Mastering Planning Permission: How to Get Approval for Your UK Glampin – Home Living Luxury

Mastering Planning Permission: How to Get Approval for Your UK Glamping Site

March 03, 2025By Rose Darli

The UK glamping industry is booming, driven by a surge in domestic tourism and a growing preference for unique, nature-based experiences with a touch of luxury. The UK's glamping industry is experiencing remarkable growth, with the market valued at approximately £165 million in 2023 and projected to expand at an annual rate of 10.7% from 2024 to 2030. (Grand View Research) However, turning this opportunity into a profitable business requires more than just investing in luxury pods and picturesque locations.

One of the most critical and often challenging steps is securing planning permission. Without the proper permissions, even the best-designed glamping sites can face enforcement actions, delays, and costly setbacks. Planning permission ensures that your site complies with local council regulations, environmental policies, and community expectations, which are factors essential for long-term operational success.

Many applicants encounter difficulties because they underestimate the complexity of the planning process or lack an understanding of the required documentation and council procedures. From environmental impact assessments to infrastructure planning, there are multiple layers to navigate.

Areas like Cornwall and the Lake District have stringent planning regulations due to their unique landscapes and environmental significance. For instance, Cornwall Council specifies that glamping structures that cannot be moved, such as pods and luxury lodges, are likely to require planning permission. (Cornwall) Similarly, the Lake District National Park Authority emphasizes that even temporary structures may need planning approval, especially if they impact the visual or environmental character of the area. (Lake District)

This comprehensive guide will walk you through the essential steps to secure planning permission for your glamping site. You’ll learn how to avoid common pitfalls, meet council expectations, and set up a compliant, thriving glamping business that stands out in a competitive market.

The Role of Pre-Planning Applications

Pre-planning applications play a crucial role in the journey to securing planning permission for your glamping site. Offered by local planning authorities, pre-planning is an advisory service designed to provide site-specific guidance on what is required for a successful application. It allows potential developers to engage with the council early in the process, gathering valuable feedback before submitting a formal application.

By doing this, you can identify any potential planning obstacles, such as access issues or environmental concerns, that could hinder approval later on. Councils may also highlight the need for essential surveys, such as flood risk assessments, noise impact studies, or ecological reports, giving you time to prepare accordingly.

Why Pre-Planning is Essential

Pre-planning is a critical step in the process of developing a successful glamping site. It serves as a risk management tool, ensuring that your project aligns with local regulations and addresses potential concerns before a full planning application is submitted. Here’s why pre-planning is essential:

Reduces Financial Risks: Developing a glamping site requires significant investments in land, infrastructure, and accommodation. Pre-planning helps you avoid costly mistakes by identifying potential issues early, preventing you from spending money on plans that may be rejected.
Boosts Approval Chances: Pre-planning feedback allows you to tailor your project to align with local policies and council expectations. By addressing these factors in advance, you increase the likelihood that your full application will be approved.
Identifies Potential Objections: Councils and neighbouring landowners may have concerns about environmental impacts, noise, or accessibility. The pre-planning stage enables you to address these objections proactively, strengthening your application.
Improves Proposal Quality: The feedback received during pre-planning helps you refine your proposal, ensuring it meets local regulations and community considerations. Councils are more inclined to approve applications that demonstrate a clear understanding of these requirements.
Saves Time and Minimises Setbacks: By resolving potential issues early, pre-planning streamlines the approval process. This proactive approach saves time, reduces the likelihood of delays, and increases the chances of developing a thriving, compliant glamping site.

How to Submit a Strong Pre-Planning Application

Submitting a strong pre-planning application is essential for increasing your chances of securing planning permission. Local councils favour well-prepared submissions that clearly outline the scope and impact of the proposed development. A complete application should include the following key documents:

Location Plan: Mandatory map showing the land you own (blue line) and the proposed glamping boundary (red line). Helps the council understand the site’s location and scope.
Proposed Development Drawing: Digitally drawn layout of the glamping site showing locations and orientations of glamping units, road access to the site, and drainage plans or indications.
Design and Access Statement: Details of your proposal, explain why the development complies with local policies and the intended use of the site and target audience.

Councils highly value applications that are professional and detailed. In the context of trends, between April and June 2024, district-level planning authorities in England received 84,400 applications for planning permission, a 9% decrease from the same period in 2023. Of these, 70,200 were granted, representing 86% of all decisions. This underscores the importance of a well-prepared application to navigate a competitive and scrutinized planning environment. (Gov.uk)

Hiring experienced consultants to prepare your pre-planning documents can significantly enhance your chances of approval. Professionals can ensure that your application meets all technical requirements, addresses potential objections, and aligns with local development plans.

Planning Permission vs Licensing: What You Need to Know

When setting up a glamping site, it’s important to understand the difference between planning permission and licensing, as they serve different purposes. Planning permission, granted by the local council, ensures your development complies with land use regulations, environmental policies, and infrastructure requirements. A site licence, issued under the Caravan Sites and Control of Development Act 1960, regulates how your glamping business operates, including rules on the number of units, waste management, and health and safety compliance.

However, a common misconception is that a site licence alone is sufficient to operate legally. This is incorrect. Even with a licence, you must obtain planning permission, as councils can still enforce removal if your site does not comply with planning laws.

Understanding Licensing Risks

Some believe a site licence can replace planning permission. This is incorrect. A site can be shut down if proper planning permission isn't obtained. Here are the common issues that you should be aware of :

Licensing companies disappearing: Several cases where companies vanished after selling expensive units, leaving buyers stranded.
Planning enforcement: Councils can demand the complete removal of sites within 28 days, causing massive financial loss.
Example: A client spent £100,000+ on units, only for the licensing company to disappear following a neighbour’s complaint.

Misconceptions About Licensing

“Less than five units means no planning required.”
- Reality: The council can still enforce removal, regardless of the number of units.
“Movable units don’t need planning.”
- Reality: Movable units with electricity, drainage, or water connections still require planning permission, but they are not automatically considered permanent structures. The need for approval depends on factors like usage duration, size, and local regulations. Temporary structures used for more than 28 days or exceeding certain size limits often need planning consent. Always check with your local planning authority for specific requirements. (Algeco)
Neighbour complaints can trigger inspections and enforcement, even if a licence was initially issued.

Understanding Enforcement Notices

If the council identifies an unauthorised development, they issue an enforcement notice, requiring:

Complete removal of all structures.
Restoration of the land to its original state within 28 days.

It's important to note that enforcement action can be taken within ten years of when a breach occurred. (Research Briefings)

Retrospective Planning: A Risky Last Resort

Retrospective planning permission is an application submitted after a development has already been built without prior approval. Some landowners assume they can proceed with construction and apply later, but this approach carries significant risks. Councils have the authority to reject retrospective applications, issue enforcement notices, and demand the removal of unauthorised structures.

While retrospective planning can sometimes provide a solution, it is far from guaranteed and often leads to higher costs, legal complications, and operational uncertainty. If enforcement action occurs, site owners can attempt retrospective planning applications, but these come with significant risks:

Lower Approval Rates: Councils are less inclined to approve developments built without prior consent.
Higher Costs: Retrospective applications are typically more expensive and complicated, adding unnecessary financial strain.

Why Planning Permission is the Safer Option

Higher Approval Chances: 80% of well-prepared applications receive approval.
Long-term Security: Proper planning permission offers peace of mind and operational stability.
Avoid Enforcement Penalties: Approved plans prevent the risk of having to dismantle the site within 28 days, saving time and money.

Relying solely on licensing or retrospective applications is a risky and often costly shortcut. For long-term security and profitability, planning permission remains the safest and most responsible option. If you're unsure, consult reputable planning consultants or industry experts like Home Living Luxury for tailored guidance on navigating the planning process effectively. Schedule an appointment below the FAQs.

Key Factors Influencing Planning Approval

The planning application process for a UK glamping site typically takes 8 to 13 weeks from submission to a decision. Securing planning approval for a glamping site requires careful attention to several critical factors. Councils assess various aspects to ensure that new developments align with local policies and minimise environmental impact. Here’s what you need to consider:

Drainage and Waste Management: Septic tanks, soakaways, and sewage treatment plants.
Road Access and Parking: One parking space per pod and safe access points. Ideally, 90 metres in both directions at road junctions. Good road access ensures safety and is a key planning requirement.
Alignment with Local Planning Policies: Boost tourism without harming local environments.
Other Considerations: Flood risk assessments, noise management, and ecological impact surveys.

Practical Steps to Secure Planning Permission

Beyond understanding council requirements, taking proactive measures can streamline your application process and improve success rates. By following these practical steps, you’ll be well-positioned to navigate the process smoothly and establish a successful glamping site. Here’s how:

Be Adaptable: Incorporate council recommendations, such as planting hedges for visual screening. Adjust site layout based on environmental feedback.
Engage with the Community: Early conversations with neighbours can preempt objections. A friendly conversation can go a long way in maintaining community support for your glamping project.
Submit a Robust Application: Include professional site plans, environmental assessments, and drainage solutions. Ensure compliance with local regulations. Ensure your pre-planning or full planning application is detailed, well-structured, and professionally prepared

Case Study: Big Skies Cotswold’s Success Story

When traditional planning permission proves challenging, alternative routes like the Greener Camping Club model can offer viable solutions. In 2016, the owners of Big Skies Cotswold, Vicki and Kenny submitted a planning application to establish a glamping site. However, despite appealing the decision, their application was rejected. The primary concern stemmed from the site's location, which is an area of Outstanding Natural Beauty (AONB) along the Cotswold Way, where visual impact on the landscape was a significant issue.

Rather than giving up, Vicki and Kenny paused their plans. The turning point came during the Covid-19 pandemic, which sparked a surge in domestic tourism. The government’s extension of the 28-day rule to 56 days allowed temporary glamping setups without requiring full planning permission.

Seizing the opportunity, they invested in tents and composting toilets, creating a temporary glamping experience. This flexible approach proved highly successful, validating their business model despite earlier setbacks.

How the Greener Camping Club Helped

The Greener Camping Club is an organisation that supports eco-friendly camping and glamping sites across the UK. The club offers an exemption certificate, allowing members to operate seasonal glamping sites without full planning consent. To qualify, site owners must follow the club's strict environmental policies, ensuring sustainable and responsible tourism practices. This approach appeals to councils and eco-conscious travellers alike. (Greener Camping Club)

Seeking a long-term solution, Vicki and Kenny joined the Greener Camping Club. The process involved the club notifying the local council, which then had 30 days to raise any objections. With no objections received, Vicki and Kenny secured permission to run their glamping site seasonally, bypassing the lengthy and uncertain traditional planning process.

Home Living Luxury’s bespoke glamping pods qualify under the Greener Camping Club’s exemption rules, making them an ideal choice for landowners looking for a low-risk, sustainable entry into the glamping industry. Our pods are designed with eco-conscious materials, and their modular, low-impact design makes them a perfect fit for sites looking to operate under seasonal permissions without full planning approval.

Dealing with Infrastructure and Compliance Challenges

Proper infrastructure and regulatory compliance are crucial for the long-term success of your glamping site. Here are key areas to focus on:

Sanitation Solutions: Choose between composting toilets and permanent facilities. While composting toilets are eco-friendly and easier to install, permanent solutions like septic tanks may require additional planning approval.
Electricity and Water Supply: Opt for stable three-phase power, especially for luxury glamping sites. Be cautious with above-ground solutions, as they can imply permanency and affect planning requirements.
Structural Safety: Ensure that all pods have proper foundations. This not only guarantees guest safety, especially during adverse weather conditions but also ensures compliance with planning regulations.

What to Do if Planning is Denied

Planning permission rejections can be disheartening, but they don’t mean the end of your glamping journey. Here’s how to move forward:

Understanding Enforcement Notices: If you knowingly proceed with developing your glamping site after your planning application has been rejected, the council may issue an enforcement notice. This typically requires you to remove unauthorised structures and restore the land to its original state within 28 days. Ignoring this can lead to legal action and financial penalties, so it’s crucial to comply and explore alternative solutions.
Retrospective Planning Applications: While you can apply for planning permission after development, approval rates are significantly lower. Councils are less likely to approve projects that bypass proper channels initially, and the process tends to be more expensive and complicated.
Moving Forward: If denied, reassess your proposal. Adapt the project to address council concerns and reapply with the help of professional planning consultants. Alternatively, consider seasonal permissions, which may provide a temporary solution while you work towards full approval. In some cases, operating under temporary permissions, such as the 60-day permitted development rights introduced in England in 2023, can be a viable alternative while working towards full approval. (Glamping Business)

By proactively addressing infrastructure requirements and having a clear plan in case of setbacks, you’ll strengthen your chances of running a compliant and successful UK glamping site.

Tips for Streamlining Your Application Process

Securing planning permission for a UK glamping site can be complex, but following these strategic tips can simplify the process, minimise risks, and improve approval chances:

Understand Local Regulations: Research local planning policies, especially if your site is in Areas of Outstanding Natural Beauty (AONBs) or near public footpaths. Addressing visual impact, ecological protection, and accessibility concerns is essential.
Engage with the Community: Speak with neighbours and local residents early in the process. Building local support strengthens your application and fosters goodwill that can influence council decisions.
Conduct Essential Surveys Early: Complete ecological and environmental impact surveys at the start. Early assessments help address potential objections from councils and reduce delays caused by last-minute concerns.
Start Small and Scale Gradually: Begin with fewer, less permanent structures. Large applications can overwhelm councils and are more likely to face rejection. A phased approach builds credibility and shows a positive site impact. Home Living Luxury’s pods are deemed temporary structures, making them an ideal choice for phased developments. Our modular design offers flexibility, allowing you to test demand, meet planning conditions, and scale up sustainably without the commitment of permanent builds.
Offer Unique Experiences: Align your site with local tourism goals by offering distinctive experiences such as wellness retreats, eco-friendly stays, or secluded luxury getaways. Unique features attract diverse guest demographics.
Consider Alternative Approaches: Explore seasonal permissions through organisations like the Greener Camping Club. These exemptions can fast-track your site’s launch without full planning permission and help test market demand.
Invest in Professional Support: Hire reputable planning consultants who understand local regulations. Professional advice ensures your application is thorough, compliant, and more likely to gain approval.
Buy Smart: Lower setup costs by purchasing second-hand tents or structures without compromising quality. Sustainable purchasing decisions boost eco-credentials, appealing to both travellers and councils.

By following these straightforward tips, you’ll streamline your planning application process, reduce approval risks, and establish a successful glamping business aligned with local regulations and guest expectations.

Conclusion

Securing planning permission for your UK glamping site can be challenging, but with the right approach, it’s entirely achievable. Start with pre-planning applications to minimise risks and gain early feedback. Opt for planning permission over licensing for long-term stability, and remain adaptable throughout the process by engaging with the community and seeking professional support.

At Home Living Luxury, we’re here to make the process smoother. Not only do we provide expert guidance on planning applications, but our glamping pods are specifically designed to help mitigate planning challenges from the outset. We ensure our pods meet key planning regulations, including height restrictions, structural guidelines, and eco-conscious materials, reducing potential obstacles during the approval process.

Contact Home Living Luxury today and take the first step towards creating a standout, successful glamping site. Link below the FAQs.

Summary

Securing planning permission is essential to avoid enforcement actions, delays, and costly setbacks.
Pre-planning applications help reduce risks, boost approval chances, and address potential objections early.
Strong applications should include detailed site plans, development drawings, and access statements, with professional consultants enhancing success rates.
Relying solely on licensing is risky; planning permission offers long-term security and operational stability.
Councils assess drainage, road access, environmental impact, and alignment with local policies when granting approval.
Engaging with the community, adapting proposals, and exploring seasonal permissions can improve approval chances.
Home Living Luxury provides expert guidance on planning applications, and our glamping pods are designed to meet key regulations like height restrictions, structural guidelines, and eco-conscious materials, helping to mitigate planning challenges from the outset.

FAQs

Why is planning permission essential for a UK glamping site?

Planning permission ensures your glamping site complies with local council regulations, environmental policies, and community expectations, all of which are crucial for long-term success. Without it, your site could face enforcement actions, including the removal of all structures within 28 days.

While some councils may have more flexible regulations for smaller developments (e.g., fewer than five pods), planning permission is still required. However, securing approval for a small-scale site (e.g., 3 pods) is often easier than applying for a large-scale development. It’s always best to check with your local council to understand specific requirements for your area.

What is a pre-planning application, and why should I submit one?

A pre-planning application is an advisory service from local councils that provides feedback before you submit a full planning application. It helps identify issues like access problems, environmental concerns, and required surveys (e.g., flood risk or ecological impact).

Why it’s essential:

Reduces risks: Flags potential issues early.
Improves approval chances: Aligns your project with local policies.
Saves time: Streamlines the process by addressing concerns upfront.

If you’re unsure how to prepare a strong pre-planning application, Home Living Luxury offers expert advice. Schedule a free consultation today.

What factors influence planning approval for glamping sites?

Key considerations include:

Drainage and Waste Management: Effective sewage solutions like septic tanks.
Road Access and Parking: Safe access points with adequate parking.
Environmental Impact: Minimising visual and ecological disruption.
Areas of Outstanding Natural Beauty (AONB): If your site is within an AONB, expect stricter planning controls to preserve the landscape’s character. Design considerations like natural screening, eco-conscious builds, and low-impact infrastructure can improve approval chances.
Local Planning Policies: Supporting tourism without harming the environment.
Understanding and addressing these factors in your application will significantly increase approval chances.

How can I avoid common planning permission pitfalls?

To avoid common planning permission pitfalls, start small and scale up gradually. Beginning with fewer, less permanent structures (like Home Living Luxury’s glamping pods) allows you to build credibility and demonstrate the positive impact of your site, making future expansions easier to approve. Conduct essential surveys, such as ecological and environmental impact assessments, early in the process.

These surveys help address potential objections from councils and prevent delays caused by last-minute concerns. Additionally, engage with local communities from the outset. Building strong relationships with neighbours and residents can foster goodwill and local support, which can significantly influence council decisions in your favour.

What are the risks of relying solely on licensing instead of planning permission?

Licensing may seem like a faster alternative, but it comes with significant risks:

Enforcement Actions: Councils can demand site removal within 28 days if proper planning permission isn’t obtained.
Unreliable Licensing Companies: Some businesses have disappeared after selling expensive units, leaving owners stranded.
Neighbour Complaints: This can trigger inspections and lead to site shutdowns.
For long-term stability and operational peace of mind, planning permission remains the safest and most responsible approach.

What should I do if my planning permission application is denied?

Rejection doesn’t mean the end of your glamping plans. Here’s how you can move forward:

Understand the Reasons: Councils typically provide feedback. Use this to strengthen your resubmission.
Consider Retrospective Planning: Riskier and more expensive, with lower approval rates.
Explore Temporary Permissions: Options like seasonal permissions may be viable while you address council concerns.
Revise and Resubmit: Adapt your plans based on feedback for a stronger application.

If you need help reassessing and strengthening your proposal, Home Living Luxury is here to support you. Book your free consultation today.