How to achieve planning permission for a new glamping site
If you are going to operate for more than 28 days a year, or if your proposal involves operational development, you will almost certainly need to apply for planning permission.
Preparing and submitting a planning application for even a small site can be more complicated than it might seem. You will need to consider the following:
Does your project comply with national and local planning policy? Are proposals for new tourist accommodation in your area generally supported? Is your site farm diversification, expanding an existing business or a new enterprise?
Glamping, by definition, is all about staying in rural locations where guests can enjoy quiet and seclusion. This can be a challenge for planning as new development in the countryside is strictly controlled.
Your site may also be in an area of high landscape sensitivity, such as an AONB, or there may be other special designations that are applicable. Be sure to do your research early on in the process and consider the implications carefully.
You should also consider how holiday makers will reach your site. How well connected is it? Where are the nearest train stations, bus stops, motorways?
Accommodation and facilities
What accommodation you are going to offer? Yurts, bell tents, shepherd huts, camping pods, camping pitches or a mix?
How many units are you proposing? You should also consider how many to apply for in the first instance? Will you apply for a maximum or start with a smaller number and then submit another application once the enterprise is established?
What facilities are you going to provide? Toilets, showers, kitchens, etc. Will this require a new building, conversion or will you site a mobile unit?
You will probably need some lighting so that campers can find their way around after dark, but you may need to provide a lighting plan so that bats and other wildlife are not disturbed.
Access and parking
Working out how visitors will safely enter and exit the site will be a crucial element of your planning application. You will need to work out where the access should be in order to achieve good visibility and the Council will assess whether there is likely to be a significant increase in traffic generated by the proposal. The level of detail required to show the access and parking arrangements is often considerable.
Business and marketing plan
As your proposal is for a new business in a rural location, it is wise to support your application with a detailed Business and Marketing Appraisal. Some Local Plan policies will even require one. This should include a detailed financial breakdown of the project and marketing information. You must also demonstrate that there is a demand for glamping accommodation in your area and that there is not already a good supply of other similar self-catering accommodation.
Preparing an application
Your application will most likely be for a change of use of land for the siting of tents or the stationing of shepherd huts and the construction of any shower blocks or car parks, etc. The application should consist of the following documents (as a minimum):
Floorplans and elevations
Business and Marketing Plan (submit this separately and confidentially if it contains confidential information)
You may also require biodiversity or tree surveys
At Whiteacre Planning, we can advise you and help you achieve planning permission for your site. We are based in Somerset, though work both locally and nationally, and offer a free initial consultation.