Horse in Outbuilding, Irritating Neighbours, Change of Use Needed?

[nannubu]

I know this is a pretty current topic given the news item about the lady with the living room Connemara but I am not looking to move my horse into my living room... well, not yet anyway. I do, however, want to move him into a concrete outbuilding (currently used for storage) I have on my (semi-deatched) property (fed up with livery yards!). I have a field half a mile away where he'll spend most of his time grazing but I do want to have a stable on my property so I can stable him when weather is rotten or if we're competing the next day or, God forbid, should he injure himself. It is a brick built structure with window and double doors, only change is that I'll be making it into a stable door. Normally accommodating neighbours have turned busybodies extraordinaire and claim I need change of use as horses are classed as agricultural animals. Is this true? Have a feeling they are going to be meddling. Would like as much info as poss as forewarned is forearmed..Can anyone help me out? Thanks!

 

[Mare Stare]

Somebody once told me that there is an old law that says that if a horse is your only mode of transport you can keep it on your property. I have no idea how true this is (Hide your car if it is!!). Apparently, everyone also has the right to keep 3 chickens. This is as long as there are no by-laws or tenancy rules that stipulate that you can't.

I've no idea how true it is but it would be interesting to find out. Anyway, I don't think horses are classed as agricultural animals. It's not as if you are turning it into a cow shed.

 

[Bosworth]

You will need change of use as stabling is not the same as an outbuilding, you will also need to come up with a solution for getting rid of your muck heap.

 

[Rosie Round The Hills]

The only way you'll get a correct and definitive answer is if you 'phone up your local planning department and ask - all of us will just be making guesses really because we don't know the local circumstances.

If you have concerned neighbours then you're going to have to be squeaky clean about this anyway as they'll be 'phoning up the council as soon as they think there's something going on.

Good luck with it.

 

[Mare Stare]

Just found this after a google:

A full planning application is normally required for the use of land for keeping horses for nonagricultural
purposes and for buildings to house them, unless these qualify as permitted
development the General Permitted Development Order.Horse keeping for agricultural purposes
must be part of a registered agricultural unit to qualify as not requiring planning approval.

http://www.dartford.gov.uk/planning/documents/Horserelateddevelopment.pdf

This link takes you to Dartford council's site but the rules may be similar where you are.

 

[niagaraduval]

I have done this 2 months ago. Was fed up, horse wasn't being looked after properly, I couldn't see him when I wanted to, I was paying for nothing at all and I had land and a building.

I converted the out building into a stable (Although I think it was already a stable) and brought him back.

The only problem I had and THIS IS REALLY IMPORTANT PLEASE TAKE THIS INTO CONSIDERATION was he was on his own. I thought he would cope when I brought him home as he wasn't that sociable anyway and he would be in a busy environment. The thing is, he did calm down after a few days and got into his old rountine, but he was and is extremely sad. I had to make another stable, which I didn't plan on and get another horse. - This horse is coming friday

 

[Mare Stare]

you will also need to come up with a solution for getting rid of your muck heap.

Poo bricks!!!

http://www.horseandhound.co.uk/forums/showthread.php?t=508457&highlight=brickshttp://www.horseandhound.co.uk/forums/showthread.php?t=508457&highlight=bricks

 

[Clippy]

I know someone who had two stables at the back of their terraced house. They were meticulous about the manure which went straight into a trailer and was emptied religiously at the local allotments. Meddling neighbours did complain but the Council (Wigan) told them there was an ancient Law which allowed the horses to remain.

 

[foxy1]

I have been told first hand by a planning officer that this WOULD come under permitted development under the General Permitted Development Order, so as long as it's not causing a nuisance (noise or smell) it's allowed.

 

[nannubu]

All great advice...thanks for taking the time to post on this. Not sure what to do as our house is currently up for sale anyway and it's probably only a temporary arrangement. Have always got on very well with neighbours so it's a bit disappointing. I know the man in the house before me kept chickens and they stank! Horses are deliciously scented compared to them! Annoying thing is that I have a fair idea one of the neighbours is currently defrauding the benefits system. He also has a VERY noisy music studio in his bedroom which I have turned a deaf ear too. And he's worried bout my little horse. Rich.

 

[nannubu]

I have been told first hand by a planning officer that this WOULD come under permitted development under the General Permitted Development Order, so as long as it's not causing a nuisance (noise or smell) it's allowed.

Foxy 1 this is music to my ears! Will check with local planning officer and pray it is the same here. I plan to put manure into trailer in my car port and go to a local nursery every couple of days so hopefully no nuisance on that score...

 

[Honey08]

I don't know if I'd bother if your house is for sale anyway. Is it worth getting into a situation with the neighbours? Also it may detract from the sale if it smells of horses in your garden (you and I wouldn't notice, but a non-horsey person would probably smell it and think they would have to spend a fortune fumigating the building and turning it into a garage or something!)

 

[nannubu]

I don't know if I'd bother if your house is for sale anyway. Is it worth getting into a situation with the neighbours? Also it may detract from the sale if it smells of horses in your garden (you and I wouldn't notice, but a non-horsey person would probably smell it and think they would have to spend a fortune fumigating the building and turning it into a garage or something!)

Totally see your point but am feeling that housing market is pants round here anyway and am becoming mildly obsessed with the idea of waking up in the morning and walking outside to muck out and feed. I have livery yard antipathy at the mo.

 

[Vicki1986]

Unless the horse has lived on its own before and proved happy then I wouldn't. They are herd animals and most would find it stressful/sad living alone which will make your life in turn more stressful dealing with an unhappy animal.

 

[nannubu]

I have done this 2 months ago. Was fed up, horse wasn't being looked after properly, I couldn't see him when I wanted to, I was paying for nothing at all and I had land and a building.

I converted the out building into a stable (Although I think it was already a stable) and brought him back.

The only problem I had and THIS IS REALLY IMPORTANT PLEASE TAKE THIS INTO CONSIDERATION was he was on his own. I thought he would cope when I brought him home as he wasn't that sociable anyway and he would be in a busy environment. The thing is, he did calm down after a few days and got into his old rountine, but he was and is extremely sad. I had to make another stable, which I didn't plan on and get another horse. - This horse is coming friday

Yes was a bit worried bout this - he'll have company for hacks. Hopefully it won't have too much of an adverse effect on him. He'll be moved back to the yard when next Winter rolls in I would say (if house isn't sold) so isn't forever. He has proved himself to be very adaptable in new situations so hope he'll manage. Good luck with your new horse come Friday! Exciting. It is a good excuse to get another horse though I'll admit!

 

[foxy1]

The only bit that would bother me is if your horse would be happy alone.... I know mine wouldn't. But that's the only thing that would stop me having a horse in my garden Good luck!

 

[Boxers]

Yes was a bit worried bout this - he'll have company for hacks. Hopefully it won't have too much of an adverse effect on him. He'll be moved back to the yard when next Winter rolls in I would say (if house isn't sold) so isn't forever. He has proved himself to be very adaptable in new situations so hope he'll manage. Good luck with your new horse come Friday! Exciting. It is a good excuse to get another horse though I'll admit!

if you plan to move him back to the livery yard, have you checked that the YO will hold your place? What if Sep/Oct rolls around and the yard is full? you may have to pay the YO a retainer if you want to keep your place.

No idea on the planning situation tho so would suggest you call the planning dept.

 

[SpottedCat]

I know someone who applied for permission to build a stable at the bottom of their garden. It was refused because of objections from the neighbours. So she converted the garage - nothing anyone could do apparently! Riled the neighbours no end but served them right - they wouldn't have been able to see the stables they were objecting to.

 

[sophiebailey]

I would also have a quick check through your title deeds and make sure you don't need any covenant consent or that having anything other than a domestic pet on the land would breach a covenant good luck xx

 

[Honey08]

I know someone who applied for permission to build a stable at the bottom of their garden. It was refused because of objections from the neighbours. So she converted the garage - nothing anyone could do apparently! Riled the neighbours no end but served them right - they wouldn't have been able to see the stables they were objecting to.

I wouldn't think it would be seeing the horse and stables that was their problem. Horse muck smells and they do a lot of it. I can see their point, unless the garden is massive!

 

[The Fuzzy Furry]

We had a wooden stable built in my parents garden & it was used till 2004 if we needed to keep an eye on something (half a mile hack from our yard) or if we were taking something to compete in the winter (Olympia etc) so then they were brought home every night.
It drained into a grated waste pipe going into the sewer - which was ok'd by local water co.

Had council out after a neighbour complained but as we had made provision for all 'effluent' (their words!) to be removed on a daily basis via plastic sealed bags (old hi-fi bags) there was no problem.

The main thing is to check with YOUR local council as many interpret or apply regs in their own way, which can vastly differ from council to council.

Good luck!

 

[nannubu]

Unless the horse has lived on its own before and proved happy then I wouldn't. They are herd animals and most would find it stressful/sad living alone which will make your life in turn more stressful dealing with an unhappy animal.

He was kept as an only horse before I got him; I always wondered if that's why he isn't socially orientated, gives the impression that he can take it or leave it. Having said that, he has had five or so months of livery yard so it will be a change. However, he wasn't getting any interaction on the yard. They have had no turnout for three months now so it's been four walls for him apart from daily exercise and turnout in arena. Will def heed the words of warning though. Don't want an unhappy (and divisive) horse on my hands!

 

[SpottedCat]

The garden was more than large enough - the neighbours were just being a pain!

 

[niagaraduval]

I would leave him there tbh. It was only as I had really no choice (for his own good) to bring him home that I did and he is unrideable and has been a nuissance since he has been here and I can see he is very sad on his own. I didn't think he would be like this atall, I am really quite surprised as he wasn't sociable with other horses. I am now counting the days until his friend comes so I can hopefully be able to tie him outside and groom him without him panicking and getting himself free. He isn't sleeping alot either and is constantly nervous and jumpy. It took him 3 days just to put his head in the bucket long enough to eat.

Not a good idea keeping him on his own. I won't ever do it again and am thankful I found a horse so quick as he is a nightmare and it's upsetting me and stressing me out having a very stressy 16.2 barging about the place.

Just a thought.

Thanks for the good vibes

 

[MagicMelon]

I think you definately would need a change of use. Horses aren't classes as agricultural (that's why its so annoying that a farmer can wack up a huge big cattle shed with no planning and us horsey folk have to spend a fortune applying for planning for a couple of stables... - at least thats whats allowed in NE Scotland where I am!).

 

[Hippona]

The house I currently own used to have stable in the back garden 20+ years ago-where my garage is now....... they kept the horse in the field accross the road. The stable itself couldn't have been more than 30ft away from our neighbours behind us.

I know this because I used to ride the horse for the owners.....

No idea how/if they got planning permission.....