Starting a pop-up campsite in the UK: The 28-day rule and the 60-day rule

What is a pop-up campsite?

A pop-up campsite is the colloquial name given to a campsite that only operates for a short, temporary period during the year. For most of the year the land will have another primary form of use. For example, a farmer might take pasture land, used for grazing animals the majority of the time, and open a basic campsite with portable toilets and showers during the school summer holidays to bring in extra income.

What are permitted development rights?

Permitted development rights are rights, set out in legislation, that allow you to develop on your land. In order to operate a campsite in the UK, you typically need planning permission and a campsite licence. However, if you are considering running a Hipcamp on your land, there is a set of “general permitted development rights” that let you operate without full planning permission.

General permitted development rights allow campsite owners in England to run a site for up to 60 days without planning permission (sometimes called the 60-day rule). In other parts of the UK, you can run a campsite for up to 28 days without planning (the 28-day rule). This legislation provides a handy and sensible way for casual campsites to operate without too much red tape. It is widely used by many Hipcamp hosts running temporary, short-term sites.

Why are there different rules in different parts of the UK?

General permitted development rights were never designed specifically to allow camping. In fact, the regulations allow land to be used for almost any temporary purpose for up to 28 days, for example, as an overflow carpark, or for a temporary event.

To quote the letter of the law, The Town and Country Planning (General Permitted Development) (England) Order 2015 states in Schedule 2, Part 4 that permitted development Class B is:

“The use of any land for any purpose for not more than 28 days in total in any calendar year… and the provision on the land of any moveable structure for the purposes of the permitted use.”

Under these rules, farmers and landowners have been operating pop-up campsites for decades, supplementing their regular income. However, between 2019 and 2021, the boom in rural tourism, brought about by Covid travel restrictions, shed new light on people operating under the legislation, particularly in the more populous areas of England. Campsite operators were keen for permitted development rights to be extended to let them operate throughout summer, while those opposed to the plans wanted tighter restrictions to avoid overcrowding and safety concerns.

In 2022 a consultation was held in England and in 2023 the English parliament updated temporary development rights with a new class (BC) that outlined rules specific to using land for a recreational campsite. This means, today, England has a slightly different set of rules from the rest of the United Kingdom.

The 28-day rule in Wales, Scotland, and Northern Ireland.

In Wales, Scotland, and Northern Ireland, there is nothing specific in the legislation that makes an exception for running a campsite. This means the overarching Permitted Development Class B rights apply. These rights let you use “any land for any purpose for not more than 28 days”.

The legislation also allows for “the provision on the land of any moveable structure for the purposes of the permitted use.” This is important, since it means that any temporary facilities are okay too—as long as they are provided in moveable structures: portable toilets and showers, for example.

The 28-day permitted development rights do explicitly exclude the running of a caravan site (the rights cover camping in tents only) and you cannot develop within a Site of Special Scientific Interest. See ‘Exceptions and limitations’ below for further details.

The 60-day rule in England

In July 2023, the English parliament updated temporary development rights to create new rules specifically for the operation of campsites (the new Class BC amendment). This clarification included extending the duration of time you can operate to up to 60 days per calendar year but also added a stricter framework of rules.

To quote the law itself, development is permitted if it is consisting of “the use of any land as a recreational campsite for not more than 60 days in total in any calendar year”. It goes on to state that the following provisions must be met:

• You are not allowed more than 50 pitches.
• You must provide toilet and waste disposal facilities.
• Campervans and motorhomes are permitted; caravans are not.
• You can provide ‘any moveable structure reasonably necessary’ for the campsite use (for example, portable shower facilities).
• You must notify your local planning authority in advance every year, including a copy of a site plan (featuring details of the toilet and waste disposal facilities), as well as the dates of operation.
• If your campsite is within Flood Zone 2 or 3, you must submit a site-specific flood risk assessment every year to your local planning authority. This may involve a fee.

Exceptions and limitations

Whether you plan to operate a 28-day or 60-day campsite, there are a few other limitations to bear in mind:

• You are not allowed to operate a temporary campsite within the curtilage of a building. In plain speak, that means you can’t run a campsite in your garden. (Under England’s new 60-day rule this has been updated and only applies if it is a listed building).
• You are not allowed to operate a temporary campsite within a Site of Special Scientific Interest. There are also exceptions for SACs, SPAs, and more. Read Starting a campsite in a UK national park, AONB, SSSI or other protected area for more information.
• You are not allowed to operate a temporary campsite if the land is the subject of an ‘Article 4’ direction, for example, in the New Forest National Park and certain parts of Cornwall. If you’re not sure whether you are impacted, we recommend checking with your local planning authority.
• You might still be required to apply for a campsite licence (see below).

Do I need a campsite licence?

You need a camping licence to pitch tents in England and Wales for more than 42 consecutive days or more than 60 days total within a calendar year. If you are running a 28-day site in Wales that’s fine. But if you want to run a 60-day site in England it creates a snag. An easy solution is to insert a short gap within the operation of your 60-day campsite, for example, a one-day break, to avoid having a consecutive 42-day period. This way, you do not require a camping licence.

In England, although the new Class BC amendment lets you host campervans and motorhomes without planning permission, pitching campervans or motorhomes for any length of time does still require a caravan site licence (unless you qualify for an exemption). You can find out more about licence requirements at the dedicated article: What is a campsite licence and do I need one?

Do I have to run for 60 or 28 days in a row?

The limited days allowed by permitted development rights do not have to run consecutively so you can cherry-pick dates to suit you—or operate for one longer stint. Some Hipcamps only open on weekends across spring and summer, some operate on half-term holidays and bank holiday weekends, while the vast majority open for one fixed period, such as the four weeks of July or August. It’s worth bearing in mind that there is always a higher demand for camping on weekends and during school holidays.

It is important, however, to consider the fact that any dates when tents or facilities remain on site (even if unused) count towards your limit. Under the new 60-day rules in England, you are required to submit your site’s opening and closing dates to your local authority in advance. Outside of these times, you’ll need to ensure your land is returned to its original state.

What if I want to open for longer?

Under current law, if you want to run your Hipcamp for longer than 60 days in England, or 28 days in Wales, Scotland, or Northern Ireland, you must apply for planning permission. Depending on how long you open for, you may also need to apply for a campsite licence.

Should I use the permitted development rights to operate a campsite?

If you want to run a temporary tent-focused campsite for just the very peak summer season, operating under permitted development rights is the easiest way to do so. It also offers a viable way for farmers and landowners to supplement the income of their main business in the summer season.

As long as the land you are operating on is not subject to an Article 4 direction and is not in a garden setting, the temporary rules allow you to set up your Hipcamp without needing to seek full planning permission. Though, before you go hammering a sign to direct campers into your field, do read up on the other responsibilities that go hand in hand with running a campsite. You can also find out more about hosting on Hipcamp here.

The 60-day and 28-day rules are also a great way to test the waters with a new business. Many of the most established campsites in the UK first started out as 28-day campsites and became so successful that they evolved into the fully-fledged businesses people know and love today. So, if you’re thinking of starting a campsite but want to start small, operating under permitted development rights for your first season is a great way to begin. It lets you start quickly, provides you with time to learn and establish yourself, and may also provide a good case study for if you later apply for planning permission.

This is a rough guide to permitted development rights as they apply to camping. If you are investigating how to start a campsite, we’d recommend further reading around the subject. If you are in any doubt as to whether you can operate under permitted development rights, you may want to apply to your local planning authority for a Certificate of Lawful Development.

This article was created by the Hipcamp team based on our years of experience, research, and local understanding. However, please note that this is still only our interpretation of UK regulations and does not constitute legal advice. Hipcamp does not accept responsibility for errors and omissions. Different conditions may apply depending on your individual circumstances and we recommend seeking professional advice on implementing the rules.

This article was first published on 18th March 2023 and last updated on 7th June 2024.