Meta description: Model campsite pitch fees, costs and tax for UK farms, pubs and rural landowners, with 2026 Class BC and BA rules, 60-day limits and planning checks.
Hello, farmer, pub owner, hotel operator or rural landowner.
A pop-up campsite can add seasonal income. Start with the planning rules, then test whether the numbers work.
This guide covers farm diversification camping, pitch fees, operating costs and tax. It reflects the rules as at 12 October 2026. Treat it as general information, not planning or tax advice.
Check the permitted development route first
In England, Class BC allows a recreational campsite for up to 60 days in a calendar year, with no more than 50 pitches. You must provide on-site toilets and waste-disposal facilities, and notify the local planning authority in writing before starting each year. Give them a site plan and the dates the site will be in use.
Prior approval is required if the proposed site is in Flood Zone 2 or 3. Submit a site-specific flood risk assessment, including warning and evacuation arrangements. Do not start until approval is given or 56 days have passed without a decision. See the Class BC legislation.
In Wales, Class BA allows up to 60 days a year, except in a National Park, National Landscape or World Heritage Site, where the limit is 28 days. Before each year’s use, apply to the council for a determination on toilets and wastewater, waste disposal and vehicle access. The application must include a site plan, pitch and amenity locations, access details and operating dates. If the council requires prior approval, wait for written approval before opening. Read the Welsh 2026 Order.
Both rights permit moveable structures reasonably needed for the campsite. They do not make static or touring caravans lawful under these classes. Motorhomes and campervans may qualify as vehicles designed or adapted for habitation. Check other restrictions, including protected sites and local Article 4 Directions.
The 100m rule: important difference between England and Wales
The 100m buffer is a Welsh Class BA restriction. The legislation excludes campsite land within 100 metres of a protected dwelling, meaning a dwellinghouse or flat occupied by someone other than the campsite owner or operator. A private way is excepted.
It is not a general Class BC rule in England, and the Welsh legislation does not set a general 100m setback from any road used by motor vehicles. Check access and road safety separately with the council.
In Wales, map the boundary around each protected dwelling before planning pitches, toilets or other facilities. The restriction applies to the campsite land, so it can remove a large part of a field from the usable site. Less usable land means fewer pitches, and fewer potential pitch nights. Don’t design around an assumed pitch count: measure the site, mark the restricted area, then plan the remaining pitches and facilities.
Count the 60 days carefully
The legislation limits use of the land as a campsite. It does not give a separate allowance for arrival, setup or dismantling days. The safest approach is to count calendar dates when the campsite is operating or being used, including pitch-up and take-down dates if the site is in campsite use.
A booking that runs Friday to Sunday can involve three counted dates, not two nights. A day with no overnight guest is not automatically excluded if the site remains open for camping. If the site is closed, unavailable and no longer in campsite use, keep evidence of that.
Keep a dated log. Record opening and closing dates, bookings, facilities in place and any closure. Save your submitted plan and council correspondence. If an enforcement officer asks, a clear record is better than a calendar reconstructed later.
Do not mix the former Welsh 28-day rule with Class BA. Since 1 September 2026, use the current Class BA process; the 28-day limit remains for the specified Welsh protected landscapes.
Build a cautious revenue model
Published 2026 prices show basic tent pitches can start around £18 a night. Other examples put basic pitches at about £26–£31, with electric and larger pitches priced higher. See current tariffs from Beal Farm Campsite and Stubcroft Farm. Local demand, facilities and season affect what you can charge.
For a small field, begin by testing a layout of around 8–20 pitches. That is a working range, not a legal entitlement or a promise: access, spacing, the Welsh buffer and facilities may reduce it.
| Example | Pitches | Counted days | Average occupancy | Average fee | Illustrative gross |
|---|---|---|---|---|---|
| Cautious | 10 | 60 | 35% | £22 | £4,620 |
| Base case | 15 | 60 | 45% | £25 | £10,125 |
| Strong case | 20 | 60 | 55% | £28 | £18,480 |
These figures use pitch nights, not visitor numbers. They are scenarios, not forecasts, and are gross before costs, tax, VAT, booking charges or refunds. Model quieter weekdays and shoulder-season dates below peak weekend demand. Do not build a budget that only works at full occupancy.
Budget for the running costs
The ranges below are 2026 planning indications, not quotes. Get local supplier prices for your proposed site and guest numbers. A published UK supplier guide gives standard portable toilet hire at roughly £25–£60 per unit per week, often with delivery and servicing charged separately. A small site’s actual bill depends on unit numbers and service frequency.
| Cost item | Indicative allowance | Check before booking |
|---|---|---|
| Portable toilets | £25–£60 per unit/week | Delivery, cleaning, emptying and accessible provision |
| Waste and grey water | £300–£1,000 per season | Collection frequency, waste type, tank capacity and disposal |
| Temporary water supply | £250–£1,500 per season | Potable water, storage, delivery and testing needs |
| Fire safety equipment | £150–£600 initial allowance | Site-specific risk assessment, signage and checks |
| Public liability insurance | £300–£800 annual indication | Confirm campsite use, limits, staff cover and exclusions |
| Signs and wayfinding | £100–£400 | Entrance, parking, facilities, emergency and waste instructions |
| Site warden time | £15–£25/hour | Include setup, guest contact, checks and closing duties |
| Grass repair | £300–£1,500 | Ground conditions, wear, reseeding and restoration |
| Booking system | £0–£49/month, plus fees | Payment processing, booking channel commissions and support |
These allowances exclude significant works such as a new access, mains connection, drainage system or permanent facilities. Don’t treat the lowest figure as a guaranteed season cost.
Avoid the common commercial mistakes
- Pricing too low: compare local tent-pitch prices and include booking fees, staffing and facilities.
- Building too much too soon: test demand with compliant temporary facilities before investing in permanent works.
- Ignoring the Welsh buffer: map it before counting pitches.
- Running beyond 60 days: obtain the correct planning route before extending dates.
- Confusing the 28-day rule with Class BC or BA: confirm the country, designation and current right before advertising.
How can a pub or hotel use spare land?
A paddock, suitable car park or walled garden may create seasonal pitches, subject to planning limits, safe access and the site’s physical layout. For a pub, camping can bring guests who also buy food and drink. For a hotel, it can use land that cannot accommodate another room.
Compare like with like. A tent pitch may earn less per night than a hotel room, but it does not provide an indoor room and its associated service. It still needs toilets, waste management, booking support and staff time. Include those costs, and any impact on existing customers, before deciding which use gives the better return.
Tax: get advice before investing
Campsite receipts are taxable. Whether they count as trading income or property income depends on the services provided and the facts of the business. Keep clear records of pitch fees, services, costs and time spent running the site.
Some plant and machinery may qualify for capital allowances. Do not assume toilets, showers, fencing or access tracks all qualify. HMRC’s rules distinguish plant and fittings from land, buildings and roads; the treatment can depend on the asset and how it is used. Ask your accountant to review an itemised schedule before you spend.
For Inheritance Tax, campsite diversification does not automatically remove Business Property Relief, but a campsite based mainly on letting land or pitches can create risk. HMRC looks at the business as a whole and whether it is mainly trading or investment activity. Keep farming and campsite records clear, and get specialist advice on your ownership and business structure. See HMRC’s guidance on caravan sites and Business Property Relief and capital allowances.
This is general information. Check your position with your accountant before relying on a tax treatment or relief.
What to do in the off-season
Close the campsite when its permitted dates end. Remove temporary campsite equipment and facilities when they are no longer needed, restore the grass, and keep evidence of closure. Use the land for its normal purpose when the site is not operating.
Plan a new season as a new calendar-year process. Submit the relevant notification or application before opening again. Do not assume last year’s plan or approval covers a changed layout or new dates.
FAQ: questions landowners ask
Can I open for 60 days in both England and Wales?
Potentially, if the site meets the relevant Class BC or BA conditions. In Wales, the limit is 28 days in the specified protected landscapes. Check exclusions and local restrictions first.
Does England’s Class BC have the Welsh 100m buffer?
No. The 100m protected-dwelling restriction is part of Welsh Class BA, not a general Class BC restriction. Check local planning controls in England.
Do setup and dismantling days count?
There is no express general exclusion for those days. Count them if the land is in campsite use, and keep a dated operating log.
Can I use the old 28-day rule instead?
Do not treat it as a substitute for Class BC or BA. In Wales, camping is handled by Class BA, with a 28-day limit only in the specified protected landscapes.
Do I need prior approval?
In England, Class BC requires it for sites in Flood Zone 2 or 3. In Wales, apply for a determination each year; if the council says prior approval is needed, wait for its written decision.
Check the Open Sky Adventure legal guidance and Class BC versus Class BA comparison. To discuss a site, contact Open Sky Adventure and join the group through our community page.
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