Hello. Welcome to your guide on Welsh land use. Things just changed for your property.
Wales has new rules for camping. These rules started in 2026. They are called Class BA. You can now host campers for longer. This is great for your income. It is also complex. You must follow the laws exactly.
We will show you how.
Understand the 60-Day Rule
The old rule was 28 days. That rule is gone for campsites. You now have Class BA. This gives you 60 days of camping per year. You do not need full planning permission for this.
Check your location first.
Are you in a National Park? Are you in a National Landscape (AONB)? Are you in a World Heritage Site?
If yes, the limit is still 28 days. If no, you get the full 60 days. This applies to tents, motorhomes, and campervans.
You must count your days carefully. Use a calendar. Record every night a camper stays. This is your legal proof.
The 100m Buffer Zone
This is a critical rule. It affects pubs and hotels most. You cannot use Class BA within 100 metres of a protected building. A protected building is often a house. It is any building not owned by you.
Measure your land. Find your boundaries. Look at your neighbours.
Is there a house within 100 metres? You cannot have a campsite there under Class BA. You cannot even use the old 28-day rule. That right is gone.
You must apply for full planning permission instead. This applies to every square inch within that 100m zone. Move your campsite further away. Or apply for the permit.
Do not ignore this. Local authorities will check.
Start Prior Approval
You have the right to 60 days. But you need permission to start. This is called Prior Approval. You find this in sections BA.2 to BA.4.
Write to your Local Planning Authority (LPA). Tell them your plan. They have 28 days to decide.
You must address three things.
First, toilets and wastewater. Tell them how you handle waste. Show them your portable units.
Second, general waste. Explain your bin system. Show how you keep the land clean.
Third, vehicular access. Show how cars enter and exit. Prove the road is safe.
Wait for their letter. Do not host campers until you have it.
We will happily help you, signup live now if you have an interest in joining our license agreement.
Handle Toilets and Waste
You must provide facilities. You cannot let campers dig holes. This is a law.
Buy or rent high-quality units. Portable toilets are essential. Showers are a good addition.
Keep them clean. Empty them often. Use a professional waste company. Keep your receipts. The LPA might ask for them.
Waste disposal is your job. Provide big bins. Empty them weekly. Do not let trash pile up.
Avoid Protected Areas
Some land is off-limits. You cannot use Class BA in certain spots.
Check for SSSIs. These are Sites of Special Scientific Interest. Check for SACs. These are Special Areas of Conservation.
Check for Ramsar sites. Check for SPAs.
If your land is in these areas, Class BA does not apply. You need full permission. Usually, the answer is no. Protect these sites.
Also check Flood Zones. Do not put campers in a flood risk area. It is dangerous. It is also illegal under Class BA.
Follow the 2026 Timeline
The law is phased. Mark these dates.
June 1, 2026. This was the start date. You could begin your 60-day window then.
September 1, 2026. This is the deadline. The old 28-day rule for camping disappears completely. You must be fully compliant with Class BA by this date.
Check your current setup. If you are close to a neighbour, stop now. Apply for the correct permit.
Diversify Your Farm
Camping is a great way to earn. It brings people to your land. They buy your produce. They visit your shop.
Use your 60 days wisely. Pick the busy summer months. Pick bank holidays.
Host groups. Host families. Make your site welcoming.
Keep your grass short. Provide clear signs. Tell people where to park.
You can also offer activities. We lead guided tours. We teach survival skills. This adds value to your site.
Manage Your License
Planning permission is not everything. You also need a site license. This is under the Public Health Act 1936.
Do you host for more than 42 days in a row? Do you host for more than 60 days in a year?
You need a license from the council. Or you need an exemption.
We provide these exemptions. We help you stay legal. We take the stress away.
Visit our legals page for more info.
Practical Strategies
Measure your 100m buffer now. Use a digital map tool. Mark the line clearly.
If you lose land, do not worry. Focus on your better fields. Focus on the view.
Talk to your neighbours. Tell them your plan. Be a good partner.
Keep your noise low. Set a "quiet time" for campers. Usually, 10 PM is good.
Limit your numbers. Do not overcrowd. Quality is better than quantity.
Check your insurance. Ensure it covers 60 days of camping. Tell your broker about Class BA.
Unlock your land's potential today. Visit our landowner page to learn more.
Professional Support
Legislation is hard. We make it easy. We know the Welsh rules. We know the 100m buffer.
We can help with your Prior Approval. We can help with your waste plans.
Join our group. Join our network. We bring campers to you.
We handle the marketing. We handle the bookings. You just manage the land.
It is a simple partnership.
We will happily help you, signup live now if you have an interest in joining our license agreement.
Final Steps for You
- Measure your 100m buffer zone.
- Identify your 60-day window.
- Check for environmental designations.
- Apply for Prior Approval from your LPA.
- Install high-quality waste facilities.
- Join Open Sky Adventure.
- Start earning.
Do not wait for the council to visit you. Be proactive. Be legal. Be successful.
We will happily help you, signup live now if you have an interest in joining our license agreement.
Sign up on our website today. Join the adventure.