Holiday Lodges are mostly designed to comply with the Caravan Act and look to benefit from the Planning law and principles established by this Act or be designed as glamping units without much current regulatory control. They could also be designed as a bungalow to full housing standards and then be capable to get a mortgage and be subject to Planning Permission and Building Control requirements.

Some Holiday Lodges have been designed to comply with both the Caravan Act, such that it benefits from this more open Planning Permission for a caravan site and achieve Building Control approval which means, in theory, it can get a mortgage.  This can be challenging as the mortgage requirements require permeance while the Caravan Act stress temporary and movable structures.  See our Sagehaus project for more details on how this can be achieved.

Holiday Lodge verses Glamping Units.

The glamping industry creates unit that do not comply with any of these requirements and creates individual designs which cannot be used on a site with a caravan permission.  These require permission for the design of the individual units rather than the site use.  You can operate a glamping site without Planning Permission under certain conditions.  See our Torp project verse or Hydda project which outlines the key differences.

Exemption certificates allow glamping or camping sites to operate without full planning permission if they are certified by an “exempted organisation “camping organisations.

These exemptions come from the Caravan Sites and Control of Development Act 1960, where the rules are set out in numbered “paragraphs” within the First Schedule of the Act.

 Types of Exemption

Paragraph 5 Exemption (Caravans/Pods/Shepherd’s Huts)

Up to 5 movable units (pods, huts, or caravans, as long as they meet size/height limits).

Units must be temporary and movable in one piece (e.g. pods on skids or blocks, not fixed foundations).

Rules & Requirements

Land use must remain agricultural with all structures being temporary.

Pods/huts must sit on blocks or skids (no concrete bases).

Decking must be removable.

Toilets/showers must be mobile units or forklift-able.

Services should be above-ground (e.g. electric hook-ups, temporary tracks).

Hot tubs are permitted but must be movable.

Key principle

Exemption is designed for rustic, small-scale, low-impact sites. If your setup looks too permanent or luxurious, you risk breaching the terms.

Generally, most glamping units in the UK are not subject to building control regulations because they are designed to be temporary or movable. However, building regulations can apply if the unit is installed permanently or includes features that fall under construction standards. This is different from needing planning permission, which is often required even for temporary commercial sites.

When building control may apply

Permanent installations: If a glamping pod, lodge, or cabin is fixed to the land with concrete foundations or permanent footings, it is more likely to be considered a building and subject to building control.

Caravans vs. buildings

Many glamping pods and shepherd’s huts are legally classed as “caravans” because they are movable. This exemption from building control is a key distinction, but it can be lost if a unit is installed in a way that makes it permanent.

Integrated services: Connecting permanent utilities like mains drainage or electricity can trigger building regulations, especially for safety. The installation of kitchens, showers, or stoves also requires safety standards to be met.

Sleeping accommodation: If a small outbuilding includes sleeping accommodation and exceeds a certain size (e.g., 15m²–30m²), it is generally not exempt from building regulations, even if it is movable.

Designing Holiday Lodges under the Caravan Act

The dimensions, size and moveability of the Lodge is defined by these three requirements of the Act. 

Definition of a caravan: A structure designed or adapted for human habitation that is capable of being moved from one place to another. The definition includes certain size limitations for a structure to be legally considered a caravan, which are:

Length (excluding drawbar): 20 meters (65.6 feet)

Width: 6.8 meters (22.3 feet)

Internal height: 3.05 meters (10 feet)

By following these design requirements, after you have gained Planning Permission for a caravan site rather than individuals’ units and there is no visual or design control over the units.  The unit number, size and facility are controlled by the permission and the operation of the park is controlled by the licence.  There is no control over the visual design of the units.

This would allow for a site with an existing Planning Permission to repurpose the site for a more luxury market without needing to apply for a new permission.  This will enhance the ROI per unit within the same park.  This strategy could be applied to part of the park while maintaining the existing park customer but create an area of the park where a higher quality offering can be explored.

NCC (National Caravan Association)

The governing body of Holiday Lodges, NCC (National Caravan Association) advises on  

NCC approval does not refer to a specific design but rather indicates a caravan or campervan has passed the National Caravan Council’s (NCC) rigorous safety and quality checks for its living facilities. This approval is separate from “type approval” and ensures the habitation features meet British and European standards for ventilation, safety alarms, and step height. Approved designs are from manufacturers committed to safety, and the “NCC Badge of Approval” is a recognized industry standard for this commitment.

What it means: An NCC-approved caravan or campervan has been checked for its living components, ensuring they meet safety standards.

What it covers: The checks specifically focus on the habitation aspects, including ventilation, smoke and carbon dioxide alarms, and step height.

Benefits: The NCC approval badge is a sign of a manufacturer’s commitment to the safety of their products and customers.

How to find it: Look for the “NCC Badge of Approval” on the caravan or campervan, and a corresponding certificate in the user’s handbook.

Important note: Not all manufacturers are NCC approved, and some non-approved companies may still be competent, though NCC approval is a strong indicator of safety and quality.

This does however link to Caravan insurance which starts to link the design to a set of criteria.

Platinum Seal

“Platinum Seal” is the leading insurance in the industry and they offer the Platinum Seal structural warranty, a 10-year plan for park and holiday lodges, or it can refer to a “Platinum” grade of caravan, which denotes a high-end model with luxury features. Caravan design for a Platinum-grade model includes modern aesthetics and amenities such as en-suite bathrooms, full-size appliances, and smart TVs.

Platinum Seal warranty

What it is: A 10-year insurance-backed warranty that protects against major structural defects in park and holiday lodges.

Coverage: It covers structural faults but does not cover other damages like fire, flood, or accidental damage, which require separate insurance.

Purpose: It provides peace of mind to both park developers and consumers.

Compliance: Manufacturers must confirm their lodges are built to meet standards, such as BS3632, to qualify for the warranty.

BS3632 is a British standard for the manufacture of static caravans and park homes intended for year-round, permanent residence, not temporary holidays. Caravans built to BS3632 are designed to a higher residential specification, focusing on better thermal insulation, structural integrity, fire safety, ventilation, and overall comfort and energy efficiency, unlike caravans manufactured to the holiday-specific EN1647 standard. The current standard is BS3632:2023, which replaced the 2015 version. 

Key features of BS3632:2023 caravans

Residential standard: Built for year-round living, not just seasonal holidays.

Structural integrity: Meets requirements for the chassis, frame, walls, and roof, ensuring a robust structure.

Thermal efficiency: Includes enhanced insulation for walls, floors, and roofs, as well as double-glazed windows to reduce heat loss and lower energy bills.

Moisture control: Improved designs to prevent condensation, protecting the structure and occupant health.

Safety: Incorporates requirements for fire resistance, electrical and gas systems, and overall construction quality.

Ventilation: Emphasizes proper ventilation to ensure good air quality.

Acoustics: Features improved sound insulation for a quieter living environment.  

What the standard covers

Structural integrity: Guidelines are specified for the structural stability of the vehicle, including the chassis, frame, walls, and roof.

Safety measures: The standard outlines requirements for safety features, such as emergency exits and the installation of gas and ventilation systems. It also sets test methods to verify compliance.

Thermal efficiency: It includes guidelines for thermal insulation and energy efficiency, though it is less stringent in this area than the BS 3632 standard for residential park homes.

User information: The standard specifies the minimum information that must be included in a user’s handbook. 

As Holiday Lodges are not for full residential use, these criteria are considered costly and not always required particularly for park who close for some of the Winter.  There are other insurances on market who don’t require manufacturer to be NNC approved or be designed particular for smaller parks and bespoke luxury sites.

The EN 1647 standard, specifically EN 1647:2018+A1:2021, is a European standard for caravan holiday homes used for temporary or seasonal accommodation. It sets requirements for the health and safety of the people using the vehicles. 

EN 1647 vs. BS 3632

It is important not to confuse the EN 1647 standard with the British Standard (BS) 3632, as they have different purposes. 

Recent updates

The EN 1647 standard was most recently updated in 2021, with Amendment 1 to the 2018 edition. This included updates to requirements for ceiling height, glazing, and electrical wiring.