How Many Pitches Can I Have Without Planning Permission?

One of the most common questions from new campsite operators is: "How many pitches can I have before I need planning permission?" The answer isn't as simple as a single number — it depends on which exemption you're using, where your land is, and how your local council interprets the rules.

Here's a practical breakdown of the rules around pitch numbers and planning permission in the UK, so you know exactly where you stand.

The 28-Day Rule: No Fixed Pitch Limit (But Conditions Apply)

Under permitted development rights, you can use land for camping for up to 28 days per calendar year without planning permission. There's no specific limit on the number of pitches during those 28 days — but there are important constraints:

• No more than 14 of the 28 days can involve motorised vehicles — this limits caravan and motorhome use
• No permanent structures — everything must be temporary
• The scale must be proportionate to the land — cramming 200 tents onto a one-acre field will attract enforcement attention
• Access, parking, and sanitation must be adequate — even temporary use needs to be safe and sanitary

Certificated Locations: The 5-Pitch Limit

Certificated Locations (CLs) are the most common way to run a small campsite without planning permission. The rules are clear:

• Maximum 5 caravans at any one time
• Caravans only — this includes touring caravans, motorhomes, and campervans, but traditionally not tents
• Members only — guests must be members of the Caravan and Motorhome Club or Camping and Caravanning Club
• Open year-round — unlike the 28-day rule, CLs can operate permanently

Can You Add Tent Pitches to a CL?

Strictly, the CL exemption covers "caravans" as defined by the Caravan Sites Act. Some CL operators do accept tents alongside caravans, but this sits in a grey area. The safest interpretation is that tents on a CL site may need separate planning consideration, especially if the total number of pitches exceeds 5.

Certificated Sites (CS): Up to 5 Pitches Too

Certificated Sites are similar to CLs but are issued by the Camping and Caravanning Club and can include tent pitches. The same 5-pitch maximum applies:

• Maximum 5 pitches at any one time (tents, caravans, or motorhomes)
• Members only
• Annual certificate required

This is often the better option if you want to accommodate tent campers as well as tourers.

Permitted Development and Agricultural Land

If your land is agricultural, there are additional considerations:

• Agricultural permitted development rights allow certain buildings and structures for farming purposes, but camping is not an agricultural use
• Farm diversification is generally supported by planning policy (NPPF paragraph 84), which can work in your favour when applying for permission
• Temporary agricultural workers' campsites (e.g., for fruit pickers) may have different rules — check with your council

AONB and National Park Restrictions

If your land is in an Area of Outstanding Natural Beauty (AONB) or National Park, the rules are stricter:

• The 28-day permitted development right is reduced — in some designated areas, only 14 days of temporary use are allowed, and the types of use are more restricted
• Visual impact carries more weight in planning decisions — councils are more likely to refuse applications that affect the landscape
• Ecological surveys are almost always required for planning applications in these areas
• Light pollution restrictions — dark sky policies may limit lighting on your site

How Councils Interpret "Temporary Use"

One of the biggest areas of confusion is how councils determine whether a use is genuinely "temporary" or has become a permanent change of use. Factors they consider include:

• Duration and frequency: Using land for camping every weekend from April to September looks permanent, even if each individual use is "temporary"
• Infrastructure: Installing electric hook-ups, hard standings, or permanent toilet blocks suggests permanent use regardless of how many days you operate
• Advertising: Marketing your site as a year-round or regular campsite undermines any claim to temporary use
• Revenue pattern: If camping is a significant income source, it's harder to argue it's incidental to the land's main use

Councils can and do investigate, particularly when neighbours complain. If an enforcement officer determines that what you're doing is a material change of use, you'll need retrospective planning permission — and that's harder to get than applying properly in advance.

Tips for Staying Compliant

1. Keep accurate records: Log every night of camping use, the number of pitches occupied, and the dates. If you're relying on the 28-day rule, this evidence is essential.
2. Don't install permanent infrastructure without permission: Even if the camping use is exempt, building a shower block or laying hard standings is development that needs planning consent.
3. Talk to your council early: A pre-application discussion costs a few hundred pounds and can save you thousands in enforcement costs later.
4. Start small and build a track record: A CL or CS with 5 pitches lets you prove demand and demonstrate responsible management before applying for expansion.
5. Get professional advice: A planning consultant who specialises in rural diversification can be worth their fee many times over.

What About Glamping Units?

Glamping units — pods, yurts, shepherd's huts, safari tents — add another layer of complexity:

• Pods bolted to foundations are usually considered structures needing planning permission regardless of number
• Shepherd's huts on wheels may qualify as caravans (counting toward a CL 5-pitch limit)
• Yurts and bell tents are generally treated as tents, but permanent platforms beneath them may need permission
• Safari tents on decking — the decking is development even if the tent isn't

The key question is whether the unit is "mobile" in the legal sense. If it can be moved in one piece and isn't permanently attached to the ground, it's more likely to be treated as a caravan. If it requires dismantling or is on permanent foundations, it's likely a structure.

The Bottom Line

For most people starting out, the practical answer is: 5 pitches without planning permission (via a CL or CS), or unlimited pitches for up to 28 days per year under permitted development. Anything beyond that — whether more pitches, longer seasons, or permanent infrastructure — needs planning permission.

The good news is that planning permission for campsites is generally achievable, especially if you can demonstrate responsible management, local economic benefit, and minimal environmental impact. Don't try to stretch the exemptions beyond what they're designed for — apply properly and build your business on solid foundations.