Can I run a campsite on my land?

If you’re looking to diversify your farm, opening a campsite can be a rewarding way to make the most of land you already own. Yet, for people in this position, a couple of questions come up more than any others: can I run a campsite on my land? And what rules do I need to follow to do it legally? The answer depends on where your land is, how many days you want to operate and whether you qualify for any exemptions.

This article is designed to demystify the regulations around running a campsite on a farm — or on any other land you own or are looking to buy. It will explain the basics of campsite planning permission and campsite licensing to give you a better understanding of whether you will need them to run the business you are planning. It will also explain how it’s possible to run some campsites without planning permission or a licence through permitted development rights and licence exemptions.

Campsite planning permission

Campsite planning permission is often the biggest concern for prospective site owners, and understandably so. If you own agricultural land you cannot simply decide to stop farming and start a campsite; the local planning authority will want to know about it and will require you to seek planning permission for change of use. The process can be time consuming and will likely require expert help. It also comes at a cost and, of course, after you’ve spent that money, it can still be refused. However, if you are successful at getting planning permission for change of use, it is the gold standard, giving you the legal right to use the site permanently for your new business.

As well as permission for change of use, you will also need planning permission for any permanent infrastructure such as toilet and shower blocks, hardstanding pitches or access roads. When determining whether to grant planning permission, local planning authorities will look at issues such as traffic, noise, visual impact, drainage, environmental sensitivity and proximity to neighbouring properties. Bear in mind that, in national parks, designated national landscape areas (formerly known as Areas of Outstanding Natural Beauty) and conservation areas there are often even tighter controls.

Having said all this, it is possible to run a campsite without planning permission, as long as it does not have any permanent structures. This is allowed in one of two ways. Firstly you could operate as a member site of an exempted organisation (like The Greener Camping Club or Camping and Caravanning Club). This is discussed later in this article.

Alternatively, you can run a temporary campsite under permitted development rights which are explored in the next section. But, even when planning permission is not strictly required for temporary use, it is still wise to speak to your local council before opening. Councils can advise on site-specific constraints, such as flood risk or protected habitats, which may affect whether camping is appropriate on your land. For those asking: can I run a campsite on my land? The best advice is to work closely with your local planning authority (usually the district or borough council) from the start.

Permitted development rights and the 60-day planning rule

There is a clause in planning law, a permitted development right, which allows land to be used for camping for a limited number of days per calendar year — without the need to apply for planning permission. This is great news for anyone wanting to run a temporary, low-impact campsite and has become a popular way for pop-up and seasonal campsites to operate. It is perfect for farmers and landowners who want to carry on their main business for most of the year but wish to take advantage of a fallow field in the summer months, for example.

In England, permitted development rights allow land to be used for camping for up to 60 days in total each year. It’s often called the 60-day rule. The 60 days do not need to be consecutive, but once the limit is reached, camping must stop unless planning permission has been granted. To benefit from this right, you still have to engage with the planning authority and have to fulfill certain obligations, specifically the following:

Provide a copy of the site plan to the planning department and fire authority;
Provide toilet and waste disposal facilities for campers;
Specify which dates the campsite will be open;
Gain prior permission if the campsite is on land within a designated Flood Zone 2 or 3 before opening.

The 28-day permitted development rule

Northern Ireland, Scotland and Wales operate a permitted development right that is limited to 28 days and does not carry these obligations. In Wales, a change to 60 days is under consultation so do your research if you are wanting to operate this way in Wales as it could change at any time.

Across all parts of the UK, permitted development rights can be restricted or removed, particularly on protected land. If your site lies within a national park or similarly protected area, the 60-day rule may not apply, or additional permissions may be required. Understanding these regional differences is crucial when deciding whether a temporary campsite is a viable option. Make sure you do your research and consult the planning authorities in the area you want to operate.

Campsite licensing

Planning permission and campsite licensing are often confused, but they are separate legal requirements. Needing one does not mean you need the other and vice versa. Generally, a licence is generally required for any campsite in England or Wales which operates for more than 42 consecutive days or a total of more than 60 days in a year. This means it now aligns quite well with permitted development rights in England.

Campsite licences are issued by the local council. They set out conditions covering matters such as the number of pitches, spacing between tents or caravans, fire safety, sanitation and water supply. These conditions are designed to protect both visiting guests and neighbours and to ensure that sites operate safely. There is a separate caravan site licence if you wish to operate a site which allows caravans.

A licence is usually only issued once any required planning permission is in place. This means that planning consent comes first, followed by licensing. For temporary campsites operating within permitted development limits, a licence is not usually necessary but councils will still expect basic standards to be met.

Northern Ireland has its own regulatory framework, but the principles are broadly similar. Find out more at Tourism NI. In Scotland, things are slightly different. The Outdoor Access Code gives the “right to roam” and wild camping, when done responsibly, is allowed on unenclosed land across the country. It follows then, that there is a more relaxed attitude to camping in general and there is no need for a licence for a tents-only campsite — though it may still require planning permission. Caravan sites do need to be licensed and, since October 2022, most glamping sites require another type of licence: a Short Term Let Licence. You can check whether you need one via this tool on the Scottish Government website.

Wherever you are planning to start a campsite, be aware that local authorities have powers to regulate camping and caravan sites. Enforcement practices vary but councils may take action if they believe a site is operating without the appropriate approvals. It may sound like there’s a lot of red tape to deal with but campsite licensing is best seen as a safeguard rather than a hurdle. Clear standards can help create a better experience for campers and reduce the risk of disputes or complaints.

Campsite exemptions

Campsite exemptions offer an alternative route for landowners who want to host campers without going through the full licensing process. Exemptions are typically granted through approved (or exempted) organisations which are authorised to certify sites that meet certain criteria. These include The Greener Camping Club, The Camping and Caravanning Club and The Freedom Camping Club.

An exempt site usually operates on a small scale, with limits on the number of pitches and the type of camping allowed. In return, the site does not need a local authority licence, as long as it remains within the terms set out by the exempted organisation they are part of. This can be an attractive option for landowners who want to offer a simple, low-key camping experience without extensive facilities.

Exemptions are particularly popular with farmers, smallholders and rural property owners who want to test the waters with a temporary campsite before committing to a larger venture. They can also suit niche offerings such as back-to-basics campsites or places with members-only stays. However, it is important to say that exemptions do not override planning law. If you wish to build permanent facilities or infrastructure, you still need planning permission. The exemption does, however, mean that permission for “change of use” of land is not necessary.

Anyone considering this route should carefully read the terms of any exemption and ensure they understand their ongoing responsibilities.

Bringing it all together

Understanding the rules and regulations that govern the camping industry is key to running a successful site. If you’re asking: “can I run a campsite on my land?” The answer is often yes, but the details matter. You’ll need to choose the right regulatory route for the type of site you want to run. You might opt to apply for full campsite planning permission and a campsite licence or choose to operate under the 60-day rule or a campsite exemption.

Temporary sites can be a great way to get started, while permanent sites require more upfront work but offer long-term stability. But, of course, running a campsite is about much more than just regulation. It’s about creating a welcoming place for people to stay, managing land responsibly and building a sustainable business. Getting the legal foundations right, can give you fewer headaches in the future and allow you to focus on the experience you want to offer.

If you’d like to explore more about setting up a campsite in the UK, you may find it helpful to read our related guides, linked below.