Is Your Land Ready for Glamping, Camping, or Caravans? Why a Feasibility Study is Essential

campfirecompanions
Sep 2
4 min read

Picture this: a quiet field with rolling hills, a few trees swaying in the breeze, and the soft glow of fairy lights illuminating cozy glamping pods. That’s the vision many landowners have when thinking about starting a glamping retreat, campsite, or caravan site.

But before investing time, energy, or money, there’s one crucial step you shouldn’t skip:

a feasibility study.

Think of it as the ultimate health check for your land. Just like you wouldn’t buy a car without checking the engine, tyres, and brakes, you shouldn’t start a development project without understanding the full picture of your land’s potential.

Why a Feasibility Study Matters

A feasibility study gives you clarity, confidence, and a clear path forward. It helps answer questions like:

Do I need planning permission, a licence, or can I operate under an exemption?
Is my land accessible, safe, and suitable for guests?
Are there environmental or neighbour-related restrictions that could delay development?

Skipping this step can lead to costly surprises, delays, or even projects that cannot move forward legally.

Mini Case Study 1: Sarah’s Glamping Retreat

Sarah owns 5 acres of countryside in Devon and dreamed of creating a glamping retreat with six pods, fire pits, and a small communal area.

What went right:

Her feasibility study revealed that her land was suitable for planning permission or a club exemption , giving her flexibility in how she developed the site.
Minor access upgrades were identified early, so she could ensure safe entry for guests and emergency vehicles.
The study highlighted gaps in the local market, helping her choose a mid-range offering that appealed to families.

Outcome: Sarah followed the study’s recommendations, obtained the necessary permissions, and launched her site successfully. Today, her retreat is fully booked in peak seasons, and she avoided costly mistakes.

Mini Case Study 2: James’ Glamping Site

James purchased 5 acres of countryside, thinking it would be perfect for a small glamping site with 2 pods and a few bell tents. Excited to get started, he skipped a feasibility study and began preparing the land immediately.

What went wrong:

Mid-preparation, he discovered that part of the site was in a flood risk area, requiring expensive drainage work.
The land fell within a Green Belt area, and his planned pods required full planning permission. He hadn’t applied for planning or considered the possibility of operating under an exemption certificate.
A neighbour raised objections regarding access, which delayed development by several months and created tension in the community.
Because he started development without proper permissions, the local council issued an enforcement notice, forcing him to halt work and apply for retrospective planning—incurring fines and additional legal costs.

Outcome: James faced significant delays, unexpected costs, and legal issues, all of which could have been avoided with a proper feasibility study. A study would have flagged the flood risk, planning requirements, access concerns, and the option to use an exemption certificate, helping him make informed, legal decisions before starting development.

Mini Case Study 3: Using an Exemption Certificate

Not every landowner needs full planning permission. In some cases, you can operate under an exemption certificate issued by a recognised camping club.

Emma’s Story: Emma owns 2 acres of land and wanted to run a small seasonal campsite with tents and campervans. Her feasibility study revealed that her land met the criteria to either apply for full planning permission or use an exemption certificate, giving her flexibility depending on how she wanted to operate.

What went right:

She joined a recognised camping club and applied for the exemption certificate, allowing her to host campers legally during the season.
She could still pursue full planning permission if she wanted a more permanent setup in the future.
The study also flagged access and fire safety requirements, which she addressed before opening.

Outcome: Emma launched her site quickly and legally. She avoided legal hurdles, saved money on planning applications, and still provided a safe, enjoyable experience for her guests.

Typical Challenges Highlighted by Feasibility Studies

A good feasibility study uncovers potential issues before you start:

Planning Restrictions: Full permission may be required for permanent structures, while exemptions or temporary use may be possible in some cases.
Environmental Protection: Green Belt, National Parks, or Sites of Special Scientific Interest may have strict development rules.
Access & Safety: Highway regulations, turning areas, and emergency access requirements can impact your site layout.
Neighbour & Community Concerns: Public rights of way, noise restrictions, and objections from nearby landowners can cause delays if not addressed early.

By identifying these challenges upfront, you can make informed decisions, avoid costly surprises, and choose the best development route for your land.

What a Feasibility Study Covers

A proper feasibility study looks at every angle, including:

Planning & Legal Checks: Local plans, national policies, exemptions, and licensing requirements.
Site Assessment: Flood zones, trees, landscaping, and neighbour impacts.
Access & Safety: Highway access, turning areas, emergency access, and fire safety.
Market Insight: Understanding competitors in the area and identifying opportunities for your site.

The Bottom Line

Without a feasibility study, landowners risk unexpected planning refusals, costly infrastructure work, legal disputes, and delays that can push back their project for months or even years.

With a feasibility study, you gain clarity, protect your investment, and make confident decisions that set your project up for long-term success.