How to Setup a Campsite in the UK

Complete Guide to Legal Requirements, Planning Permission & Business Operations

Everything you need to know about setting up and running a successful campsite business in the UK, from legal requirements and planning permission to daily operations and profitability.

Is Starting a Campsite Right for You?

Starting a campsite can be a rewarding business venture, offering the opportunity to work outdoors, meet people from around the world, and potentially generate significant income. However, it requires careful planning, substantial investment, and ongoing commitment to guest satisfaction and legal compliance.

• •• Average setup cost: £10,000 - £50,000
• •• Typical time to profitability: 2-3 years
• •• Average occupancy rate: 60-80% (peak season)
• •• Potential annual income: £20,000 - £100,000+
• •• Peak season: April to October
• •• Work outdoors in beautiful locations
• •• Meet people from around the world
• •• Potential for high seasonal income
• •• Relatively low ongoing costs
• •• Can be run as a family business
• •• Growing demand for outdoor accommodation
• •• Seasonal income (weather dependent)
• •• High initial setup costs
• •• Long hours during peak season
• •• Dealing with difficult guests
• •• Maintenance and upkeep requirements
• •• Compliance with health and safety regulations

Legal Requirements and Planning Permission

Most campsites require planning permission from your local council. The requirements vary depending on the size, location, and type of campsite you plan to operate.

• •• Full Planning Permission: Required for permanent campsites with more than 5 pitches
• •• Change of Use: May be required if converting agricultural land
• •• Environmental Impact Assessment: Required for large campsites (50+ pitches)
• •• Local Development Plan: Must comply with local planning policies

You can operate a temporary campsite for up to 28 days per year without planning permission under permitted development rights.

• •• 28-Day Rule: Maximum 28 days per calendar year
• •• No More Than 5 Pitches: Limited to 5 camping units
• •• No Permanent Structures: Only temporary facilities allowed
• •• Agricultural Land: Must be on agricultural land
• •• No Commercial Use: Cannot be used for commercial events
• •• Public Liability Insurance: Minimum £2 million coverage
• •• Employers' Liability Insurance: If employing staff
• •• Health and Safety Compliance: Risk assessments and safety measures
• •• Fire Safety: Fire risk assessment and safety equipment
• •• Food Hygiene: If serving food or drinks
• •• Data Protection: GDPR compliance for guest data

Step-by-Step Campsite Setup Guide

• •• Analyse local competition and pricing
• •• Identify your target market (families, couples, groups)
• •• Research peak seasons and demand patterns
• •• Check local tourism trends and attractions
• •• Create a detailed business plan
• •• Calculate startup costs and ongoing expenses
• •• Set realistic revenue targets
• •• Plan your marketing strategy
• •• Minimum 1-2 acres for small campsite (10-20 pitches)
• •• Good drainage and level ground
• •• Access to utilities (water, electricity, sewage)
• •• Road access for vehicles
• •• Submit planning application to local council
• •• Include site plans and environmental assessments
• •• Allow 8-12 weeks for decision
• •• Consider hiring a planning consultant for complex cases
• •• Toilet and shower blocks (1 per 20 pitches minimum)
• •• Fresh water supply and waste disposal
• •• Electrical hook-ups (if offering EHU pitches)
• •• Waste management and recycling facilities
• •• Reception/office building
• •• Laundry facilities
• •• Playground or children's area
• •• Shop or vending machines
• •• Set up professional booking management system
• •• Create website with online booking
• •• List on major camping directories
• •• Implement pricing and availability management
• •• Hire seasonal staff if needed
• •• Train staff on health and safety procedures
• •• Establish guest service standards
• •• Create emergency procedures

Campsite Setup Costs Breakdown

Startup: £25,500 - £97,000 | Monthly Operating: £1,900 - £5,400

What It's Like Running a Campsite

• •• Check-in/check-out procedures
• •• Site maintenance and cleaning
• •• Guest assistance and enquiries
• •• Booking management and payments
• •• Health and safety checks
• •• Waste management and recycling
• •• Welcome new arrivals
• •• Handle complaints and issues
• •• Provide local information
• •• Ensure site rules are followed
• •• Build relationships with repeat guests
• •• Manage group bookings
• •• Regular cleaning of facilities
• •• Grounds maintenance and landscaping
• •• Equipment repairs and replacements
• •• Seasonal preparations
• •• Health and safety inspections
• •• Utility system maintenance
• •• Financial planning and budgeting
• •• Marketing and promotion
• •• Staff management and training
• •• Compliance and record keeping
• •• Customer feedback and improvements
• •• Seasonal business planning

Tips for Campsite Success

Start Small Begin with 10-15 pitches to learn the business before expanding.

Invest in Quality Facilities Clean, modern facilities lead to better reviews and repeat bookings.

Excellent Guest Service Friendly, helpful service creates loyal customers and positive reviews.

Use Professional Booking System Efficient booking management saves time and reduces errors.

Build Local Partnerships Partner with local attractions and businesses for mutual promotion.

Focus on Reviews Positive reviews are crucial for attracting new guests.

Plan for Seasonality Budget for seasonal income variations and plan off-season activities.

Stay Compliant Keep up with regulations and maintain proper insurance coverage.

Ready to Start Your Campsite Business?

HolidayFox can help you set up professional booking management, create a website, and integrate with major camping directories. Let us handle the technical complexity while you focus on creating amazing guest experiences.