For the most part individual shepherd huts in most parts of the country don’t require planning permission - though there are exceptions and it’s best to check just to be sure. However, if you’re setting up a glampsite, then the chances are you are going to have to get some sort of planning permission for both the site itself, and possibly the glamping units, depending on whether they are permanent or temporary structures, and depending where in the country you are.

If your glamping business operates for more than 28 days a year then you’ll definitely need to change the land use, something that applies whichever accommodation you have on the land. And if you decide to build some permanent structures as part of the glampsite, then further planning permission will almost certainly be required.

Shepherd huts, unlike permanent structures, often don’t require additional planning permission. And, as a general rule local planning authorities tend to look on them favourably as they’re often viewed as being in keeping with the rural enviroment.

Planning rules, however, are different in different areas. Scotland, for example, has different laws for glamping sites. National parks also have more stringent planning requirements, so even shepherd huts may require permission. This means it’s vital to speak to an expert in planning law to help you understand what you can and can’t do before you go ahead with what might be a significant outlay.   

Pike Smith Kent Rural are experts in rural planning, and have helped Arbor Shepherd Huts customers successfully navigate the planning system.

They also offer a free initial consultation to help you understand the broad outlines of the planning law as it relates to your glampsite.

They are expert in both National and Local Planning Policy, and have assisted clients with a range of different planning matters.

Planning Applications

After an initial appraisal of your aims and objectives, they are able to guide you through the process of planning legislation and policy in order to best understand your requirements, prior to preparing and submitting a planning application on your behalf. Planning Applications used to be a fairly simple process although recent changes in legislation and planning policy now generally requires a Design and Access Statement and, for applications within the Greenbelt, an appraisal by an appropriately qualified and experience professional, such as PSK Rural to justify why development is necessary.

Planning Appeals

If planning permission is refused, or if enforcement action is taken by the Local Authority, Pike Smith & Kemp Rural can advise on the three types of appeal, these being:

Written Representations
Informal Hearing
Public Enquiry

In all cases the appeal process requires the applicant to conform to a strict timetable which must be adhered to in order for the appeal to be successful. Their knowledge of the appeal system and intervention as professional Rural Chartered Surveyors can often make the difference between an appeal being allowed or dismissed.

Certificates of Lawful Existing Use or Development (CLEUD)

In many circumstances a breach of planning control can be regularised if the breach occurred within certain time limits, for example:

Where there has been a breach consisting in the carrying out without planning permission of building, engineering, mining or other operations in, on, over or under land, the time limit is four years beginning with the date on which the operations were substantially completed.

Where there has been a breach consisting in the change of use of any building to use as a single dwelling house, the time limit is also four years beginning with the date of the breach.

In the case of any other breach of planning control, including non compliance of a planning condition or an unauthorised change of use, the time limit is ten years beginning with the date of the breach.

Pike Smith & Kemp Rural provides help and advice to Clients on preparing successful applications to formalise breaches of planning control. Applications for Certificates of Lawful Existing Use or Development are generally considered by the Local Authorities Legal Department and are considered on the balance of probability on the basis of the factual information submitted conforming to the necessary time limits. Applications must be well prepared and contain evidence of sufficient quality to ensure the best possible chance of a Certificate being granted. 

Certificates of Lawfulness of a Proposed Use or Development (CLOPUD)

These are applications to the Local Authority to establish whether an intended use requires a formal planning consent to be submitted or whether it falls within a property’s Permitted Development Rights.

Enforcement Advice & Appeals

Local Authorities instigate enforcement action against uses that do not benefit from a formal planning consent. Usually the Local Planning Authority will send out Planning Contravention Notices requiring specific information relating to the property in question. These require immediate action.