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mping
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Ask Kate:
agony
your glamping
aunt
Kate is one of the UK’s leading
independent glamping consultants,
creating unique glamping
developments with landowners,
estates and companies in the UK
and internationally. Visit Kate’s
website to arrange your free
telephone consultation.
www.katemorel.com
info@katemorel.com
Hi Kate
We’re hoping to attend one of your
workshops at this year’s Glamping
Show but didn’t think you’d mind us
being a bit cheeky by picking your
brains in advance! We’re looking to
buy a smallholding for our glamping
business and are concerned about
planning permission, especially
issues that might put a stop to our
plans turning the purchase into a
very expensive mistake. Do you have
any advice about planning, and what
would give our application the best
chance of success?
Thanks a lot, Jo and Becki
Hello Jo and Becki
Thank you for writing in, this is an
issue that many face when buying land
specifically for a glamping business. It’s
also a highly subjective matter in
practice, but I’ll do my best to outline
the salient points given the space
available.
Planning application rules can seem to
vary. Even though all local planning
authorities are subject to the same
legislation and guidelines, the
application of them can sometimes be
subject to interpretation. The use of a
professional planning consultant’s
expertise and experience is often
needed (I can recommend a competent
consultant if required) but if it’s not
too involved, it’s worth noting that
some structure suppliers will also offer
a little planning support - if you are
buying their products. There are also
plenty of things you can do yourselves,
that will help your application:
■ The most important thing you can
do is have a preliminary chat with the
planning department, find out what
the relevant local planning policy and
guidance are – and then do your best
to meet them. You’ll also get a feel for
the initial response to such an
application, and what restrictions
might apply.
■ If your plans aren’t met with
enthusiasm, has a precedent been set
elsewhere in the local authority via
other planning applications or appeals?
■ Is the land within an SSSI, AONB
or National Park, for example? This
doesn’t mean you won’t get permission
but it might affect timeline / costs and
what, where and how you can develop,
which leads nicely onto:
■ Try to establish what supporting
surveys and reports will be required.
I’ve seen some landowners be hit with
request after another for reports, some
are expensive and can add thousands to
costs. They can also increase the
timescale for determination of the
application as some ecological reports
can only be conducted during certain
months.
■ Are there any other planning
applications in for glamping in your
area? It might help to offer something
different.
■ Talk to highways and get their
feedback on access and traffic
implications.
■ Find out what waste, water and
drainage information they will need.
■ If the site has neighbours nearby,
get to know them and talk through
your plans, get them on board. You
may need to undertake noise surveys to
ensure you can demonstrate the uses
will not affect the residential amenity
of your neighbours.
■ You might need to apply for ‘change
of use’ on the land, if so, do check if
there are any subsidies currently
payable on it because ‘change of use’
could well revoke that – personally, I
would work that loss into my
financials.
■ Something else that will assist your
application is to make sure you outline
all the positive impacts of the business.
For example, I wrote a supporting
letter for one of my clients recently
which included every positive
contribution that the development
would make. It transpired that the
planning department had several other
applications for glamping sites, but
ours now stands out as the one with
the most positive impact, not to
mention the most viable development.
Think about:The land itself, in terms
of permaculture, new habitats and
biodiversity.
■ Eco credentials, of the structures,
waste management, energy production
& sustainability.
■ The local community. If your
business creates employment for local
people, include it. Also, glamping
guests usually prefer to use local shops,
restaurants, cafes, activities and
attractions - increasing revenue for
your fellow local businesses.
■ If your glampsite offers something
so unique that it brings in new visitors
and prolongs their stay in the area, you
might also argue that you are
increasing the region’s catchment area.
Although you’ll need to be offering
something very special to justify this
claim.
■ In short, do your research, talk to
relevant people, get a good team of
support around you and don’t be shy
about the good things that your
business will generate. It will be great
to catch up at The Glamping Show, see
you there.
Please send your questions to
info@katemorel.com, I reply to all
emails and one is published in the
next Glamping Business Magazine.
See you at the Glamping Show, till
then, carry on glamping.
Kate
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