance file
Create one digital and paper file.
Add:
- Land ownership details.
- Site boundary plan.
- Protected designation checks.
- Flood map.
- Flood risk assessment.
- Warning and evacuation plan.
- Annual LPA notification.
- Proof of delivery.
- Prior approval decision.
- Site licence information.
- Insurance.
- Risk assessments.
- Fire arrangements.
- Toilet inspections.
- Waste collection records.
- Pitch register.
- Operating calendar.
- Incident reports.
- Staff training.
- Guest rules.
Update the file every season.
England and Wales are different
Class BC applies in England.
Do not transfer it to Wales.
Wales has separate rules under Welsh permitted development legislation. Check the Welsh legislation and speak to the relevant Welsh planning authority.
The old 28-day position may also operate differently during the 2026 transition.
Check:
- The country.
- The planning authority.
- The site designation.
- Flood risk.
- Prior approval.
- Licensing.
- Local restrictions.
Your Class BC action plan
Follow this order:
- Confirm that the land is in England.
- Check the site boundary.
- Check protected designations.
- Check Flood Zones 2 and 3.
- Plan no more than 50 pitches.
- Plan no more than 60 operating days.
- Exclude traditional towed caravans.
- Design toilets and waste facilities.
- Prepare a scaled site plan.
- Prepare flood documents if needed.
- Apply for prior approval if required.
- Notify the LPA each year.
- Check site licensing.
- Arrange insurance and safety controls.
- Keep a compliance file.
- Open only when each requirement is met.
Open Sky Adventure is a leading authority in licensed camping land diversification. We help farmers, landowners, pubs and hotels turn suitable land into managed outdoor experiences.
Read our Class BC camping guide, review the landowner’s 60-day compliance calendar, and check our legal information.
Start your camping project
Join the Open Sky Adventure group and sign up on our website.
Use your 60 days carefully. Keep your records. Check your licence position. Build income from pitches and guided activities.
We will happily help you, signup live now if you have an interest in joining our license agreement.
Join Open Sky Adventure or contact our team.
This article provides general information about camping legislation UK 2026. It is not legal, planning or licensing advice. Confirm your proposal with the relevant authority before operating.