How to set up a campground, glamping park or caravan park in Australia
Ever wondered if you could host a campground on your land? At Pitchup.com we’re often contacted by people who are interested in creating a new income stream by setting up a campground.
If you’re tempted to do the same, check out this video testimonial about how Pitchup can help you run a campground smoothly – and then read on for more information on how to start your own campground.
I have some spare land and would be able to welcome campers to stay
If you would like to open your spare land to campers, you might not even need development approval. It all depends on how many people you intend to accommodate and what facilities you’ll be setting up. If your development is simple, compatible with the planning intentions for the area and with limited facilities it may well be exempt from the need to gain approval. Host farm accommodation can also be exempted from obtaining certain licences (such as a liquor licence). 
Some councils are working towards making it easier for landowners to welcome campers and the NSW Government has recently introduced changes to its planning rules to make it easier for farmers to use their land for tourism activities such as farm stay accommodation. Farms can now welcome up to 20 campers in tents, caravans or campervans without planning approval if they meet certain requirements:
· The farm must be at least 15 hectares
· The farm can host a maximum of 6 caravans and campervans
· The farm can welcome campers for a maximum of 21 consecutive days
· The rules apply in certain zones only
For more information and requirements, check the NSW Department of Planning and Environment website.
However, you may still need to obtain a planning permit and licence and conduct a bushfire hazard assessment. We cannot provide legal advice, so you must ask your council to make sure you are compliant and ensure you have the appropriate approvals in place first.
Several factors will be taken into account, such as whether you intend to welcome tents or caravans; the number of tents, caravans or campervans that will be on your land; the location and use of land; the facilities available and the length of time you intend to open for. All of these will be considered in order to determine which approvals you need.
I would like to open and operate a campground
There are local, state, territory and Australian government laws that may apply to your campground activity.
In most cases your local council is the authority responsible for regulating campgrounds, so they should be your first point of contact for finding out which approvals, registrations and licences you need, and to access the relevant forms. The Australian Business Licence and Information Service (ABLIS) is another handy resource for identifying the permits and licences you might need.
Land use regulation - planning permit
The planning approval process involves an assessment of a proposal to use, set up an activity or develop any land or property. The process involves consulting council planning schemes and state or territory planning legislations, which are developed by local councils and the state or territory governments in order to control land development and ensure its protection and conservation.
You must check with your council's planning and regulatory services to ensure that the land where your campground will be based is suitable.
You might need to obtain planning approval (also commonly known as a planning permit) if you intend to:
- develop the land
- use any land or buildings for a different purpose (for example taking land away from primary production)
- extend the existing use of buildings
You should discuss your proposed development with planning officers from the relevant council or the assessment manager before lodging an application. They might be able to provide advice on whether a permit is required, flag up any requirements or provisions that may apply and identify any potential issues. You can also engage an accredited professional or a planning consultant to assist with your proposal (the easiest way to do this is to search the Planning Institute of Australia's Consultant Directory).
Be aware that planning fees might be requested at the time of lodging the application.
Building or developing in bushfire-prone areas
If your proposed campground is located in bushfire-prone land, a bushfire assessment will be required at the earliest stages of planning and can be obtained via a council development application. Some councils also require a bushfire management plan. Even if you do not need planning permission or a licence to operate, you must check with your council before you welcome anyone to camp on your land.
You will also need to make sure that your land/campground is properly insured in the event of a bushfire.
Contact your council - Local government directory
Useful links - Planning approval:
South Australia (you can use this tool to find out if you need approval)
Building regulations
You might also need to obtain building approval (also commonly known as a building permit) before carrying out any building, plumbing or drainage work. To find out if this applies to you, ask your local government or a building certifier and consult the building legislation. You can also ask a building surveyor to assist with the building approval.
Your building work will need to meet certain requirements (such as particular regulations for campgrounds with a swimming pool).
If your campground is located in a bushfire protection area/on bushfire-prone land, your proposed constructions will also need to comply with local bushfire regulations.
Useful links - Building approval
Queensland (to find out if you need a permit, ask your local government or a building certifier, or consult Schedule 1 and Schedule 2 of the Building Regulations 2006 for a list of accepted developments that do not require approval)
Licences and registration
You might need to register your business, register for your tax file number, request a licence to operate a camping ground or a caravan park and file for design approval (for this you will need to provide a plan of the proposed campground, drawn to scale)
Once you have obtained all the necessary approvals, you may need to apply for licences if you intend to serve food or alcohol (some exemptions exist for host farm accommodations), play music, provide tours, or operate a swimming pool. Advertising sign approval may be required if you want to display things like signs for your campground.
Useful links New South Wales
Useful links Queensland
Plumbing and drainage regulation
Useful links South Australia
Useful links Tasmania
Tasmanian Planning reform and opportunities for farm stays
Useful links Victoria
Guide to the Victorian Caravan Park Regulations
Useful links Western Australia
Caravan parks or camping ground licence
Caravan Parks and Camping Grounds Regulations
Useful links Northern Territory
Northern Territory legislation
Things to consider when starting a campground
Before starting a campground you might need to draft a business plan, choose your business structure, register your business, and register for a business name and taxes.
You will also need to consider the following questions:
· What type of accommodation do you want to offer? It could be tent pitches, caravan berths or spaces for campervans/motorhomes or you might want to add onsite accommodation such as lodges, tipis, pods, cabins or rental caravans. We currently have thousands of campgrounds offering onsite accommodation on Pitchup.com.
· Do you want to open a primitive or a luxury campground? What facilities and services do you want to provide? Wifi, electricity, water and sewage connections are usually considered standard these days, especially for travellers with caravans. Beyond that, it’s all up to you: you can add other facilities such as a shop, sports fields, a petting farm, a playground, a swimming pool, a hot tub, a restaurant, a bar… However, you can also welcome campers on your farm or land without providing any facilities at all, or simply provide the bare minimum. It’s worth noting that with each additional facility you add you can expect an increase in regulations and the need for licenses and permits such as liquor and food licenses, pool construction and operating permits etc.
· How many guests do you want to host? You might not need an operating license under a certain number of campers on your land. Always check with your council first to understand which regulations are in place.
· What type of campers do you want to welcome? Choices range from family-friendly campgrounds with plenty of entertainment to more basic eco-campsites (which are enjoying increasing popularity). Analyse what the competition is offering in order to adapt your range of services and facilities.
· Do you want to welcome long-term or short-term campers? Please note that this article relates to sites for holiday use, rather than owner-occupied or residential parks. Pitchup.com is for booking short-term holidays only and does not offer seasonal sites.
· Will you only open in summer or all year round? If your campground is in an area that can attract campers in the winter, you should consider winter operation. Check out some of our thousands of campgrounds open all year.
· Do you want to hire employees? Read the guide from the government to learn more about what you will have to consider when hiring people.
· How will you fund your business? Information and finance options can be found on the government website.
· Do you have concerns about starting a campground due to the current pandemic situation? Our experience over the last few months shows that the camping industry can look forward to growth this year. The desire for nature, space, fresh air and your own accommodation has never been greater. Check the government support for the tourism industry here.
How much could I expect to earn on Pitchup?
Calculate your potential revenue
An average tent campground might earn around AU$25,000 per year through Pitchup.com. However, this figure can rise as high as $1,000,000, and since lockdown lifted new campgrounds have achieved significantly better results. For example, in the UK we saw:
· $180,000 in its first month for an activity centre in Hampshire
. Over 100 campgrounds that joined since June 2020 earned over $18,000 in their first three months
. 75 bookings in the first 24 hours for a farm campground in Cornwall
. 600 bookings and $90,000 in the first week for a pop-up campground in Cumbria
In recent weeks Pitchup hit a new record of 6,500 bookings in a single day.
Where can I find out more about joining Pitchup or speak to someone?
Our join page is the best place to start, but feel free to drop us a line via the chat window or our contact form, and we'll give you a ring.
Useful links Australia:
What is a Development Approval?
Members of the Planning Institute of Australia
Development in Australian bushfire prone areas
Is it time to cut the red tape around camping on private land?
When should you open your campsite?
How to market a campsite
How to get more campsite bookings
How to write a campsite business plan with Pitchup
Tips for buying a glamping pod for your campsite business
How much should I charge for my campsite?
How to get more campsite reviews
How to create a more accessible campsite, caravanning or glampsite: Welcoming holidays for disabled guests