How to understand campsite licensing and planning rules

To turn your field into a campsite, you will almost certainly need two key permissions from your local council: Planning Permission and a Campsite Licence. Your first and most important step is to contact your local council’s planning department to discuss your idea. While there are some exceptions for temporary 'pop-up' sites, a year-round business requires formal approval before you can welcome a single guest.

First Hurdle: Planning Permission

Planning permission deals with the use of land. Changing a piece of agricultural land into a commercial campsite is a significant 'change of use', which is why the council needs to approve it. This is generally the biggest and most time-consuming part of the legal process.

Your local council will consider many factors, including:

• Access: Is the entrance to the site safe? Can it handle extra traffic, including caravans and campervans?
• Visual Impact: How will the campsite affect the landscape, especially in scenic or protected areas like a National Park or an Area of Outstanding Natural Beauty (AONB)?
• Local Economy: Will your business bring positive benefits to the area?
• Infrastructure: Can local services (like water and sewerage) support your site?

Getting planning permission is a detailed process that often requires professional drawings and reports. It is highly recommended to seek 'pre-application advice' from your council's planning office to gauge their initial thoughts before you spend significant money.

The '60-Day Rule': A Way to Test the Waters

You might have heard of the '28-day rule', but for camping, this has been updated and extended. Thanks to 'Permitted Development Rights', you can operate a temporary campsite without full planning permission for up to 60 days in any calendar year.

This is a fantastic way to trial your business idea, but there are strict conditions:

• You can have no more than 50 pitches (tents, campervans or motorhomes).
• You must provide toilet and waste disposal facilities.
• You must notify the council in writing before the season starts with details of the facilities.

The 60-day rule allows you to test your location, pricing, and marketing. However, it is not a route to a full-time, year-round business. It's a temporary exception.

The Campsite Licence: Your Permit to Operate

A campsite licence (or Caravan and Camping Site Licence) is separate from planning permission. It relates to the health and safety standards and management of the site. You will legally need one if you plan to have campers on your land for:

• More than 42 consecutive days; or
• More than 60 days in total in any 12-month period.

A key takeaway: You must have the correct planning permission in place before a council will grant you a site licence. Think of planning as permission to change the land's use, and the licence as permission to operate on it.

When you apply for a licence, the council may inspect the site to ensure it meets standards for things like fire safety, sanitation, and the spacing between pitches.

Your Step-by-Step Investigation Plan

Feeling a bit overwhelmed? Don't be. Follow these simple steps to get the specific information you need.

1. Identify Your Local Council: If you don't know it, you can find your local council on the GOV.UK website by entering the site's postcode.
2. Explore the Council Website: Find the 'Planning' section of your council's website. Look for information on 'change of use', 'pre-application advice', and local planning policies. Separately, search for 'campsite licence' or 'caravan site licence' to find the licensing department's pages.
3. Decide on Your Business Model: Be clear about what you want to achieve. Are you testing the water with a 60-day pop-up site, or are you committed to building a permanent business that will require full planning permission?
4. Make Contact: The best way to get definitive answers is to talk to the source. Contact the council's planning and licensing departments. Explain your proposal clearly and ask for their guidance on the specific local requirements you'll need to meet.

Doing this research thoroughly is a critical first step. It will save you time and money, and ensure your exciting new venture is built on a solid, legal foundation.