Hello, landowner. Welcome to your 2026 campsite guide. Open Sky Adventure knows the UK countryside. We understand rural business. You want to host campers. You must follow the law. Regulations changed in 2023 and 2024. England uses Class BC. Wales uses Class BA. These rules define your rights. Follow this checklist. Secure your site. Protect your land.

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1. Check Land Designations

Start with the basics. Check your land status. Avoid Sites of Special Scientific Interest (SSSI). Stay away from Scheduled Monuments. Check for Listed Buildings. These areas stop permitted development rights campsite UK. Open your local planning portal. Search for constraints. If your land is restricted, stop. You need full planning permission. If the land is clear, proceed.

2. Measure the 100m Buffer Zone (Wales)

Wales has specific rules. Look at Class BA camping Wales. Identify residential buildings. Measure the distance. Stay 100 metres away from houses. This is the 100m buffer zone campsite Wales. Protect neighbor privacy. Reduce noise complaints. Use a professional mapping tool. Mark this zone on your map. Do not place pitches inside it. Keep your operation legal.

3. Verify Flood Zone Status

Water is a risk. Visit the Environment Agency website. Search your postcode. Identify your flood zone. Zone 1 is safe. Zone 2 and 3 require caution. In England, Flood Zone 2 or 3 triggers a need for prior approval. In Wales, check local flood maps. Safety is your first priority. Do not ignore this step. High-risk areas need professional evacuation plans.

4. Plan the 50-Pitch Layout (England)

England has a limit. See Class BC camping England. You can have 50 pitches. This includes tents. It includes motorhomes. It includes campervans. Do not exceed this number. Measure your field. Allow space for cars. Provide room for movement. Map every pitch clearly. Number them for guests. Use our camping legislation UK 2026 guides for density advice.

5. Arrange Toilet and Waste Facilities

Facilities are mandatory. You must provide toilets. You must provide waste disposal. Use moveable structures. Hire portable units. Empty them regularly. Place them away from water sources. Keep them clean. Provide handwashing stations. Waste management is a legal requirement. Do not open without these. Read our outdoor survival skills for site management tips.

6. Prepare the Site Plan

Draw your land. Include boundaries. Mark the entrance. Show every pitch. Locate the toilets. Indicate waste bins. Use a scale of 1:1250 or 1:2500. This is a legal document. The council will see this. Keep it accurate. Label everything clearly. Save it as a PDF. You will need this for notification.

7. Notify the LPA or Apply for Prior Approval

Inform your Local Planning Authority (LPA). In England, use written notification. Tell them your dates. Send your site plan. Do this every year. In Wales, check if you need a prior approval campsite application. Some councils charge a fee. Submit early. Allow 28 to 56 days for a response. Do not start work before approval. Follow the temporary campsite 60 days rule precisely.

8. Submit Flood Risk Assessment

Is your land in Zone 2 or 3? You need a Flood Risk Assessment (FRA). Hire a professional hydrologist. Explain the seasonal nature. Show your evacuation route. List your warning systems. Submit this to the LPA. The Environment Agency will review it. This step is non-negotiable for high-risk land. Pay the fee. Wait for the decision.

9. Arrange Public Liability Insurance

Protect your business. Rural land has risks. Trip hazards exist. Livestock may be nearby. Get public liability insurance. Aim for £5 million cover. Tell the insurer about the campsite. Explain the 60-day or 28-day limit. Check the policy for exclusions. Keep the certificate on-site. Display it for guests to see. Safety protects your future.

10. Set Up Guest Registration and Safety Protocols

Know who is on your land. Create a registration system. Take names. Get phone numbers. Record car registrations. This is for fire safety. It is for emergencies. Give guests a safety briefing. Explain the rules. Mention livestock. Point out hazards. Professionalism builds trust. Start your farm diversification camping journey with strong systems.

11. Implement a Fire Safety Plan

Fire spreads fast in dry grass. Create a fire plan. Install fire points. Provide extinguishers. Provide water buckets. Place fire signs. Use simple language. Clear the area around fire pits. Check local bylaws on campfires. Some areas ban them. Safety is paramount. Train your staff on the plan.

12. Track Your 60/28 Days

Count every day. England allows 60 days. Wales allows 28 days for basic use. Record every date in a logbook. Include setup days. Include pack-down days. If a tent is up, the day counts. Do not overstay. Fines are heavy. Enforcement officers visit sites. Keep your logbook ready for inspection. Mastery of the calendar is mastery of the law.

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