Hello, landowner. Your field may support a campsite. Check the rules first.
This guide covers the main camping planning rules for England and Wales in 2026. It focuses on the old 28-day rule, Class BC in England, Class BA in Wales, the Welsh 100-metre buffer zone, prior approval, and farm diversification camping.
Planning law can change. Check your Local Planning Authority, licensing team, and professional adviser before taking bookings.
The 2026 rules at a glance
| Point | England | Wales |
|---|---|---|
| Main temporary campsite right | Class BC | Class BA |
| Standard annual limit | 60 days | 60 days |
| Protected landscape limit | Check local restrictions | 28 days in National Parks, AONBs and World Heritage Sites |
| Pitch limit | Up to 50 pitches | No equivalent pitch limit stated in Class BA |
| 100-metre rule | Not included in Class BC | Applies to protected dwellings |
| Annual process | Written notification | Determination application |
| Prior approval | Required in Flood Zones 2 and 3 | Required if the council says it is needed |
| Towed caravans | Not allowed under Class BC | Not allowed under Class BA |
| Toilets and waste | Required | Required in the application details |
Use the official England Class BC legislation and the official Wales Class BA legislation when checking your site.
What happened to the 28-day rule?
The 28-day rule is not a general campsite licence.
It is a permitted development right for certain temporary uses of land. It has often been used for short camping periods. The limits depend on the wording of the relevant planning order.
The position changed.
In England, ordinary recreational camping was removed from the general Class B route after the transition period ended on 25 July 2024. Class B now continues to cover camping connected with a festival.
Use Class BC for a normal temporary campsite in England.
In Wales, Class BA now deals specifically with recreational campsites. The 28-day limit still applies in certain protected landscapes under Class BA. This is different from relying on the old general 28-day route.
Do not add 28 days to 60 days. Do not operate beyond the relevant annual limit. Keep a clear record of every operating day.
Class BC camping in England
Class BC is the main permitted development route for a temporary recreational campsite in England.
It allows you to:
- Use land as a recreational campsite for up to 60 days in one calendar year
- Provide up to 50 pitches
- Use tents, motorhomes, and campervans
- Provide moveable structures needed for the campsite
The 60 days do not need to be consecutive.
You could open for selected weekends. You could focus on school holidays. You could use the right for seasonal events.
Class BC does not cover traditional towed caravans. It allows a caravan only where it is a motor vehicle designed or adapted for human habitation, such as a campervan or motorhome.
Class BC also does not apply to certain restricted sites, including:
- Scheduled monuments
- Safety hazard areas
- Military explosives storage areas
- Sites of Special Scientific Interest
- Sites of listed buildings
Check the land before you prepare a layout.
England notification requirements
You must notify your Local Planning Authority in writing before starting the campsite in each calendar year.
Include:
- The proposed operating dates
- A site plan
- Toilet locations
- Waste disposal facilities
- Pitch locations
- Access arrangements
- Emergency access
Keep a copy of your notification. Keep proof of delivery. Keep the council’s response.
Your site plan should be clear and scaled. Mark the field boundary, site entrance, highway, pitches, facilities, parking, waste storage, and emergency routes.
The council must pass the information to the relevant fire and rescue authority if it is a different body.
England and the 100-metre rule
Class BC does not contain a general 100-metre buffer from houses or other buildings.
This means there is no Class BC rule that automatically prevents camping within 100 metres of a dwelling.
You must still manage nearby homes responsibly.
Control:
- Noise
- Lighting
- Vehicle movements
- Waste
- Fire risks
- Privacy
- Guest access
- Complaints
Map nearby properties anyway. Use sensible pitch locations. Set quiet hours. Keep vehicles away from boundaries where possible.
Good neighbour management does not create a legal buffer. It reduces conflict.
When England needs prior approval
Prior approval applies where the proposed campsite is in Flood Zone 2 or Flood Zone 3.
You must apply before starting in that calendar year.
Your application must include:
- A site-specific flood risk assessment
- Flood warning arrangements
- An evacuation plan
- The site plan
- The required fee
The Local Planning Authority must consult the Environment Agency.
Do not open until you receive written prior approval, or until the statutory 56-day period expires without the council notifying you of its decision.
Apply again for each calendar year.
Read Open Sky Adventure’s Class BC camping guide for England.
Class BA camping in Wales
Class BA is the Welsh permitted development right for temporary recreational campsites.
It allows:
- Up to 60 days per calendar year on most land
- Up to 28 days per calendar year in a National Park, Area of Outstanding Natural Beauty, or World Heritage Site
- Moveable structures needed for the campsite
Class BA does not allow traditional towed caravans. Motorhomes and campervans may qualify where they meet the legal definition.
Class BA excludes several sensitive locations, including:
- Scheduled monuments
- Special Areas of Conservation
- Safety hazard areas
- Military explosives storage areas
- Sites of Special Scientific Interest
- Ramsar sites
- Special Protection Areas
- Sites of listed buildings
- Flood Zones 2 and 3
Check for an Article 4 Direction. It may remove permitted development rights in a local area.
The Welsh 100-metre buffer zone
The 100-metre rule is central to Class BA compliance.
You cannot use land under Class BA within 100 metres of a protected dwelling, except for the use of a private way.
A protected dwelling means a dwellinghouse or flat occupied by someone other than the campsite owner or operator.
The restriction applies to the land used for the campsite. Do not place pitches, facilities, or other camping areas inside the restricted zone without taking proper advice.
Prior approval does not remove the buffer. A complete application cannot override it.
Map every nearby dwelling. Mark the 100-metre area on your site plan. Ask the Local Planning Authority how it wants the distance measured. Use a clear and conservative measurement.
If the remaining land cannot support safe access, pitches, toilets, waste storage, and emergency routes, choose another field or seek full planning advice.
The Welsh prior approval process
Wales uses a two-stage process each year.
Stage one: apply for a determination
Before starting, apply to the Local Planning Authority for a determination on whether prior approval is required.
Your application must include:
- Toilet and wastewater arrangements
- Waste disposal arrangements
- Pitch and amenity locations
- Highway access details
- Operating dates
- A site plan
- Any required fee
The council should respond within 28 days.
It may confirm that prior approval is not required.
It may decide that prior approval is required. This can happen where the proposal could create a material increase or material change in local traffic.
Stage two: apply for prior approval
If the council requires prior approval, submit the additional application.
The council may ask for information about:
- Vehicle movements
- Highway safety
- Access width
- Turning areas
- Waste collection
- Toilets
- Wastewater
- Site operation
Do not open until written prior approval is granted.
Keep your application, site plan, correspondence, and decision in your compliance file.
Read Open Sky Adventure’s guide to Class BA camping in Wales.
Planning permission is not the only issue
Class BC and Class BA deal with planning permission.
They do not remove every other legal duty.
Check whether you need:
- A campsite or caravan site licence
- Public liability insurance
- Fire safety controls
- Waste collection
- Water and wastewater arrangements
- Septic tank approval
- Electrical safety checks
- Food registration
- Public rights of way management
- Environmental permissions
- Outdoor activity risk assessments
Ask your council licensing team before taking bookings.
Do not assume that permitted development rights cover permanent buildings, hardstanding, roads, drainage works, fixed accommodation, or commercial activities. These may need separate permission.
Turn your land into a profitable campsite
Start with a simple forecast.
List:
- Number of pitches
- Operating days
- Expected occupancy
- Pitch price
- Toilet hire
- Waste collection
- Insurance
- Staffing
- Maintenance
- Marketing
- Booking fees
- Tax
Use conservative numbers.
Start with a smaller area. Test demand. Track revenue per pitch. Track the cost of each booking.
You can add services such as:
- Guided walks
- Wildlife sessions
- Equipment hire
- Firewood
- Breakfast boxes
- Group activities
- Local food partnerships
Keep each extra safe, insured, and within the relevant permissions.
Use Open Sky Adventure’s farm diversification guide to plan your next steps.
Your 2026 campsite checklist
Before investing
- Confirm whether the land is in England or Wales.
- Check Class BC or Class BA eligibility.
- Check the annual day limit.
- Check flood zones.
- Check protected landscapes.
- Check environmental designations.
- Check for Article 4 Directions.
- Map nearby dwellings.
- Apply the Welsh 100-metre rule where relevant.
- Contact the planning and licensing teams.
- Speak to your insurer.
Before opening
- Draw a scaled site plan.
- Mark every pitch.
- Provide toilets and waste facilities.
- Plan wastewater arrangements.
- Plan emergency access.
- Set operating dates.
- Submit the England notification or Welsh determination application.
- Apply for prior approval where required.
- Wait for written approval where required.
- Keep all records together.
During operation
- Count every operating day.
- Stay within the pitch limit.
- Keep access routes clear.
- Check toilets daily.
- Remove waste on schedule.
- Record incidents.
- Manage noise and lighting.
- Protect livestock and wildlife.
- Close the site if conditions become unsafe.
Open Sky Adventure helps landowners, farmers, pubs, hotels, and rural businesses plan licensed camping sites, outdoor activities, safety systems, and land diversification.
Unlock your land and its potential, join the group, and sign up through our website.
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