Your Farm, Their Escape: Starting a Campsite
Unlock rural revenue by transforming your agricultural land into a thriving campsite.
# How to Start a Campsite on Your Farm
Diversifying into camping can be a lucrative way to generate additional income from your agricultural land. This guide covers everything you need to know to get started.
The 28-Day Rule
Temporary Use
Operate for up to 28 days annually without planning permission.
Limited Capacity
Maximum 3 caravans at any time, no permanent structures.
Regional Variations
Remember, rules differ between England, Wales, and Scotland.
Before investing in infrastructure, understand the 28-day rule. In England and Wales, you can operate a temporary campsite for up to 28 days per calendar year without planning permission.
Key points:
- Maximum 3 caravans on site at any time
- No permanent structures allowed
- Must be genuinely temporary use
- Different rules apply in Scotland
Click any £ price to edit it — watch the annual estimate update live
| Season | EHU/night | Grass/night | Hard/night |
|---|---|---|---|
| Peak | |||
| Shoulder | |||
| Off-Peak |
Estimated Annual Revenue
£100,101
Based on 18 pitches · avg occupancy · updates live as you edit
Planning Permission Routes
For year-round operation, you'll need planning permission. Options include:
| Route | Description | Timeline |
|---|---|---|
| Full Planning | Standard application for change of use | 8-13 weeks |
| Certificated Location | Via Camping & Caravanning Club | 4-6 weeks |
| Certificated Site | Via Caravan & Motorhome Club | 4-6 weeks |
Pro Tip:
Certificated Locations (CLs) and Certificated Sites (CSs) are often the quickest and easiest routes for smaller, farm-based campsites, as they benefit from blanket planning permissions held by the clubs.
Infrastructure Essentials
Water Supply
- Mains connection or private borehole
- Drinking water testing required
- Hot water for washing facilities
Electricity
- Consider solar + battery for remote locations
- Electric hook-ups (16A is standard)
- Emergency lighting
Waste Management
- Septic tank or treatment plant
- Chemical toilet disposal point
- Recycling facilities
Insurance Considerations
You'll need specific public liability insurance for camping activities. Standard farm insurance rarely covers paying guests. Expect to pay £300-800 annually depending on:
- Number of pitches
- Activities offered
- Existing farm operations
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Getting Started Checklist
Survey Your Land
Identify flat, well-drained areas suitable for pitches.
Check Access
Ensure caravans and vehicles can safely reach the site.
Consult Neighbours
Early communication helps prevent potential complaints.
Contact Your Council
Understand specific local requirements and regulations.
Join a Club
Certificated Location (CL) is often the easiest entry point.
Install Basics
Prioritize water, waste, and at least one electric point.
Get Insured
Secure specialist camping/glamping public liability cover.
Set Up Booking System
[PayCamp](/pricing) handles small sites perfectly, streamlining your operations.
Did You Know?
Many farm campsites find that selling local produce or offering farm experiences significantly boosts their overall revenue and enhances the guest experience.
Click an available pitch to check someone in
Revenue Expectations
A 5-pitch farm campsite can generate:
- Basic pitches (£15-25/night): £3,000-6,000 per season
- Electric pitches (£20-35/night): £4,000-8,000 per season
- Glamping pods (£80-150/night): £12,000-25,000 per year
Plus additional revenue from:
- Egg/produce sales
- Farm tours
- Breakfast hampers
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Ready to transform your farm?
Start small with the 28-day rule, or plan for year-round success. Key actions:
- ✅ Understand planning rules (28-day vs. full permission).
- ✅ Secure specialist public liability insurance.
- ✅ Consider a booking system for easy management.
- ✅ Explore Certificated Location/Site options for simpler setup.
Our Micro plan at £19/month is designed for small sites with up to 10 pitches.
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