Hello, farmer, pub owner, hotel operator, or rural landowner.
Your unused field may support a new income stream.
Plan the campsite first. Check the rules. Submit the right information. Then open.
The route differs between England and Wales.
The rules at a glance
| Location | Main route | Annual limit | Prior approval |
|---|---|---|---|
| England | Class BC | 60 days, up to 50 pitches | Mainly required in Flood Zones 2 and 3 |
| Wales | Class BA | 60 days, or 28 days in protected landscapes | Annual determination, then approval if required |
The 28-day rule still matters.
In Wales, Class BA allows 28 days in National Parks, National Landscapes and World Heritage Sites.
The former Class B route no longer covers ordinary non-festival camping from 1 September 2026.
In England, Class BC provides the 60-day permitted development route.
The 60-day limit is not a 60-day approval window. It is the total number of days your campsite can operate in one calendar year.
Step 1: Choose the correct legal route
Start with the site address.
Do not use the same checklist for England and Wales.
Class BA in Wales
Class BA allows temporary recreational campsite use for:
- Up to 60 days per calendar year on most land
- Up to 28 days per calendar year in National Parks, National Landscapes and World Heritage Sites
- Moveable structures reasonably needed for the campsite
- Eligible tent camping and certain motor vehicles designed or adapted for human habitation
Class BA does not automatically allow:
- Permanent toilet blocks
- Glamping pods
- Fixed lodges
- New hardstanding
- Permanent access roads
- Permanent drainage works
Check each structure separately.
Class BC in England
Class BC allows:
- Up to 60 days per calendar year
- Up to 50 pitches
- Moveable structures reasonably needed for the campsite
- Tents, motorhomes and campervans, subject to the legal definition
Class BC does not include a general 100-metre buffer from homes.
That buffer applies to Class BA in Wales.
Step 2: Complete the site checks
Complete these checks before buying equipment or advertising dates.
Check planning constraints
Ask your local planning authority to confirm:
- Whether permitted development rights apply
- Whether an Article 4 Direction removes those rights
- Whether a planning condition restricts campsite use
- Whether the land sits within a protected designation
- Whether the proposed use affects a listed building or heritage asset
In Wales, Class BA does not apply to certain land, including:
- Scheduled monuments
- Special Areas of Conservation
- Sites of Special Scientific Interest
- Ramsar sites
- Special Protection Areas
- Sites of listed buildings
- Safety hazard areas
- Military explosives storage areas
- Flood Zones 2 and 3
- Land within 100 metres of a protected dwelling
In England, Class BC does not apply to certain sites, including scheduled monuments, SSSIs, listed building sites, safety hazard areas and military explosives storage areas.
Check flood maps even where flood risk does not remove the permitted development right.
Flooding can still affect safety, insurance, access and waste management.
Step 3: Measure the 100-metre buffer in Wales
This is a key Class BA check.
A protected dwelling means a dwellinghouse or flat occupied by someone other than the campsite owner or operator.
Measure from the dwelling to the campsite land.
Use a scaled site plan.
Mark:
- Every nearby dwelling.
- The person occupying each dwelling.
- A 100-metre zone around each protected dwelling.
- All proposed pitches.
- Toilets and washing facilities.
- Waste and wastewater facilities.
- Guest parking.
- Reception areas.
- Private access routes.
Keep every campsite use outside the buffer.
The private way exception is narrow.
Use an existing private way only for access where you have a legal right to use it.
Do not place pitches, toilets, waste stores or guest parking inside the restricted area.
Do not assume a hedge, slope or screen removes the rule.
If the remaining land is too small, consider another field or seek full planning permission.
Step 4: Speak to the local authority early
Contact the planning authority before you submit.
Send a short site summary.
Include:
- Site address
- Land ownership
- Proposed operating dates
- Number of pitches
- Site location plan
- Access details
- Toilet and wastewater arrangements
- Waste disposal arrangements
- Nearby dwellings
- Flood zone information
- Environmental and heritage constraints
Ask the planning team to confirm the correct application route.
Speak to the licensing team separately.
Planning permission and campsite licensing are different legal requirements.
Ask the highways team about visibility, turning, waiting space and traffic.
In Wales, the local planning authority may consult other authorities or bodies during the prior approval process.
A consultee must normally have at least 21 days to respond.
In England, the authority must consult the Environment Agency for Class BC prior approval in Flood Zones 2 and 3.
The Environment Agency must receive at least 21 days to respond.
Step 5: Submit the Wales Class BA application
Submit the Class BA determination application before beginning campsite use in that calendar year.
Attach a clear site plan.
Show:
- Site boundaries
- Pitch locations
- Amenities
- Toilets
- Wastewater facilities
- Waste storage
- Highway access
- Operating dates
- The 100-metre buffer
The local planning authority has 28 days to decide whether prior approval is required.
You can proceed when:
- The authority confirms prior approval is not required, or
- 28 days pass without an invalidity notice or determination
Follow the submitted plan.
If the authority says prior approval is required, submit the additional information requested.
The authority should issue a decision within eight weeks.
Do not begin until you receive written approval.
Use the site only as approved.
Change the pitch numbers, access, waste system or layout only after checking whether a new notification is needed.
Step 6: Submit the England Class BC information
Outside Flood Zones 2 and 3, Class BC normally requires written notification before the campsite begins each calendar year.
Send the local planning authority:
- Site plan
- Toilet and waste disposal details
- Operating dates
- Pitch layout
- Access information where relevant
Keep the written submission and proof of delivery.
If the land is in Flood Zone 2 or 3, submit a prior approval application before opening.
Include a site-specific flood risk assessment.
Cover:
- Flood warning
- Evacuation
- Safe access and exit
- Guest numbers
- Temporary facilities
- Severe weather procedures
The council has 56 days to decide.
You can begin when:
- The council grants written prior approval, or
- 56 days expire without the council notifying you whether approval is granted or refused
Do not confuse this 56-day decision period with the 60-day campsite limit.
The 60 days remain the maximum total operating period for the calendar year.
Step 7: Build your 2027 planning calendar
Use this schedule for a planned 2027 season.
September 2026
Choose your business model.
Decide whether you will offer tent pitches, motorhome stays, guided walks, wildlife sessions or group camping.
Confirm whether the land sits in England or Wales.
October
Complete the land audit.
Map flood zones, protected sites, listed buildings, access routes and nearby dwellings.
Measure the Welsh 100-metre buffer where relevant.
November
Create the first site plan.
Set the pitch number.
Design the toilet, wastewater and waste systems.
Prepare a basic income and cost forecast.
December
Speak to the planning, highways and licensing teams.
Confirm insurance requirements.
Check water supply, fire safety, public rights of way and farm safety.
January 2027
Choose your operating dates.
Record every proposed day.
Do not use more days than the legal limit.
Submit the Wales Class BA determination application.
Submit the England Class BC notification.
If your English site is in Flood Zone 2 or 3, submit the prior approval application with the flood risk assessment.
February and March
Track the decision windows.
Allow 28 days for the Wales determination stage.
Allow up to eight weeks if Wales requires prior approval.
Allow 56 days for English Class BC flood-zone prior approval.
Respond quickly to requests for information.
Do not open early.
April
Install moveable facilities.
Check access, signage, waste storage and emergency arrangements.
Brief staff.
Finalise guest rules and quiet hours.
May to August
Operate within your approved dates.
Keep a day ledger.
Record bookings, opening dates, closures and maintenance periods.
Monitor waste, traffic, noise and neighbour concerns.
September to October
Close the temporary site.
Remove moveable structures where required.
Review income, costs, guest feedback and incidents.
Start next year’s site plan.
Make land diversification pay
Start with a small, compliant campsite.
Use realistic occupancy figures.
Budget for:
- Toilets
- Wastewater
- Waste collection
- Insurance
- Staff time
- Cleaning
- Maintenance
- Marketing
- Payment fees
- Licensing
- Professional advice
Add guided walks, wildlife experiences, outdoor activities or local food partnerships only when the permissions, insurance and facilities support them.
A pub can offer camping with breakfast.
A hotel can add outdoor stays.
A farm can create a seasonal campsite.
A rural landowner can combine pitches with guided adventure experiences.
Keep the operation simple.
Keep the records clear.
Keep the site safe.
Check licensing before opening
You may need a campsite licence if the site operates:
- For more than 42 consecutive days, or
- For more than 60 days in any 12-month period
Contact your local council.
Do this before accepting bookings.
A permitted development right does not remove duties for fire safety, waste, water, insurance, wildlife or guest welfare.
Plan your compliant campsite with Open Sky Adventure
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Use our legal information, review our land diversification service, then contact our team.
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Send your site location, land details and proposed campsite dates.
This article provides general information for 2026. Planning and licensing rules can change. Confirm the current position with your local planning authority, licensing team and professional adviser before opening.