ASH
The 28-Day and 14-Day Rule: Making More of Your Land Without Planning Permission
Have you ever looked at a field, paddock or open piece of land and wondered whether there might be an opportunity to make better use of it? Whether you’re a farmer considering extra income streams or a landowner looking to host events, permitted development rights can give you surprising flexibility without needing a full planning application.
What is the 28-day rule?
The 28-day rule comes from Class B, Part 4, Schedule 2 of the General Permitted Development Order. It allows land to be used for virtually any temporary purpose for up to 28 days in total during a calendar year, without needing express planning permission.
For example, you could potentially use a field for:
- ✓ Outdoor festivals and music events
- ✓ Seasonal events, like Christmas markets or summer fairs
- ✓ Temporary recreational or sporting events
- ✓ Outdoor exhibitions, commercial activities and organised community gatherings
The rules also let you put up movable structures in connection with the temporary use, like event marquees and temporary pop-ups.
What is the 14-day rule?
The 14-day rule isn’t an extra allowance on top of your 28 days—it’s a cap within that total. Under Class B, no more than 14 days in total per calendar year can be used for:
- Holding a market (including car boot sales, farmers' markets, craft fairs, or Christmas markets).
- Motor car and motorcycle racing (including trials of speed and practice sessions).
Caravans, Camping & Farm Produce
🏕️ Temporary Caravan Sites & Camping
It’s important to be careful here: the 28-day rule does not allow land to be used as a standalone caravan site. However, Class B does specifically allow temporary camping and campervans when provided in connection with a festival.
🚜 Farmers Selling Their Own Produce
If you’re a farmer selling produce grown directly on your holding (like pick-your-own strawberries, Halloween pumpkins, or Christmas trees), this is usually considered ancillary to agriculture. That means it often doesn’t count towards your 28-day or 14-day limit! The position changes if you start bringing in third-party vendors, outside produce, or setting up a regular market.
How are the days calculated?
The allowance runs from 1 January to 31 December each year. Days can be used back-to-back or spread out across the year:
| Activity | Days used |
|---|---|
| Three-day summer festival | 3 |
| Two-day outdoor exhibition | 2 |
| Four-day seasonal attraction | 4 |
| Three separate sporting events | 3 |
| Four-day outdoor recreational event | 4 |
| Total Used (12 Days Remaining) | 16 Days |
Keep an accurate log of all event days—changing the event organizer or business name doesn't reset your property's statutory allowance!
📌 The Important Numbers to Remember
- • 28 days: The total annual allowance for qualifying temporary uses of land.
- • 14 days: The maximum allowance for markets (including car boot sales) and motor racing activities.
- • 1 January: The date your annual allowance resets every year.
🤝 Thinking of making more of your land?
These permitted development rights offer fantastic flexibility to test an idea, explore a new income stream, or host seasonal events without immediately committing to a full planning application.
Planning legislation can be complicated, and individual sites vary—from Article 4 Directions to SSSI restrictions, licensing, and highways considerations. A quick chat before you start can help ensure your plans run smoothly and legally.
Let us take care of the planning, so you can focus on making the most of your land.
If you're considering a temporary use for your site or have any questions, we'd love to hear from you. Get in touch and let's see how we can help!
Email enquiries@kippenash.co.uk