Do I Need Planning Permission for a Campsite in the UK?

Planning permission is one of the most confusing — and most important — topics for anyone looking to start or expand a campsite in the UK. Get it wrong, and you risk enforcement action, fines, or being forced to close. Get it right, and you're building on a solid legal foundation.

This guide covers the key rules, exemptions, and practical steps for navigating planning permission as a campsite operator in England and Wales. Scotland and Northern Ireland have their own planning systems with different rules, so check with your local authority if you're based there.

The 28-Day Rule: What It Actually Means

The most commonly cited exemption is the "28-day rule" — but it's widely misunderstood. Under the Town and Country Planning (General Permitted Development) Order 2015 (as amended), land can be used for any purpose for up to 28 days per calendar year without planning permission, provided:

• The land isn't in a building — it applies to open land only
• No permanent structures are erected — tents and temporary structures only
• The use is genuinely temporary — not a way to run a permanent operation
• No more than 14 of those 28 days involve motorised vehicles — this limits touring caravan and motorhome use

In practice, the 28-day rule is useful for testing demand — running a pop-up campsite during summer, hosting a few camping weekends, or allowing overflow camping during events. It's not a basis for running an ongoing campsite business.

Certificated Locations (CL Sites)

A Certificated Location is a small campsite that's exempt from normal site licensing requirements. CLs are issued by the Caravan and Motorhome Club or the Camping and Caravanning Club, and they allow you to operate up to 5 pitches for club members only.

CL Requirements:

• Maximum 5 caravans or motorhomes at any one time
• Only open to members of the issuing club
• Basic facilities required — typically water, waste disposal, and toilet access
• Annual inspection by the issuing club

The key advantage of CLs is that they don't need planning permission for the camping use itself — the exemption comes from the Caravan Sites and Control of Development Act 1960. However, you may still need planning permission for associated development like shower blocks, hard standings, or access roads.

When You Definitely Need Planning Permission

You'll need full planning permission if:

• You want to operate more than 28 days per year (outside CL exemptions)
• You're building permanent structures — shower blocks, reception buildings, hard standings
• You're changing the use of agricultural land to a campsite on a permanent basis
• You're installing glamping units — pods, yurts on permanent platforms, shepherd's huts, and safari tents often require permission
• You're creating new access roads or car parks
• Your site is in a designated area — AONB, National Park, SSSI, Conservation Area, or Green Belt

Change of Use Applications

The most common planning application for a campsite is a "change of use" — converting agricultural land (Use Class B) to a campsite or mixed agricultural/camping use. Here's what to expect:

What Councils Look For:

• Access and highways: Can vehicles safely enter and exit the site? Is the road suitable for the traffic you'll generate?
• Impact on neighbours: Noise, light pollution, and visual impact on nearby properties
• Landscape character: How the campsite fits into the surrounding landscape
• Ecology: Impact on wildlife, habitats, and protected species
• Drainage and flood risk: Can the site handle additional waste water? Is it in a flood zone?
• Economic benefit: Tourism jobs and spending in the local economy — this often works in your favour

Typical Costs and Timelines:

• Application fee: £462 for a change of use application in England (2026 rates)
• Planning consultant: £1,500-£5,000+ depending on complexity
• Supporting reports: Ecology surveys (£500-£2,000), flood risk assessments (£500-£1,500), transport statements (£1,000-£3,000)
• Decision timeline: 8 weeks for straightforward applications, 13 weeks if an Environmental Impact Assessment is needed

Practical Steps to Apply

1. Pre-application advice: Most councils offer this for £250-£600. It's not binding, but it gives you a strong indication of whether your application will succeed and what information you'll need to provide.
2. Talk to neighbours early: Neighbour objections are one of the most common reasons applications fail. Early engagement can address concerns before they become formal objections.
3. Commission necessary surveys: Ecology, flood risk, and access assessments are almost always required. Get these done before submitting.
4. Submit via the Planning Portal: All applications in England can be submitted online at planningportal.co.uk.
5. Respond to requests promptly: Councils often ask for additional information. Delays in responding extend the decision timeline.

Enforcement Risks

Operating a campsite without planning permission is a breach of planning control. If your council investigates, you could face:

• Enforcement notice: Requiring you to stop the use and restore the land, typically within a set period
• Stop notice: Requiring you to cease the use immediately — non-compliance is a criminal offence
• Injunction: In serious cases, the council can apply to the courts for an injunction
• Prosecution: Fines of up to £20,000 in a magistrates' court or unlimited fines in the Crown Court

Enforcement is often triggered by complaints from neighbours. Even if you've been operating without issues for years, a single complaint can start an investigation.

The 10-Year Rule

If you've been using land as a campsite continuously for 10 years without enforcement action, you may be able to apply for a Certificate of Lawful Use. This effectively gives you planning permission retrospectively. However, you need solid evidence — booking records, utility bills, photographs — covering the entire 10-year period.

Getting It Right from the Start

Planning permission might feel like a bureaucratic hurdle, but it's the foundation your campsite business is built on. Operating without it puts everything at risk — your investment, your reputation, and your guests' experience if you're forced to close mid-season.

Start with the 28-day rule or a CL to test demand, get professional planning advice before investing heavily, and budget for the application process as part of your startup costs. The investment in doing it properly is always worth it compared to the risk of enforcement action.