Guide to Campsite and Holiday Park Licensing Conditions

Your Site License: Understanding the Rules

Every caravan site, campsite, and holiday park in England and Wales operates under a site license issued by the local authority. This license isn't just a formality—it contains conditions that are legally binding. Non-compliance can result in enforcement action, license revocation, and even prosecution.

What Is a Site License?

The Legal Framework

The Caravan Sites and Control of Development Act 1960 requires anyone operating a caravan site to hold a site license from the local council. The license sets conditions that the site must meet.

Who Needs One?

• Touring caravan sites
• Static caravan parks
• Residential caravan parks
• Camping sites with permanent structures
• Glamping sites with fixed units
• Sites with shepherd's huts, pods, or similar

Exemptions

Some sites don't need a site license:

• Certificated Sites (Caravan & Motorhome Club, Camping and Caravanning Club)
• Certificated Locations
• Agricultural worker's caravans
• Traveling showpeople's sites
• Sites operated by local authorities

Understanding License Conditions

License conditions vary between local authorities, but common requirements include:

Physical Requirements

Spacing Between Units

Requirement	Typical Standard
Caravan to caravan	6m minimum
Door to wall of adjacent unit	2m minimum
Awning to awning	3m minimum
Fire points spacing	Every 30m maximum

Road and Access

• Access road minimum width: 3.7m (or as specified)
• Turning circles for emergency vehicles
• Hard standing for pitches
• Gradients suitable for towing

Density Limits

• Maximum caravans per hectare
• Minimum pitch sizes
• Overall site capacity
• Touring vs static ratios

Fire Safety Requirements

Fire Points

License conditions typically require:

• Fire extinguisher and fire bucket at each fire point
• Signs indicating fire point locations
• Regular inspection and maintenance
• Clear access to all fire points

Fire Safety Equipment

Equipment	Typical Requirement
Water extinguisher	Every 30m, min 9L capacity
Dry powder extinguisher	One per fire point
Fire buckets	Filled with sand or water
Fire blankets	In cooking areas

Emergency Access

• Roads passable by fire appliances
• No parking obstructions
• Clear turning areas
• Gate access arrangements

Utilities and Services

Electricity Supply

• Professional installation required
• Regular inspection certificates
• Maximum load per pitch
• RCD protection requirements

Water Supply

• Potable water standards
• Adequate pressure and flow
• Drinking water points marked
• Cross-contamination prevention

Drainage

• Surface water management
• Foul water disposal
• Chemical waste disposal
• Septic tank or mains connection

Health and Hygiene

Toilet and Washing Facilities

• Minimum ratios per pitch/occupant
• Accessibility requirements
• Hot water provision
• Cleaning standards

Chemical Disposal

• Designated disposal points
• Appropriate facilities
• Clear signage
• Proper drainage connection

Waste Management

• Refuse collection arrangements
• Bin provisions
• Recycling facilities
• Fly prevention measures

Model Standards

The government publishes model standards for different site types that local authorities often adopt:

Model Standards for Caravan Sites (2008)

Covers:

• Site boundaries and development
• Roads, gateways and paths
• Spacing and density
• Fire safety
• Water supply
• Drainage and sanitation
• Electrical installations
• Gas storage
• Recreation space
• Emergency procedures

Model Standards for Holiday Sites (2019)

Updated guidance specifically for:

• Holiday use restrictions
• Seasonal occupancy
• Site management
• Guest safety
• Accessibility

Compliance Requirements

Regular Inspections

Who Inspects?

• Environmental Health Officers
• Fire and Rescue Service
• Building Control (for structures)
• Health and Safety Executive (work activities)

Inspection Frequency

• Scheduled: Typically annual or biennial
• Complaint-driven: Following reported issues
• Change-triggered: After alterations to site
• Random: Spot checks

What Inspectors Check

Area	Specific Items
Spacing	Measurements between units
Fire safety	Equipment, signage, access
Utilities	Electrical certificates, water testing
Hygiene	Toilet blocks, waste disposal
Records	Maintenance logs, certificates
Occupancy	Pitch allocation, overcrowding

Record Keeping

Essential Records

Record Type	Retention Period	Purpose
Electrical certificates	5 years	Safety compliance
Gas safety certificates	2 years	Safety compliance
Fire equipment service	5 years	Fire safety
Water testing results	6 years	Public health
Pitch allocation records	12 months	Occupancy control
Incident reports	6 years	Liability protection

Certificate Requirements

Non-Compliance Consequences

Enforcement Ladder

1. Informal Action

• Verbal or written advice
• Opportunity to remedy issues
• No formal record (usually)

2. Warning Letter

• Formal notification of breach
• Specified timescale for compliance
• Creates documented record

3. Compliance Notice

• Legal notice requiring action
• Specific works/changes required
• Fixed deadline
• Right of appeal

4. Prosecution

• Criminal proceedings
• Fines (unlimited for some offenses)
• Potential personal liability

5. License Revocation

• Ultimate sanction
• Site cannot operate
• May require residents to leave
• Appeal rights exist

Common Enforcement Triggers

High-Risk Issues

• Fire safety failures
• Serious overcrowding
• Dangerous electrical installations
• Public health hazards

Medium-Risk Issues

• Spacing violations
• Missing certificates
• Inadequate facilities
• Poor record keeping

Low-Risk Issues

• Minor maintenance failures
• Administrative omissions
• Cosmetic issues

Varying License Conditions

If current conditions are outdated or impractical, you can apply to vary them:

Application Process

1. Submit written application to council
2. Provide justification for changes
3. Council consults relevant parties
4. Decision made (may include conditions)
5. Appeal rights if refused

Grounds for Variation

• Changed circumstances
• Improved standards
• Updated guidance/legislation
• Practical impossibility
• Disproportionate cost

Timescales

• Council should respond within reasonable time
• No statutory timescale
• Complex cases may take months
• Expedited for urgent safety matters

New Site Licenses

If you're acquiring or developing a site:

Application Requirements

• Valid planning permission for use
• Site plan showing layout
• Details of proposed conditions
• Application fee (varies by authority)
• Supporting technical documents

Process

1. Obtain planning permission first
2. Submit license application
3. Council consults (fire service, etc.)
4. Site inspection
5. License issued with conditions
6. Ongoing compliance required

Timeline

• Typically 2-4 months
• Longer if conditions negotiated
• Can be concurrent with other approvals

Residential Sites

Different Rules Apply

Sites where people live year-round have additional protections and requirements:

Mobile Homes Act 2013

• Written agreements required
• Pitch fee review limits
• Security of tenure
• Fit and proper person requirements
• Resident consultation rights

Fit and Proper Person Test

Site owners/managers must:

• Have no relevant criminal convictions
• Not have had licenses revoked
• Demonstrate management competence
• Pass council assessment

Best Practice Checklist

Daily

• [ ] Visual check of fire points
• [ ] Spacing compliance for new arrivals
• [ ] Utility supplies functioning

Weekly

• [ ] Fire equipment spot checks
• [ ] Facilities cleanliness audit
• [ ] Any maintenance issues noted

Monthly

• [ ] Fire extinguisher full inspection
• [ ] Water temperature checks
• [ ] Electrical visual inspection
• [ ] Record keeping review

Annually

• [ ] Full fire risk assessment
• [ ] Electrical periodic inspection (if due)
• [ ] Gas safety certificates renewed
• [ ] License conditions self-audit
• [ ] Staff training refresher

Working with Your Council

Build Relationships

• Introduce yourself to Environmental Health
• Invite inspectors to visit proactively
• Ask for advice before making changes
• Attend local operator meetings

During Inspections

• Be cooperative and professional
• Provide access and documentation
• Ask questions if unsure
• Take notes of any concerns raised
• Agree actions and timescales

Communication

• Notify council of significant changes
• Report major incidents promptly
• Ask for written confirmation of verbal advice
• Keep records of all correspondence

Getting Help

Professional Advice

• Trade associations (BH&HPA, NCC)
• Specialist consultants
• Legal advisors with sector experience
• Fire safety consultants

Council Support

• Pre-application advice
• Published guidance documents
• Business support services
• Mediation services

Understanding and complying with your site license isn't just about avoiding enforcement—it's about operating a safe, professional site that protects your guests, your staff, and your business.

Managing compliance documentation? PayCamp tracks certificate expiries, sends automatic reminders, and stores all compliance documents securely—ensuring you're always inspection-ready.