Do I Need Planning Permission for a Bell Tent?
Thinking of popping up a glamping tent in your backyard or launching a mini festival in the field? Short answer: Maybe—you might need planning permission. It depends on how long it’s up, where it is, and what it’s used for. Read on before your bell tent dreams get bulldozed!
The Short Answer: When is Planning Permission Needed?
For Personal Use (In Your Garden)
The "Temporary Structure" Rule: Why Short-Term Use is Usually Fine
If your bell tent is going up temporarily, the rules are often more relaxed. In the UK, short-term use might not need planning permission.
That said, what counts as “temporary” can vary by local council. It’s always best to check with your local planning authority first.
Things like the length of time it stays up, whether it disturbs neighbours, or affects the environment all come into play.
When a Bell Tent Might Be Considered a Permanent Structure
If your bell tent stays up all year or is placed on a fixed base like a platform or deck, it might be seen as a permanent structure.
Once it crosses that line, planning permission is likely to be required. Councils take into account whether the tent looks or functions like something more permanent.
Even durable or semi-permanent materials can trigger a reassessment.
The Importance of Not Creating a Separate "Dwelling"
Turning a bell tent into a separate place to live—whether for rental or family use—can create a legal grey area.
If it's functioning independently from your main home, even in your own garden, it may be considered a new dwelling. That almost always needs planning permission.
Adding water, electricity, or a toilet can also increase scrutiny.
For Business Use (A Glamping Site)
Why a "Change of Use" of Land Almost Always Requires Full Planning Permission
If you're planning to run a glamping business, things get stricter. Using the land for commercial activity often means applying for a change of use.
This is especially true if the land was previously agricultural or undeveloped.
Even short-term commercial setups like summer glamping pop-ups are not automatically exempt.
The Difference Between Planning Permission and a Campsite Licence
It’s important to know that planning permission and a campsite licence are not the same thing.
Planning permission covers land use, while a licence deals with health, safety, and operational standards. In most cases, you'll need both to run a legal glamping business.
Understanding Your "Permitted Development Rights" in the UK
The "60-Day Rule" Explained (The Modern Successor to the 28-Day Rule)
What Does the 60-Day Rule Allow You to Do?
In some situations, UK landowners can operate temporary campsites for up to 60 days per calendar year without planning permission.
This modern rule replaces the old 28-day allowance and gives more flexibility, especially for small-scale seasonal use.
Key Conditions: Pitch Limits (Max 50), Facilities, and Notifying the Council
To qualify under the 60-day rule, there are still limits.
You can only have up to 50 pitches on site. You must notify your local authority and provide essential facilities, like toilets and waste management.
Failing to do this properly could result in enforcement action.
Where the 60-Day Rule Does Not Apply (e.g., SSSIs, Listed Buildings)
Even with permitted development rights, there are exceptions.
If your land is within a Site of Special Scientific Interest (SSSI), or near a listed building, you’ll need special approval.
Other areas like National Parks and Areas of Outstanding Natural Beauty (AONBs) may also be excluded.
Always check with your council before relying on the 60-day rule in protected areas.
Using Exemption Certificates to Your Advantage
What Are Exempted Organisations (e.g., The Greener Camping Club)?
Some organisations are authorised to certify campsites without requiring full planning permission.
These include groups like The Greener Camping Club or The Freedom Camping Club. Joining one of these schemes can open up easier routes to operate legally.
How Certification Can Bypass the Need for a Site Licence
Being certified by an exempted organisation allows your site to operate under their licence.
That means you don’t need to go through the full campsite licensing process yourself—though there are still rules to follow.
The Rules and Limitations of Operating as a Certified Site
Certified sites are limited in how many guests or pitches they can have.
You often need to accept only members of the certifying body. Facilities, signage, and layout must still meet safety standards.
It’s not a free pass—but it can be a much faster way to get started.
Navigating the Full Planning Permission Process
Key Steps for a Successful Application
The Importance of a Pre-Application Consultation with Your Local Council
Start by booking a pre-application consultation with your local planning department.
This gives you a chance to ask questions and spot red flags early. Councils often appreciate being consulted before a formal application lands on their desk.
Preparing Your Application: What You'll Likely Need
You’ll need to submit a clear, well-organised application.
This usually includes location plans, a site layout, tent details (size, materials), and environmental impact considerations.
You may also need drainage and waste management proposals, depending on the site.
Common Reasons for Refusal and How to Avoid Them
Applications can be refused for several reasons—noise concerns, environmental damage, or poor access, for example.
To improve your chances, address these issues upfront in your plans.
If neighbours object, be ready with solutions to reduce visual impact or noise levels.
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