Farm Diversification

Mainly from groups dedicated to outdoor activities such as walking, climbing and cycling.Highest occupancy for camping barns tends to be found in locations such as the Peak District and Lake District in England. 

To some extent, bunk houses are not so reliant on walkers/climbers etc and users can include back packers and tourists on a budget.  There are a number of established bunk houses (and hostels, which can offer a slightly quality of facilities) in some areas; market research, as part of the business planning process, is important in order to identify the likely market.  The ability to offer other activities (e.g. guided walks) may also improve occupancy rates.

Camping barns tend to be raditional, stone/slate buildings located in farmyard, or isolated field barns. An internal area of 20-30 square meters is required for sleeping area (12 people), plus a similar area for cooking/eating.

As a minimum, cold running water must be provided as well as a flush toilet.

An electricity supply is recommended. Bunk houses can be new-build or converted, existing buildings.

Membership of Quality Assurance schemes may also dictate what facilities are required. For instance, Visit Scotland’s Cyclists and Walkers Welcome Scheme require an area for drying clothes and a lockable, covered shed for bike storage. Membership of accommodation quality assurance schemes may also impose other requirements. 

For 12 person barn: £5,000-£15,000 upwards, excluding Architect fees. 

Planning requirements will require to be met.  For instance, if heating is provided (even just the provision of a fire) then there may be the need to insulate areas of the barn to meet required standards. 

Establishing a bunk house is likely to cost more, perhaps from £10,000 upwards.

Electricity/fuel costs.  These may be passed onto users either as part of the nightly charge, or by installing a coin meter/ sale of logs.coal. 

Maintenance costs will vary depending on the level of fixtures and fittings (e.g. cooking equipment supplied or not).  Maintenance costs will be higher in a bunk house where beds, showers etc are provided.  Allow around 5% of the capital cost as a budget figure for annual maintenance costs.

Advertising costs will vary depending on level of advertising/marketing carried out.  A website is required (approx £500 for initial set up and around £150 per year for maintaining and updating) and membership subscriptions/fees  for marketing groups, together with any newspaper/magazine/other advertising

£5 upwards per person per night for camping barn; £10 per person per night upwards for bunk house.  The key to viability is capital costs, location and membership of a marketing group.

Recent average occupancy rates from Visit Scotland can be viewed at Scottish Hostel Occupancy Rates.

Planning permission: Can be difficult in sensitive landscapes, particularly for isolated camping barns.  See section on Planning Permission on this website.  

Building Regulations/Fire Regulations and other requirements will incur expense, as will water supply and waste disposal together with electricity, depending on location.

Please see the Scottish Government's Practical Fire Safety Guidance for small Bed and Breakfast and Self-Catering Premises for guidance for B&B's operating with no more than 8 guests or self catering accomodation that accommodates no more than 10 guests.  For larger premises please see or see the Practical Fire Safety Guidance for Medium and Large Premises Providing Sleeping Accommodation or see the FireLaw website.

Training in a wide range of subjects relevant to the provision of self-catering accommodation is available through VisitScotland the Scottish Enterprise network, Business Gateways and local tourist forums.

Through the Scottish Rural Development Programme (SRDP) 2007-2013 funding is now available for rural businesses throughout Scotland for diversification and renewable energy projects. Specifically, support is delivered through Rural Development Contracts – Rural Priorities which was launched in April 2008. For further information about what support is available see the Section on Rural Development Contracts – Rural Priorities.