Why You Should Consider an Exemption Certificate Before Applying for Planning Permission
Starting a glamping site can be an exciting venture, but navigating the planning process can often feel overwhelming, especially when considering the high costs and complexity of applying for full planning permission. One option that many site owners overlook is applying for an exemption certificate, a route that can save both time and money. Here, we’ll explore the benefits of trying an exemption certificate first and why it might be the best first step before diving into the full planning process.
Costs Breakdown: Planning vs. Exemption Certificate
1. Planning Costs | 2. Exemption Certificate Costs |
Planning Application Fees: | Initial Site Visit & Communication Costs: £200 |
- Minor Developments (small sites): £385 to £1,000 | - Includes a site visit and communication with the LPA and other authorities. |
- Larger Developments: £2,000 to £20,000 | Annual Maintenance Fee: £250 to £500 |
- Change of Use (if applicable): £385 or more | - This fee covers ongoing consultation, site reviews, and any updates to ensure compliance. |
Planning Consultant Fees: | |
- Hourly Rates: £75 to £250 per hour | |
- Full Application Packages: £1,800 to £5,000 | |
Specialist Reports and Surveys: | |
- Ecological Surveys: £1,000 to £3,000 | |
- Flood Risk Assessments: £1,000 to £3,500 | |
- Noise Impact Assessments: £2,000 to £5,000 | |
- Heritage Impact Assessments: £1,000 to £3,000 | |
Architectural and Drawing Fees: | |
- Architectural Services: £450 to £5,000 | |
- Site Plans and Drawings: £1,000 to £2,500 | |
- Land Surveys (if applicable): Varies by site | |
Total Planning Costs (Min to Max): £6,610 to £45,250 | Total Exemption Certificate Costs (Min to Max): £450 to £700 |
What Is an Exemption Certificate?
An exemption certificate allows you to operate a glamping or camping site without needing full planning permission from your local authority. This option is typically suited for small-scale developments that meet certain criteria. Essentially, it allows you to use land temporarily for a specific purpose, such as a glamping site, without the need for a lengthy and often costly planning application process.
Benefits of Trying the Exemption Certificate Route First
Lower Initial Costs One of the biggest advantages of applying for an exemption certificate instead of immediately going for full planning permission is the significantly lower costs.
Planning Application Fees: The cost of applying for planning permission can range from £385 for minor developments to £20,000 for larger, more complex applications. In contrast, an exemption certificate usually costs between £250 and £500 annually, with an initial £200 fee for the site visit and communication with the Local Planning Authority (LPA).
Planning Consultant Fees: Hiring a planning consultant to guide you through the full planning process can cost anywhere from £1,800 to £5,000, depending on the complexity of the application. Exemption certificates, however, do not require a consultant in most cases, saving you these additional fees.
No Impact on Future Planning Applications It’s important to note that applying for an exemption certificate does not affect your future ability to apply for planning permission. If your exemption certificate is granted, and later you decide to apply for full planning permission, there’s no penalty. However, if you apply for planning permission first and face a refusal, you cannot go back and apply for an exemption certificate. This makes the exemption route an excellent first step, as it leaves your options open.
Prove Market Demand In many cases, glamping site owners start with an exemption certificate to test the waters and gauge market demand before committing to the full planning process. Running your site on an exemption certificate can provide valuable insight into whether there is enough interest and profitability in the area. This proof of market demand can be used to strengthen your planning application when you’re ready to take that next step.
By starting with an exemption, you have the opportunity to see if your business idea is viable and whether the local demand justifies the investment in planning permission.
Flexibility for Small Sites For many small or seasonal glamping sites, staying under an exemption can be a viable long-term solution. Not all sites need or want to go down the planning permission route. If your site is small and you’re not planning to expand significantly, staying under an exemption certificate might be more than enough to suit your needs, without the ongoing costs and obligations associated with full planning permission.
Return on Investment (ROI): Is It Worth It?
When planning your glamping or camping site, calculating your Return on Investment (ROI) is crucial in understanding whether your venture is financially viable. ROI is the ratio of the net profit compared to the total investment required for the business.
If you’re considering the full planning route, you need to factor in not only the planning costs but also the costs of setting up your site. This includes:
Setting up pitches for the glamping units
Installing toilets, showers, and utilities such as electricity and water
Building and furnishing tents or cabins
By the time you account for all of these expenses, the ROI may be significantly reduced, especially if your site doesn’t immediately attract enough customers or if unforeseen costs arise. For instance, if your planning fees alone run into thousands of pounds, along with construction and operational setup costs, you could end up in a situation where the ROI simply isn't worth the investment.
In contrast, applying for an exemption certificate often provides a lower-cost entry point to test the market. By using the exemption route, you can avoid high upfront costs, test the site’s viability, and evaluate market demand, helping you decide whether further investment into full planning and site development is worthwhile. This makes the exemption route a smart choice for those looking to minimize risk and ensure a higher ROI before committing to substantial financial commitments.
What Happens After You Gain Planning Permission?
Once you’ve gained planning permission, you still need to apply for a caravan or camping licence from your Local Planning Authority (LPA). This is a separate process, and even after you have planning permission, the LPA is not obliged to grant you a licence. Additionally, they may impose conditions on the licence, such as restrictions on the number of units or specific times of year the site can operate.
This step is essential for legal operation, and depending on the type of site and the number of units, it may come with its own set of costs and requirements. Failure to secure a camping licence could prevent your camping/glamping site from opening, even after receiving planning permission.
Understanding the Costs and Services Involved in an Exemption Certificate
If you choose to go down the exemption route through organisations like Campfire Companions Club, here’s what you can expect:
Initial Fee: The cost for a site visit and all communication with the LPA and other relevant bodies (such as National Landscapes) is around £200. This covers the process of determining whether your site meets the criteria for an exemption and liaising with authorities on your behalf.
Annual Fee: The annual fee for maintaining the exemption certificate typically ranges from £250 to £500. The fee depends on the type of certificate you choose and may include ongoing consultation, site reviews, and updates to ensure that your site continues to comply with the relevant regulations.
Ongoing Support: The annual fee also covers continuous support, ensuring your site remains compliant, and any necessary updates or changes to your documentation.
Conclusion: A Smart First Step
In summary, applying for an exemption certificate is a cost-effective and low-risk first step before applying for full planning permission. Not only does it allow you to test the market and ensure demand for your glamping site, but it also gives you time to build a customer base and establish your business without the burden of high planning fees and complex applications.
If you decide that planning permission is necessary in the future, you can still apply without being affected by your initial exemption certificate. Many successful glamping sites begin with an exemption and continue under that status, as it works perfectly for their needs. Starting with an exemption certificate is a smart way to reduce initial costs, test your concept, and explore whether expanding into a full-scale site with planning permission is the right path for you.
If you believe an exemption is the right choice for you, please follow the link below to get in touch with us.
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