Can I Run a Campsite on Agricultural Land?

It's one of the most common questions from landowners across the UK: "I've got a few acres of farmland — can I just put some tents on it and start a campsite?" The short answer is: yes, potentially — but there are rules, processes, and pitfalls you need to understand first.

This guide covers the planning, legal, and practical considerations for running a campsite on agricultural land in England and Wales. Scotland and Northern Ireland have some different rules, which we'll note where relevant.

Understanding Agricultural Land Classification

Agricultural land in England and Wales is classified into grades by Natural England, from Grade 1 (excellent quality) to Grade 5 (very poor quality). This matters because:

• Grade 1 and 2 land is classified as "Best and Most Versatile" (BMV) agricultural land. Councils are generally more resistant to allowing change of use on BMV land because it's considered nationally important for food production.
• Grade 3a is also technically BMV, though decisions can go either way.
• Grade 3b, 4, and 5 land is typically easier to get permission for campsite use because it's less productive for agriculture.

You can check your land's classification on the Natural England Magic Map application, which is freely available online.

The 28-Day Temporary Use Rule

Under the Town and Country Planning (General Permitted Development) Order, you can use agricultural land for camping for up to 28 days per calendar year without needing planning permission. This is often called the "28-day rule" and it's how many small campsites start.

What the 28-Day Rule Allows

• Tents and campervans on your land for up to 28 days in total per year
• No planning application required
• You can charge for pitches during these 28 days

What It Doesn't Allow

• Permanent structures — you can't build a toilet block or shower facilities under this rule
• Continuous operation — the 28 days don't need to be consecutive, but they must total no more than 28 in the calendar year
• Caravans and motorhomes — the 28-day rule is more nuanced for caravans; check with your local planning authority
• Glamping structures — pods, shepherd's huts, and similar permanent or semi-permanent structures require planning permission

The 28-day rule is useful for testing the concept — running a pop-up campsite during peak summer weekends to see if there's demand before committing to a full planning application.

Applying for Change of Use

To operate a campsite beyond 28 days, you'll need to apply for change of use planning permission. This changes the land's designated use from agricultural to a mixed use that includes camping or tourism.

What Your Application Should Include

• Site plan — showing pitch locations, access roads, parking, and facilities
• Design and Access Statement — explaining what you're proposing and why
• Ecology survey — if the site has potential ecological sensitivity (most rural sites will need at least a preliminary ecological appraisal)
• Drainage strategy — how you'll handle foul water from toilets and showers
• Transport statement — demonstrating the local road network can handle additional traffic
• Landscape assessment — showing how the campsite will sit within the existing landscape, particularly in Areas of Outstanding Natural Beauty (AONBs) or National Parks

Typical Costs for a Planning Application

• Planning application fee: £462 (standard fee for change of use in England, 2026)
• Planning consultant: £2,000-£5,000 to prepare and submit your application
• Ecology survey: £500-£1,500
• Other surveys (drainage, transport): £500-£2,000 each

Total cost for a professionally prepared application: typically £4,000-£10,000. It's a significant investment, but a well-prepared application is far more likely to succeed first time.

Farm Diversification Grants

If your campsite is part of a working farm, you may be eligible for financial support under farm diversification schemes. The Rural Payments Agency (RPA) and DEFRA have historically supported projects that help farm businesses diversify their income streams.

Current Opportunities

• Countryside Stewardship grants — can fund capital works on farms, including some tourism-related infrastructure
• Environmental Land Management (ELM) schemes — the government's replacement for EU agricultural subsidies, which include provisions for diversification
• Local Enterprise Partnership (LEP) grants — vary by region, but some LEPs offer tourism business grants
• Rural England Prosperity Fund — supports rural business development including tourism

Grant availability changes frequently, so check the RPA and your local council's websites for current schemes. Your local Farming Advice Service can also point you in the right direction.

Farm Diversification and Planning

Councils are generally more favourable towards campsite applications that form part of a genuine farm diversification project. Framing your application as a way to support the continued viability of a working farm — rather than simply converting farmland to tourism — can significantly strengthen your case.

DEFRA Guidance and Regulations

Beyond planning permission, DEFRA regulations affect how you use agricultural land for camping:

• Cross-compliance rules — if you receive agricultural subsidies, you must maintain the land in Good Agricultural and Environmental Condition (GAEC). Running a campsite doesn't necessarily conflict with this, but you need to ensure your camping use doesn't degrade the land
• Environmental Impact Assessment (EIA) — for larger developments on agricultural land, an EIA screening may be required
• Water abstraction — if you need to extract water for showers and toilets, you may need an abstraction licence from the Environment Agency

Council Attitudes: What to Expect

Council attitudes to campsite applications on agricultural land vary enormously across the UK. Some key factors that influence decisions:

• Local tourism policy — councils with tourism development strategies are generally more supportive
• Location — sites in or near National Parks and AONBs face stricter scrutiny but aren't automatically refused
• Scale — small, low-impact sites (10-20 pitches) are easier to get approved than large commercial operations
• Neighbour support — objections from nearby residents can significantly affect the outcome
• Highway access — poor road access is one of the most common reasons for refusal

Success Stories and Lessons

Thousands of UK farm campsites have successfully navigated this process. Common patterns among successful applicants:

1. Start with the 28-day rule — prove demand and build a track record before applying for permanent use
2. Engage early with the council — use pre-application advice and attend planning surgeries
3. Invest in a good planning consultant — they know what your local authority wants to see
4. Keep the scale modest initially — get permission for 10-15 pitches, prove the concept works, then apply for expansion
5. Involve the community — if nearby residents and businesses support your application, it carries significant weight

Practical Next Steps

If you're seriously considering running a campsite on agricultural land, here's a practical roadmap:

1. Check your land classification on Natural England's Magic Map
2. Test the concept using the 28-day rule this summer
3. Talk to your council's planning department — use the pre-application advice service
4. Research farm diversification grants that might help fund infrastructure
5. Engage a planning consultant if you decide to proceed with a full application
6. Set up your booking infrastructure early — even for 28-day testing, having an online booking system like CampManager in place means you can take bookings professionally from day one, track your occupancy data, and build a guest database that strengthens your planning application by demonstrating proven demand

Converting agricultural land to a campsite is absolutely achievable, but it's not something you should rush into. Do the research, follow the process, and you'll be in the best possible position to get your application approved and your campsite open for business.