Hello, farmer, landowner, pub owner, hotel owner, or rural business operator.
You may have unused land.
You may want a new income stream.
Camping can support farm diversification camping in Wales. You must follow the 2026 planning rules first.
Class BA now provides a new permitted development route for temporary recreational campsites in Wales.
The key points are:
- Up to 60 days outside protected landscapes
- Up to 28 days in National Parks, Areas of Outstanding Natural Beauty and World Heritage Sites
- A 100 metre restriction from protected dwellings
- A yearly prior approval check
- Separate campsite licensing rules
Use this guide to plan your site.
What is Class BA camping in Wales?
Class BA comes from the Town and Country Planning (General Permitted Development) (Amendment) (Wales) Order 2026.
It allows the use of land as a recreational campsite.
It can cover:
- Tent pitches
- Campervans
- Motorhomes
- Temporary toilets
- Temporary showers
- Waste facilities
- Other moveable structures needed for the site
The right does not give permission for permanent buildings.
It does not automatically allow cabins, fixed shower blocks, hardstanding, new roads, or permanent drainage works.
Check each part of your proposal.
How many days can you operate?
The Class BA limit depends on your site location.
Most land in Wales
You can use the land as a recreational campsite for up to 60 days in total in each calendar year.
The days do not need to run together.
Keep a clear operating log.
Record:
- Opening dates
- Closing dates
- Bookings
- Pitch numbers
- Any special events
- Maintenance days when guests remain on site
Do not rely on your booking system alone.
Protected landscapes
The limit remains 28 days in total in each calendar year if your land sits within:
- A National Park
- An Area of Outstanding Natural Beauty
- A World Heritage Site
Check the exact site boundary.
A field can sit close to a protected landscape and still fall inside it.
Ask your local planning authority to confirm the position before you advertise dates.
The old 28-day rule is changing
The 28-day rule has caused confusion for landowners.
It was often treated as a simple way to run temporary camping.
It was never a blanket camping licence.
The 2026 Welsh Order creates Class BA from 1 June 2026.
It also removes non-festival camping from the old Class B route from 1 September 2026.
Plan under Class BA.
Do not rely on the old 28-day route after 31 August 2026.
England has a different route.
In England, Class BC covers temporary recreational campsites for up to 60 days each calendar year, subject to its conditions and a limit of 50 pitches.
Read the Open Sky Adventure guide to Class BC campsites in England before planning an English site.
The 100m buffer zone campsite Wales rule
The 100m rule is the main site design issue.
Class BA does not permit campsite use 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.
This can include a nearby neighbour’s home.
It does not usually include your own home if you own or operate the campsite from that dwelling.
Check the facts carefully.
Do not assume that ownership alone answers every question.
The rule is not a public highway buffer
The title of this guide refers to the common highway question.
The legal wording does not create a 100 metre buffer from every public highway.
The 100 metre restriction relates to protected dwellings.
Highway access is dealt with separately through the prior approval process.
This distinction matters.
You may have a public road beside your land.
That does not automatically create a 100 metre campsite exclusion zone.
You may also need an access track through the 100 metre zone.
Class BA allows the private way exception.
Use that route only for access.
Do not place any of the following within the restricted area under Class BA:
- Tents
- Campervans
- Motorhomes
- Toilets
- Showers
- Waste facilities
- Reception areas
- Guest parking linked to the campsite
Keep the campsite use outside the buffer.
Do not treat a private way as a pitch area.
How to map the 100 metre buffer
Complete this work before you spend money.
- Mark every dwelling near the proposed campsite.
- Confirm who occupies each dwelling.
- Obtain an accurate site plan.
- Draw a 100 metre zone around each protected dwelling.
- Mark all possible pitches.
- Mark toilets, wastewater facilities, bins, parking and amenities.
- Remove every campsite element inside the restricted area.
- Mark any private access route separately.
- Check the plan with your local planning authority.
Use a scaled plan.
Do not measure from a vague point on an online map.
Do not assume a hedge removes the restriction.
Do not assume a view, slope, or screen changes the distance.
Landscape treatment can reduce visual impact. It does not replace the legal buffer.
If the remaining land cannot support the campsite, choose another field or consider full planning permission.
Other Class BA exclusions
Class BA does not apply to every parcel of land.
The legislation excludes sites including:
- Scheduled monuments
- Special Areas of Conservation
- Safety hazard areas
- Military explosives storage areas
- Sites of Special Scientific Interest
- Ramsar sites
- Sites of listed buildings
- Special Protection Areas
- Flood Zones 2 and 3
- Land within 100 metres of a protected dwelling
Check environmental and heritage constraints early.
Check flood maps.
Check local planning policies.
Check for an Article 4 Direction.
An Article 4 Direction can remove permitted development rights in a local area.
Do not open because another campsite nearby operates without the same restriction.
Their planning history may differ.
Prior approval campsite process
Class BA requires a yearly prior approval check.
Before starting development in each calendar year, submit an application to your local planning authority.
The application asks the council to decide whether prior approval is required for:
- Toilet and wastewater arrangements
- Waste disposal arrangements
- Vehicular access
Your site plan must show:
- Site boundaries
- Pitch locations
- Amenity locations
- Toilet facilities
- Wastewater facilities
- Waste storage
- Access from the highway
- Operating dates
Pay the required fee.
Submit the application before your first guests arrive.
What happens next?
The council has 28 days to respond.
It may confirm that prior approval is not required.
It may decide that prior approval is required.
This can happen if the campsite may cause a material increase or material change in local traffic.
If the council requires prior approval, provide the information requested.
Do not begin the campsite until you receive written approval.
If the council does not respond within 28 days, and the application was complete, the legislation may allow you to proceed as if prior approval is not required.
Keep:
- Your submitted application
- The site plan
- The payment receipt
- The submission date
- All council emails
- Any written decision
- Your operating day log
A missing document can cause delay.
Plan at least 28 days before opening.
Use more time if you need access works, wastewater advice, licensing, insurance, or environmental reports.
Separate planning from licensing
Permitted development rights deal with planning permission.
They do not remove every other legal duty.
The GOV.UK camping licence guidance says you need planning permission before applying for a campsite licence.
You may not need a licence if the site is used for tent camping:
- For fewer than 42 consecutive days
- For fewer than 60 days in any 12-month period
Other exemptions may apply.
Caravans can trigger separate caravan site licensing rules.
Check with your local council.
Also review:
- Public liability insurance
- Fire safety
- Water supply
- Wastewater disposal
- Waste collection
- Food registration
- Electrical safety
- Public rights of way
- Wildlife protection
- Guest safety procedures
- Outdoor activity risk assessments
Do not confuse a planning route with a complete operating licence.
Make farm diversification camping work
Start with the land.
Choose an area away from:
- Livestock
- Machinery
- Flood risk
- Steep edges
- Water hazards
- Sensitive habitats
- Public rights of way
- Neighbouring dwellings
Start small.
Test demand before building permanent facilities.
Offer simple products:
- Tent pitches
- Campervan stays
- Guided walks
- Wildlife sessions
- Family camping
- Group camping
- Corporate outdoor activities
- Breakfast partnerships with local pubs and hotels
Track the numbers.
List:
- Number of pitches
- Operating days
- Expected occupancy
- Price per night
- Toilet hire
- Waste costs
- Insurance
- Staff time
- Cleaning
- Maintenance
- Marketing
- Payment fees
- Tax
Use cautious occupancy figures.
Keep the layout safe.
Keep the guest offer simple.
Add services only when your permissions, insurance and facilities support them.
Your Class BA checklist
Before investing
- Confirm the land is in Wales.
- Check the Class BA position.
- Check the 60-day or 28-day limit.
- Map the 100m buffer.
- Check protected landscapes.
- Check flood zones.
- Check environmental designations.
- Check heritage constraints.
- Check Article 4 Directions.
- Speak to your planning authority.
- Speak to the licensing team.
- Speak to your insurer.
Before opening
- Draw a scaled site plan.
- Mark every pitch.
- Keep pitches outside the 100m buffer.
- Plan private access routes.
- Provide toilets and wastewater arrangements.
- Plan waste disposal.
- Show highway access.
- Submit the yearly prior approval application.
- Wait for the council decision.
- Keep written evidence.
- Record every operating day.
Use Open Sky Adventure for your next step
Class BA camping Wales can create a new income stream for farmers, pubs, hotels and rural landowners.
Start with the legal facts.
Map the 100m buffer.
Use the right permitted development route.
Submit the prior approval campsite information.
Check licensing.
Then build a safe operation that works for your land and your guests.
Read our guide to farm diversification in 2026, review the legal information, then contact Open Sky Adventure.
We will happily help you, signup live now if you have an interest in joining our license agreement.
Join the group, sign up on the website, and send us your site location, land details and plans.
This article provides general information for 2026. It is not legal advice. Confirm the current position with your local planning authority, licensing team and professional adviser before opening a campsite.