Planning Permission for Glamping Sites
Planning permission for glamping sites explained — NPPF policy, permitted development routes, Green Belt and Article 4 considerations
PLANNING APPLICATIONS
Andrew Ransome
9/22/20264 min read
Over recent years there has been a sustained interest in glamping sites as a popular form of rural tourist accommodation.
The process of obtaining planning permission for these developments can still be complex — and that hasn't changed with the arrival of the new National Planning Policy Framework (NPPF), published in August 2026, which replaces the December 2024 version.
In this article I'll walk through the key steps involved in securing planning permission for a glamping site in the rural area, updated to reflect where the policy has moved.
What Is Glamping?
Glamping — "glamorous camping" — combines being in the rural area with the comforts of a hotel or luxury resort.
Unlike traditional camping, glamping accommodation is typically more comfortable and may include proper beds, hot showers, and sometimes heating or air conditioning.
Glamping sites can offer a range of accommodation types, from yurts and safari tents to shepherd's huts, pods and treehouses. The planning route for each depends heavily on what the structure actually is.
A "pod" that legally meets the statutory definition of a caravan is dealt with very differently to a genuinely fixed timber building, so this is worth establishing early.
Glamping Projects and National and Local Planning Policy
Before starting any glamping project, it's essential to understand both the local development plan and the national policy position in the NPPF.
Outside settlements, glamping and similar tourism development is addressed directly by policy S5, which confirms that development for rural businesses and services, including tourism, should be approved outside settlements where a location outside settlements is shown to be necessary — unless the benefits are substantially outweighed by adverse effects.
This is a helpful, policy hook that a glamping proposal can be tested against directly.
Policy E4 (rural business development) goes further, expressly supporting facilities for rural leisure and tourism as part of the sustainable growth of rural businesses, alongside farm diversification more broadly.
That said, national policy support isn't unconditional. You'll still need to work through:
The local development plan and Proposals Map, to check what policies and designations apply to your specific site
Green Belt status, where relevant — glamping structures in the Green Belt are assessed against the Framework's Green Belt policies, and unless the development falls within a defined exception it's likely to be treated as inappropriate development requiring very special circumstances
Flood risk
Biodiversity, landscape and visual impact, and highway access
Permitted Development: Is a Full Application Even Needed?
Before assuming a full planning application is required, it's worth checking whether a permitted development route applies. Depending on the type of structure and how it's used, options can include:
Class BC (Part 4 GPDO) for temporary recreational camping — tents and motorhomes, up to 60 days a year and 50 pitches, subject to notification (and prior approval in Flood Zone 2/3)
Part 5, Classes A–C for caravan site use, in narrow circumstances set out in the Caravan Sites and Control of Development Act 1960
These rights are narrow and specific, and most permanent, commercial glamping operations fall outside them. But where they do apply, they can save significant time and cost.
One further point worth flagging early: an Article 4 Direction can remove permitted development rights that would otherwise apply to your site. Always check for a Direction before relying on any permitted development route.
Community Engagement
It isn't always required, but for more sensitive or contentious sites it can be worth engaging the local community — often via the Parish Council — before submitting an application.
Engaging with relevant public bodies, such as the local wildlife trust or highways authority, can also help identify and resolve issues before an application is submitted, reducing the risk of delay or refusal.
Preparing a Thorough Planning Application
A well-prepared application remains the single biggest factor in securing permission. Depending on the site, this typically includes:
Detailed site plans, floor plans and elevations
Biodiversity reports and surveys
Flood risk assessment and drainage reports
Tree survey
Highways and access plans
A business plan, in some cases, setting out the objectives of the scheme and its benefit to the local economy
Presenting the case clearly — including how the development supports the rural economy in line with policy E4 — strengthens the planning balance in your favour.
Glamping and Environmental Sensitivity
Environmental performance carries real weight in the planning balance, and this has, if anything, become more important rather than less. Key considerations include:
Biodiversity net gain, including habitat creation
Sustainable drainage
Energy efficiency and renewable energy installations
Waste reduction and management
Where the site falls within a catchment affected by nutrient neutrality requirements, this can restrict or complicate overnight tourist accommodation regardless of how well the scheme otherwise performs — worth checking specifically, as it's a growing constraint in parts of the country.
Our Advice
Glamping proposals succeed on the strength of the planning case built around national tourism policy, addressed alongside site-specific constraints from the outset.
If you require a planning consultant for your glamping project, please get in touch with me.
Andrew Ransome MRTPI - Email: andrew@andrewransome.co.uk
About me
Andrew Ransome is a Planning Director and a Chartered Member of the Royal Town Planning Institute (RTPI), with more than two decades of experience in town planning.
He specialises in delivering strategic planning solutions for complex developments across both rural and urban environments, helping clients navigate planning challenges and unlock development opportunities. Connect with Andrew on Linkedin.
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