Start a campsite on your land in Wales
A field, a corner of woodland or an old paddock can earn its keep. Here's how the 28-day rule works in Wales, what you need before your first guest arrives, and what a pitch realistically earns.
The 28-day rule, in plain Welsh terms
Planning in Wales is devolved, but the principle most small campsites rely on is the same one used across England and Wales: permitted development rights allow land to be used temporarily for certain purposes — camping among them — for a limited number of days each calendar year, without a full planning application. That allowance is widely known as the 28-day rule.
Three things catch people out. First, it covers temporary use only: no hardstanding, no permanent shower block, and moveable structures come off the land at the end of the period. Second, designated land — Eryri, Bannau Brycheiniog, the Pembrokeshire Coast National Park and AONBs — is treated more strictly. Third, a local Article 4 direction can remove the right for your parish entirely.
None of this is a substitute for a phone call. Your local planning authority will tell you, for your specific field, what you can do without an application — and it takes one conversation. Guidance for Wales is published on gov.wales and through the planning portal.
What a pitch actually earns
These figures come from the nightly rates currently published on live 1 life, not from projections. Use them as a starting point and adjust for your own location, facilities and season length. Hosts do not pay a platform fee — guests pay a 5% booking fee on top of your advertised price on confirmed bookings; there is no listing fee.
| Pitch type | Nightly rate | Typical scale | Season |
|---|---|---|---|
| Simple campsite pitch | £28–£34 | 5 pitches | 28 nights |
| Off-grid / secluded pitch | £30–£40 | 3 pitches | 28 nights |
| Glamping unit (pod, bell tent, hut) | £95–£135 | 2 units | Year-round |
Worked example: 5 pitches at £30 a night, filled for 20 of your 28 permitted nights, is £3,000 to you, before your own costs. The 5% booking fee is paid by guests on top of that, so it is not deducted from your £3,000.
Four steps from field to first booking
1. Check what you're allowed to do
Call your local planning authority and describe the land, the number of pitches and how many nights a year you want to open. Ask specifically about permitted development, Article 4 directions and any National Park or AONB designation.
2. Sort insurance and safety
Get public liability insurance that names camping, write a short fire risk assessment, mark vehicle routes, and test any private water supply before guests drink it.
3. Prepare the pitch
Level, well-drained ground away from stock and machinery. Somewhere to park. Drinking water. A toilet — a serviced portaloo or compost loo is enough to start. Clear signage from the nearest road.
4. List it and set your calendar
Add photos, honest access notes and your house rules. Set your own nightly price and block the dates you need for farming or family. Guests book or enquire directly.
Before your first guest arrives
- Written confirmation (or a file note) of what your planning authority told you
- Public liability insurance covering camping guests
- A fire risk assessment and a stated distance between pitches
- Drinking water source and a plan for grey water and waste
- Toilet provision suitable for your maximum guest numbers
- Access, parking and what3words or grid reference for arrivals
- House rules: fires, dogs, noise, livestock, quiet hours
Frequently asked questions
- Can I run a campsite on my land in Wales without planning permission?
- In most cases you can use land for camping for a limited number of days each calendar year under permitted development rights, without a full planning application. This is commonly called the 28-day rule. It applies to temporary use only — no permanent structures, hardstanding or fixed facilities — and it does not apply on some designated land. Your local planning authority is the authority on your specific site, so confirm with them before you take bookings.
- What is the 28-day rule in Wales?
- Permitted development allows the temporary use of land for certain purposes, including camping, for up to 28 days in a calendar year. Any moveable structures used for that purpose must be removed at the end of the period. Restrictions are tighter on designated land such as National Parks and AONBs, and Article 4 directions can remove the right entirely. Always check with your local planning authority.
- Do I need a licence to run a campsite?
- Site licensing under the Caravan Sites and Control of Development Act 1960 applies to caravan sites rather than tent-only camping, but some tent sites still need consent depending on scale and duration. Separately, you will normally need public liability insurance, a fire risk assessment, and a private water supply check if you are not on mains. Your local council's licensing team can confirm what applies to your land.
- What facilities do guests actually expect?
- For a simple off-grid or back-to-basics pitch, guests expect somewhere flat and dry to pitch, drinking water, a toilet of some kind, waste disposal, and clear parking and access instructions. Showers, hookup and a firepit raise your nightly rate but are not required to start.
- How much can a pitch in Wales earn?
- On live 1 life, simple campsite pitches are currently listed between about £28 and £34 a night and glamping units between about £95 and £135 a night. What you actually earn depends on your nightly rate, how many pitches you offer and how many nights you fill — the table on this page shows how those numbers combine. Hosts do not pay a platform fee: guests pay a 5% booking fee on top of your advertised price.
- How do I list my land on live 1 life?
- Submit the partner application on this page or create a host account and add your listing directly. We review and verify every application before it goes live, then you set your own pricing, calendar and house rules.
This page is general information about camping on your own land, not legal or planning advice. Confirm anything specific to your site with your local planning authority.