Is my land suitable for starting a campsite in the UK?

What sort of land is suitable for a campsite?

There are no hard and fast rules on what sort of land is suitable for a campsite but common sense dictates that level land is best for both pitching tents and parking campervans, motorhomes, and caravans. This could be an open field, meadow, or a woodland, but either way, a sheltered spot with some screening from any neighbours, roads, and passers-by is preferable. It is also preferable not to have any rights of way crossing the site.

When it comes to the size of the plot, we usually suggest two acres as the minimum for any Hipcamp—but there can be exceptions to that rule (see Is my property right for Hipcamp?, for more information). If you have a single glamping tent or cabin, for example, it might have less space around it than that; especially if it has open views that give a sense of space. Meanwhile, both The Camping and Caravanning Club and The Caravan and Motorhome Club ask for sites they certificate to be a minimum of just half an acre. And The Greener Camping Club asks for a minimum of one acre. Ultimately, we want Hipcampers to connect with nature and the outdoors and sites that provide people with plenty of space tend to be better at achieving this.

The land should also have good access points—if you are welcoming campervans, motorhomes, and caravans in particular, these should be at least 12 feet wide and have good visibility too. You will also need a water supply and to provide toilets, so think about how that can be achieved on your land.

What are the legal requirements?

As above, you need to supply water and toilets at your Hipcamp and these need to be kept in a sanitary condition. If you host motorhomes and caravans only, you do not have to provide toilets—as long as your guests have their own on-board ones, but you will need to provide a chemical disposal point.

These are all legal requirements when it comes to campsite health and safety. But what of the land itself? There is nothing set in law about the size of a plot per se but there are requirements when it comes to density. There should be no more than 30 pitches per acre and tents or caravans should be sited six metres apart with at least three metres of clear space. Emergency vehicles should be able to access within 90 metres of each pitch.

You are legally allowed to operate a campsite in England (as of July 26, 2023) for up to 60 days and to operate a campsite on any land elsewhere in the UK for up to 28 days as long as it is not within the curtilage of a domestic dwelling (ie: not in your back garden). On other land, such as agricultural land, you can do this under permitted development rights. If you wish to operate for longer than that, you have to get planning permission for a change of use of the land. The planning permission may well set out conditions that you will have to adhere to but these will be specific to your site. You may have further conditions to adhere to in your licence, which is another legal requirement for running a campsite unless you are only running a temporary site or one which operates with an exemption certificate.

Whether operating under a licence, with an exemption or under permitted development rights, there is a legal requirement not to adversely impact your neighbours, the general public, or road users around your site. If your Hipcamp or Hipcampers cause people to complain, the local authorities have a duty to investigate. If the noise, light, or fumes (for example, smoke from campfires), is considered a statutory nuisance under The Environmental Health Act 1990, you can be fined.

Things to consider when choosing land for a campsite

Whether you are selecting a plot on land you already own (on your farm or estate for example), or you’re looking to buy land, here’s our list of things to consider when choosing land for a campsite:

• How close are the nearest neighbours? Will your site disturb them? Can you do anything to mitigate that?
• Is the ground level?
• Does the site have good access for the cars, campervans and/or caravans you want to accommodate?
• Does it offer shelter from the prevailing wind?
• Are there roads, houses, and footpaths in sight? Can you screen the site from them?
• How big is the site? Ideally select a plot of at least two acres.
• Can the number of pitches you want be well spaced out, with at least six metres in between?
• Does the site have access to water? Drainage? Electricity?
• What is in the local area by way of facilities and places to visit? Is there a pub within walking distance? Are there attractions that are easily accessible by public transport, on foot or within a short drive away?
• Where is the nearest other camping or caravan site? Is there a demand?
• Can the site be reached by public transport?
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  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.