Farm Diversification 2026: Turn Your Land into a Legal, Profitable Campsite with Class BC and Class BA

Hello, farmer, landowner, pub owner, hotel operator, or rural business owner.

Your land may support a campsite.

Start with the rules.

Camping can add income to a farm. It can fill unused fields, support local shops, and bring visitors to your area.

It can also create planning problems if you open too soon.

In 2026, England and Wales use different permitted development rights for temporary campsites.

England uses Class BC.

Wales uses Class BA.

Use the correct route, plan the site, submit the right documents, keep records, and manage your bookings.

The old 28-day rule has changed

The old 28-day rule allowed temporary use of land for some activities without a full planning application.

It is no longer a safe default for camping.

In England, camping is now dealt with through Class BC.

In Wales, Class BA becomes the main route for temporary recreational campsites. The Welsh changes take effect from 1 June 2026, with the old Class B camping right removed from 1 September 2026.

Do not rely on old advice.

Check the rules for your country, your local planning authority, and your land.

Read the official England Class BC legislation and the Wales Class BA legislation.

Class BC camping England

Class BC is the main permitted development route for a temporary campsite in England.

It 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
Use moveable structures needed for the campsite
Host tents, motorhomes, and campervans, subject to the legal conditions

Class BC does not allow every type of caravan. Towable caravans are excluded, apart from caravans that are motor vehicles designed or adapted for human habitation.

Keep the use temporary.

Do not create permanent buildings under this right.

Do not exceed 60 days.

Do not exceed 50 pitches.

If you exceed the limits, you may need full planning permission.

Notify the local planning authority

You must notify your local planning authority in writing before the campsite starts operating in each calendar year.

Include a site plan.

Show:

The pitch locations
Toilet facilities
Waste disposal facilities
Access arrangements
The exact dates the site will be in use

Use specific dates.

Do not submit a vague booking window.

Keep a copy of your notification.

Keep proof of delivery.

Keep any council response.

If your dates change, update the local planning authority before you operate on the new dates.

Check flood zones

Class BC needs prior approval if the proposed campsite is in Flood Zone 2 or Flood Zone 3.

Submit the application before opening.

Include a site-specific flood risk assessment.

Include warning and evacuation arrangements.

The local planning authority must consult the Environment Agency.

The decision process can take time.

Build this into your booking plan.

Do not advertise an opening date that depends on approval you have not received.

Check local restrictions

Class BC may not apply on sensitive land.

Check for:

Scheduled monuments
Sites of Special Scientific Interest
Listed building sites
Safety hazard areas
Military explosives storage areas
Article 4 Directions

An Article 4 Direction can remove or restrict permitted development rights.

Ask your local planning authority for a written view before you commit money.

Class BA camping Wales

Class BA is the new Welsh permitted development right for temporary recreational campsites.

It allows:

Up to 60 days in each calendar year on most land
Up to 28 days in each calendar year in a National Park, National Landscape, or World Heritage Site
Moveable structures reasonably needed for the permitted campsite use

The 28-day limit still matters in protected landscapes.

Check your designation first.

Do not assume that a 60-day campsite is available because your farm is outside a town.

Measure the 100-metre buffer

Class BA does not apply to land within 100 metres of a protected dwelling, except for a private way.

A protected dwelling is a dwelling or flat occupied by someone other than the campsite owner or operator.

Identify neighbouring homes.

Measure the distance from the dwelling and its curtilage.

Move the pitch area if needed.

Use a scaled plan.

Do not place tents beside a neighbour’s garden and hope the distance will pass later.

If the land falls within the buffer, you may need full planning permission.

Check excluded land

Class BA does not apply to several sensitive locations.

Check whether your land is:

In Flood Zone 2 or 3
A scheduled monument
An SSSI
A Special Area of Conservation
A Special Protection Area
A Ramsar site
A listed building site
In a safety hazard area
In a military explosives storage area
Within the curtilage of a listed building

Use the Welsh legislation as your starting point.

Then contact your local planning authority.

Apply for the annual determination

Wales uses an annual determination process.

Apply before you begin the campsite in each calendar year.

Your application must include a site plan with:

Toilet and wastewater facilities
Waste disposal facilities
Pitch and amenity locations
Highway access details
The dates the site will be in use

The local planning authority has 28 days to decide whether prior approval is required.

You must wait for the correct written notice or the expiry of the statutory period.

If prior approval is required, apply again.

Wait for written approval before opening.

The Welsh Government determination form can help you prepare.

Do this every year.

It is not a one-off approval.

Choose pitches that work

Legal limits do not create a good campsite.

Choose the right field.

Use firm ground.

Avoid standing water.

Avoid steep slopes.

Keep vehicles away from sensitive habitats.

Keep tents away from farm machinery, livestock, slurry stores, watercourses, and public rights of way.

Separate guest areas from working farm areas.

Provide an emergency access route.

Mark it clearly.

Keep the site easy to supervise.

Start small.

A lower pitch count can reduce cleaning, waste, traffic, and neighbour complaints.

Test your layout before you use all available capacity.

Provide basic facilities

Your facilities must match the number of campers and the length of each booking window.

Provide toilets on site.

Provide wastewater arrangements.

Provide waste disposal.

Add handwashing points.

Set clear instructions for rubbish and wastewater.

Use moveable facilities where the permitted development right requires moveable structures.

Plan servicing days.

Record inspections.

Have a system for missed collections, blocked toilets, and full waste points.

Do not treat facilities as an afterthought.

They affect compliance, reviews, safety, and repeat bookings.

Plan booking windows

Use the calendar year as your control period.

Create a day-count spreadsheet.

Record every operating day.

Include days with only partial bookings if the land is still being used as a campsite.

Leave space between booking windows.

Use the gaps for:

Site checks
Waste collection
Ground recovery
Maintenance
Farming work
Weather closures

In England, keep within 60 days and 50 pitches.

In Wales, use 60 days on eligible land, or 28 days in protected landscapes.

Do not sell bookings beyond your lawful period.

Keep your online calendar matched to your notification or determination application.

Check licensing and insurance

Planning permission and campsite licensing are separate matters.

The GOV.UK camping licence guidance explains when a licence may be needed in England and Wales.

A licence may be required if you camp for 42 days in a row or for 60 days in a 12-month period.

Caravans may need a separate caravan site licence.

Ask your local council.

Also arrange:

Public liability insurance
Employer’s liability insurance where required
Fire safety controls
First aid arrangements
Emergency contact details
Guest terms
Incident records
Environmental controls

Ask an adviser to check your setup before you take bookings.

Make the campsite profitable

Profit starts with control.

Calculate your available nights.

Set a realistic pitch count.

Work out your price per pitch.

Subtract:

Toilets
Waste removal
Insurance
Staffing
Cleaning
Access work
Marketing
Planning or application fees
Ground repairs
Payment fees

Then choose booking windows that match demand.

Use weekends for short stays.

Use midweek dates for groups, walking clubs, and corporate teams.

Offer simple add-ons.

Consider guided walks, wildlife sessions, fire safety briefings, or equipment hire.

Keep the offer within your permissions.

Do not add glamping units, permanent facilities, events, or commercial activities without checking the rules.

Open Sky Adventure helps landowners assess opportunities, prepare for licensed camping, and build safe outdoor operations.

Visit Unlock Your Land and Potential, review The Legals, and contact the Open Sky Adventure team.

Your 2026 action plan

Follow these steps.

Confirm whether your land is in England or Wales.
Check designations, flood zones, and Article 4 Directions.
Measure nearby dwellings in Wales.
Choose the pitch area.
Set your operating dates.
Prepare a scaled site plan.
Plan toilets, wastewater, waste, and access.
Submit the England notification or Welsh determination.
Complete prior approval where required.
Check licensing and insurance.
Open only after the correct process is complete.
Keep records for every operating day.

Do not take bookings first.

Make the site lawful first.

Then build your income.

Open Sky Adventure is the industry-leading authority in licensed camping and rural adventure operations.

Join the Open Sky Adventure group and sign up on the website.

We will happily help you, signup live now if you have an interest in joining our license agreement.

This article is for general information. Planning, licensing, environmental, highway, fire, and insurance requirements can vary. Check the current legislation and speak to your local planning authority before operating.