How to Set-up a Glamping Site in 2025!
If you're thinking about setting up a glamping site for the first time, it could be a daunting task with an endless list of things to do! Think hoops to jump through and maybe some barriers to market such as planning. It doesn’t have to a stressful experience, in fact, setting up a glamping site can be one of the most effective methods of diversifying your income and our step by step process has been designed to make life easier!
So, what to do first? Well, you have the land but how do you gain planning for your new glamping site?
There are two methods of gaining permissions. One being a planning application where you would design your site with a local architect followed by completing a planning application with a local planner which would be reviewed by your local council. Alternatively, to skip the headache, you could gain a Certified Site License!
Step 1: Understanding Certification vs. Planning Application
Why a Site License?
For many glamping setups, acquiring a site license is sufficient, as opposed to a full planning application which are lengthy as well as costly. If you’re not planning on having anything larger than say 6m/7m L x 3/4m W then a Certified Site License will do the trick!
What is it? Well, a site license is provided by a third party rather than a council who typically covers health and safety regulations, ensuring that the site is safe for guests. Their goal is to provide leisure spaces for the general public and welcome new locations providing they meet their requirements with each organisation having their own tick list of ‘do’s and don’ts’.
How to Obtain Certification
Find One Near You:
Using Google you can check who could offer you a Certified Site License.
Identify what you could offer before getting in touch.
Book a Call / Have a Chat:
Learning about the requirements will be your next step. These may be a wide entrance for emergency vehicles, lighting on entry, in some situations, you will need toilets and showers and other safety features. They may request to meet you on your site. Alternatively, they may request a longer call to run through you location, health and safety assessments, and proof of utilities.
Submit Application:
If they are happy that you site looks suitable for a liecense, they’ll ask you to complete the necessary forms and pay any associated fees.
Expect a review period of a few weeks, depending on local processing times.
Step 2: Costs and Timeframes
So the site license is pending. What’s next?
It could be a deeper understanding of the costs and what you’ll need to prepare prior to setting up your leisure site. Examples may be running electricity or water to the lesiure area. Foundations such as concrete pads. You’ll also need to consider what type of glamping pod you would want on your land.
Here are some estimated expenses to consider:
Site License Fees: £200 - £1,000
Utility Connections: £1,000 - £5,000 (for water and wastewater) Electricity is priced per metre from the source*
Foundations for Pods: £500 - £2,000 per pod
Glamping Pods/Cabins: £40,000 - £60,000 each
Step 3: Foundations and Utilities
Foundations for Glamping Pods
Glamping pods don’t require much infrastructure with some models being all electric and solar powered therefore the only two requirements are a foundation and a water connection! When it comes to foundations, its best to consider your land and what complications could arise during poor weather conditions. For example, choosing a trailer based model could be easy for positioning the model onto your land but in poor weather the axcel stands may sink into the ground with your model getting stuck in the mud! Choosing a concrete foundation works providing you have multiple slabs that can hold the weight, otherwise they may crack and your model may also begin to sink.
We always recommend speaking with your glamping manufacturer who may provide foundations with the model or can guide you which foundation would be required.
Utilities
While off-grid cabins do not need electrical connections, water access and waste management are crucial for safety on site. Choosing a location that is close to a water connection will be your easiest way to set up water for your glamping site.
Water Connection: A simple food grade hose fitted to your nearest water outlet and connected to the cabin would be sufficient. However, occassionaly a pump is required to maintain the water pressure, especially if the water has to travel up a gradient.
Wastewater Management: Installing a soakaway system is the most simplest method. See this Youtube video on how to set one up!
Step 4: Choosing a Model and Financing
Selecting the Right Model
What is considered the right model? That depends on whether this investment is more about making the most income as possible as to having some additional ways to expand your business portfolio.
An example of this would be a farm that is seeking to manage a holiday let over the summer and has much less time between the months of Oct to Feb so a summer built model would work best for them. Alternatively, someone who wants to run a glamping pod all year round (Dec holds a premium for luxury glamping stays!) then a model that is comfortable to stay in all year around would be a better fit.
If it’s simply about profits then a simple rule of thumb is this; The cheaper the model, you can assume that it won’t last as long as isn’t built for all year round use. Putting it into numbers is the best way to understand what your investment could bring in.
Example: All year round model at £55,000 :
-UK occupancy is 60% which is around 219 days
-A more expensive model will look more unique increasing the nightly price
-A more expensive model should last 60 years+)
£150-£200 per night x 219 days = £32,850 - £43,800
Multiply by 60 years = £2,628,000
Example: Summer Built Shepherds Hut at £30,000
-UK occupancy is 60% which is around 219 days (half this for the 6 months of the year to 109 days)
-A budget friendly model will mostly be in line with what is already on the market
-A budget friendly model should last 30 years+)
£80-£150 per night x 109 days = £8,720 - £16,350
Multiply by 30 years = £261,600 - £490,500
As you can see, by investing an additional £25,000 into your glamping pod could unlock another £20,000+ revenue each and every year! As we men choice of glamping pod or cabin will affect guest experience and profitability. Consider:
Seasonal vs. Year-Round Use: Some models are designed for summer use only, while others are suitable for year-round occupancy.
THC Homes Glamping Pods
Financing Options
Asset Finance: Choosing to use asset finance may allow you to pay back the model as you let it out. Although this may see that you may not make a profit for the first 1-2 years.
Business Loans: Traditional loans can provide upfront capital but may require collateral.
Step 5: Managing the Site
It’s all coming to life. You have the license, the foundations in place and your model is soon to arrive! BUT how are you going to manage your glamping pods?
Our advice is to work backwards on how much time you have to give to your glampings pods. Consider 2 hours of cleaning per stay including the washing/ironing of bedding. How about the amount of time you have available for bookings and cancellations (phone calls /emails)? Do you have a creative streak in you where you could set up your own website and social media pages? What about meeting them onsite, dealing with complaints and general marketing to get you noticed?
THIS is what can put many landowners off starting a glamping site in the first place. Luckily, there are many methods of running a glamping site where the owners are completely HANDS OFF!! If that sounds like something you’d prefer, then read on!!
Third-Party Management: Hiring a company to market and manage your site can relieve you of daily responsibilities. Companies such as Canopy & Stars, Cool Stays and Host Unusual will market, promote, book, manage and make ammendments to any bookings that come in.
Keyless Entry: No time to say hi? No problem! Implementing a key code system allows guests to access their units independently, enhancing convenience.
Third Party Cleaning: There are companies out there that will not only clean but will wash your bedding and towels on your behalf so you can focus on your farming!
Nordsky For Glamping - With Unique Bath
Step 6: Understanding Profit Potential
Pricing your glamping units correctly can significantly influence your profitability. As a general going rate for across the UK you’ll expect to gain the following;
Peak Summer Rates: £150 - £230 per night.
Off-Peak Winter Rates: £80-£150 per night.
Local Considerations
To ensure you are at full capacity and are gaining a premium for your glamping models, be sure to learn more about your offering. Are you close to an AONB? Bird watching area? Fishing area? How about a city where city dwellers can come to ‘switch off’? By creating an offering you’ll be able to reach your target audience who will pay a premium for your services as to target everyone who will more than likely ask for discounts as they can’t see the value.
Tips!
Check for historic monuments, nature based activities and places of interest that you can highlight on site.
What will you offer on site? Could you provide a local breakfast? Trail around the farm? Meet the animals?
What you could you offer with your glamping pod? Could you add decking and an outdoor firepit? How about an outdoor bath or privacy fencing with an outdoor seating area? Adding key features will increase your nightly price and could ensure you are fully booked compared to someone that hasn’t thought about the exterior of their glamping pods.
There you have it!
Setting up a glamping site can be a rewarding and profitable venture if approached methodically. We hope this guide provides support to gaining a succesful glamping site by helping you to understand the certification requirements, managing costs, and implementing effective operational strategies.
With the right planning and execution, your glamping site can become a sought-after destination for nature lovers seeking comfort in the great outdoors!! How does that sound?
If you want to learn more about how we can support your vision, get in touch today. We’re more than a manufacturer and our team of experts are on hand to simply answer your questions to build support ready for the launch of your new glamping site.
For more info email - info@thchomes.co.uk with the heading Glamping Site Support
To view our latest models, click the link below!
