What Planning Restrictions Apply to Park Home Developments?

Park Home developments need two separate forms of approval before they can operate. 

• Planning permission from the local planning authority
• Site licence issued by the local council under the Caravan Sites and Control of Development Act 1960.

You can't have one without the other.

1.Planning Permission

Planning permission determines whether the land can be used for residential Park Homes at all. It will typically set out the number of units allowed, the area they can be placed in and sometimes conditions around access roads, drainage and landscaping. The planning authority may also restrict occupancy, for example, to people over a certain age.

2. Site Licence

The site licence then adds a further layer of conditions. These cover the physical standards of the site itself and are usually based on the government's Model Standards 2008 for Caravan Sites. Together, these two approvals dictate what a development looks like and how it operates day to day.

Site licence conditions are where the detail really gets specific. They're set by the local council, and while they can vary from one development to another, most will include the following areas.

Spacing and density rules are a big one. The Model Standards state that each Park Home must be at least 6 metres from any neighbouring home, measured from the exterior cladding. No home should be within 2 metres of a road within the site or more than 50 metres from one. These distances exist mainly for fire safety, giving emergency services enough room to access the site and helping to prevent fire spreading between homes.

Conditions will also cover water supply and drainage, electricity provision, road surfaces within the site, fire safety arrangements, refuse storage and the overall upkeep of any shared areas.

Since October 2021, anyone managing a residential Park Home site in England must pass a fit and proper person test. This was introduced through the Mobile Homes (Requirement for Manager of Site to be Fit and Proper Person) (England) Regulations 2020.

The local council assesses the site owner or manager on a range of criteria, including whether they've committed any offences involving fraud, violence or dishonesty, whether they've breached housing or planning law, and whether they can demonstrate that the site will be properly managed and maintained.

Each council keeps a public register of people who've passed the test, so you can check this before you buy. If a site owner fails the test and doesn't appoint a suitable alternative manager, they could face prosecution.

It's important to understand that even though you'll own your Park Bungalow outright, the land it sits on belongs to the site owner. That means changes to your home's exterior or your plot will usually need written approval from the site owner as well as, in some cases, formal planning permission.

Any extension or structural alteration to your Park Home, such as adding a porch, conservatory or garage, is likely to need both. And there's a crucial size limit to be aware of: if an alteration makes your home exceed 20 metres in length or 6.8 metres in width, it will no longer legally qualify as a caravan under the Caravan Sites Act 1968, and you'll almost certainly need full planning permission.

Smaller changes like garden sheds, decking or fencing will typically need site owner approval to make sure they comply with fire safety spacing rules and the development's Park Rules. Most parks require that sheds are made from non-combustible materials and positioned at least 3 metres from the boundary.

Internal cosmetic changes, such as painting, replacing fixtures or updating flooring, are yours to manage without asking anyone.

The homes themselves aren't subject to Building Regulations in the way a standard house would be. Instead, residential Park Homes should comply with BS 3632, the British Standard that covers their structural, thermal and fire safety performance. This is the benchmark that ensures a Park Home is built to a standard suitable for year-round living.

While BS 3632 compliance isn't enforced through the planning system directly, it's closely linked to the site licensing regime. A reputable developer will only place homes on site that meet the current version of the standard.

🏡Learn more: How Are Park Bungalows Built & What Are They Made Of?

Before committing to a Park Home purchase, ask to see the site's planning permission and site licence, along with a few more important questions. Check that the planning permission is for residential use, not holiday use only, because this affects your legal rights as a resident under the Mobile Homes Act 1983.

You should also ask the local council about any conditions attached to the licence, and whether the site owner or manager is on the fit and proper person register. These are all public records, and checking them early on will save you potential problems later.