Everything you need to know about diversifying into camping in 2022

The company’s data points strongly towards another bumper year for domestic outdoor holidays as mental health and sustainability shoot up the agenda and the rising cost of living forces holidaymakers to consider more budget-friendly options.

Bookings across the platform – which provides instant access to search and book at more than 5,300 sites, 1,100 of which are on farms – are up an impressive 104% since the start of this year compared to pre-pandemic levels*.

MD and founder of Pitchup.com, Dan Yates, outlines everything you need to know when considering adding camping or glamping to
your farm.

Q: What can you earn through camping/glamping?

A: Average annual takings for farm sites on Pitchup.com top £13,000, but one working farm site in Cumbria took over £124,000 of bookings last year and a former farm in Pembrokeshire earned more than £340,000 in the last 12 months.

You can calculate your estimated revenue by inputting your location and number of pitches at www.pitchup.com/join/, which takes into account data from our 1.8 million annual holidaymakers.

Q. Do you need planning permission?

A: Depending on how long you want to open your campsite for and what type of pitches you are looking to sell, you may not have to apply for planning permission.

In 2020 and 2021, the 28-day permitted development rights for tent campsites were extended to 56 days in England and Wales, however unfortunately this extension has now expired.

In Wales, the government has consulted on a further extension and we are waiting to hear the results, while in England Michael Gove has stated it would be an “entirely welcome development”, though no actions have been taken to extend the rights yet. This means that as it stands, farmers can open a tent campsite (including bell tents) for up to 28 days per year without the need to apply for planning permission.

In Scotland and Northern Ireland, however, guidance has been issued which encourages authorities not to enforce reasonable breaches of planning control against “reasonable temporary outdoor uses” (until the end of September in Scotland). This allows many pop-up campsites and motorhome stopovers to operate all summer without a planning application.

For sites that wish to operate for more than 28 days in England and Wales, take caravan and motorhome bookings and/or add fixed accommodation, there are two options: apply for planning permission (which can be simpler and cheaper than you think, costing £462 to change the use of land to a campsite in England and usually taking eight weeks from registration), or you can apply to an exempt organisation.

Q: What is an exempt organisation?

A: Exempt organisations offer farmers and other landowners the opportunity to set up caravan and camping sites year-round without needing a site licence or planning permission. The exempt organisation would typically inspect the site and make a number of checks before issuing a certificate which, depending on which exemptions they hold, could allow you to take bookings for everything from tents and caravans to yurts and pods for the full season.

A list of exempt organisations and their rules can be found at: www.pitchup.com/how-start-campsite-caravan-park/#LicenceExemptions

Those considering joining such an organisation should, however, check the small print.

Q: What else do I need to consider?

A: See the top tips below:

• Apply for/extend your employer’s liability and public liability insurance
• Hire toilets and showers to improve the experience for your guests and increase your bookings. Around 95% of sites listed on Pitchup.com provide at least toilets and the vast majority of those also offer showers
• Arrange bins (including recycling bins) and a waste carrier
• Order a payment terminal to take in-person card and contactless payments
• Print and put up a Countryside Code poster to encourage your guests to ‘leave no trace’
• Complete a health and safety risk assessment
• Notify Rural Payments Scheme if Basic Payment Scheme land is affected for over 28 days.

Q: How easy is it to run a campsite alongside a farm?

A: Farmers have been shocked at how easy it was to set up a campsite on their land, like Chris Roberts from Eshtell Camping in Cumbria: “I baled the grass, hired two Portaloos and a skip, got some insurance, registered with Pitchup and was away. It proved to be so popular, at least half the guests have booked to come back next year.”

You can also see a video testimonial from Mains Farm campsite, explaining why the seasonality of camping works well for their farm: www.youtube.com/watch?v=k3epDB8HHzI 

For further advice on how to set up campsite, glampsite or caravan park, go to www.pitchup.com/start/ and for more info on joining Pitchup.com visit www.pitchup.com/join/

*1st Jan–6th Mar 2022, compared to the same period in 2020.