How difficult to get planning for stables

[Patchworkpony]

How difficult, or easy, have anyone on this forum found it to get planning permission for stables and what area of the country was that and for how big a piece of land were they to be erected on? All info very welcome.

 

[Patchworkpony]

No replies yet.

 

[sophiebailey]

I just made a post about this about planning applications in shropshire and got some useful replies, might be of help to you?

 

[LynH]

I'm in Surrey, Guildford Borough Council. Before I applied the previous owners of our property were rejected twice before getting approval. I then wanted to resite the yard and 20x40 arena and add a large static field shelter and got approval recently. I now have approval for 3 large stables, a tackroom, covered walkway and haybarn and a 20x40 arena. There are conditions attached to my permission relating to materials and fencing.
I did the application myself with drawings supplied by stable manufacturers and I wrote my own design and access statement. There was alot of info online which helped with what to put in the statement and application. The difference between the applications which were refused and those approved was scale and materials. It was key to go with materials that were already used locally and to make sure the relevant policies and guidelines were all covered in the design and access statement. It took 8 weeks for the application to be approved and cost £120ish.
I'm happy to give you more info or send you a link to all the applications. I also searched other local applications to see what had or hadn't been approved and I also rang the councils numerous times for advice.

 

[ladyt25]

I actually have no idea as we built stables (2) on our land over 20 years ago now. We also then put a field shelter/hay store there and then followed that with another field shelter the horse could shelter in - they originally could come and go out of the stables but we eventually concreted and fenced the stable are off.

We didn't get planning for the 2nd filed shelter and it's on a concrete base - we actually moved it from it's oirginal place and put another concrete base down. We have never had any issues about the shelters.

The planning for the stables wasn't an issue either. I think alot depends on who your council are, what buildings are nearby (are they any another stable yards?) and what provisions are on the land. Ours is greenbelt with special provisions (they wouldn't let me build a log cabin in to live in down there!) but buildings for agricultural use were ok. We have never been told to change to equestrian or leisure use but I hear some councils are a bit funny about land being used for equestrian purposes.

The only real way to find out is ask about - ask others who may have put stables nearby, try and sound out info from someone on the council if you can. We have 12 acres so plenty of space but I don't think acreage is an issus really with planning like this (well, depending on how many stables you wanted I guess - ie are you planning just a few for personal use or are you planninh on building a whole yard?)

 

[CazD]

How difficult, or easy, have anyone on this forum found it to get planning permission for stables and what area of the country was that and for how big a piece of land were they to be erected on? All info very welcome.

Extremely difficult (ended up going to planning appeal).
Herefordshire (AONB)
2.5 acres

 

[LynH]

I should have said I have 6 acres of previously agricultural land which was reclassified as equestrian use as part of one of the applications.
My next door neighbour has 3-4 acres and they built 2 stables and a tackroom in their garden under permitted development and therefore they didn't require planning permission.

 

[Polos Mum]

It really depends local council to local council. I'm in Lincs I applied for a big barn (7 stables, feed room, large hay store) - assuming council would object and we'd negotiate down to something smaller that I need - they said fine build what you like!

My friend a neighbour 5 miles down the road, had a nightmare. could only build out of wood, small overhang only, limited to 1 stable per 1.5 acres, endless restrictions!

Best bet is to get your local planning officer out for a chat, they can be really helpful on an informal basis before you put plans in.

 

[Merlin11]

It took us 4 months in Scotland. Main issue was they were near listed buildings. 6 council staff came out to check out the site for a couple of stables! Was a bit quicker for our haystore. To be honest think it was borderline as to whether we needed planning but council want the fees!

 

[Patchworkpony]

Thanks everyone - you are all so helpful. I have heard before that people can put stables up in their garden under permitted development but I thought it sounded too good to be true. Maybe that's the route to follow.

 

[Patchworkpony]

Also wondering how people get on with putting their horses into an existing building without first asking for planning permission.

 

[Polos Mum]

The village my parents live in has loads of houses with stables in the gardens as it's much easier from a planning perspective. If you have space well worth discussing with the planning people.
Existing buildings I'd guess will depend on what the building was used for previously and what the land is classed as. I believe (but happy to be corrected) that designated agricultural land has to have planning for change of use to keep horses but amenity land has no such restrictions.
A cup of tea with the local planning guy will answer all these for you and here they don't charge a fee for this informal advice.

 

[Patchworkpony]

Thanks Polos Mum. Hmm interesting it would seem that it is much easier to put stables in your garden than in a field. I have read on the internet that you don't need pp if it built is under permitted development. Seems too good to be true but I guess this is what Cameron was trying to encourage.

 

[lachlanandmarcus]

In theory you need change of use to use a cattle barn for horses but in practice its rarely an issue (since horses dont bellow as much and produce less contaminatory material as they have dry plops instead of wet slurry manure.

However if you wanted to use a barn designated for non livestock eg hay barn or machinery store then that might attract issues unless you applied for permission, partly because of new noise/smells compared with previous use and partly cos there prob isnt drainage etc as there should be.

I am in Scotland on edge (just outside but very visible from) National Park and our house is B listed (Grade II* equivalent) on a 40 acre holding. However I had no issues getting PP for stables, partly because (I think) we went for a mini barn which looks more similar to an agricultural barn than a row of looseboxes, and the planners seemed to like that in a rural farming area - worth considering.

We did however have to meet building regs which did cost a lot and does mean that the drainage and the base for the stables on our sloping site cost a packet and are also a LOT better than those things are for the house (which has no foundations!) ironic!

We did also agree to paint our stables dark green and that does really help it blend in from all sorts of viewpoints around the area - orangey wood stables do look horrid in the landscape so its worth offering to do this, it also shows the planners you care about how it looks and the visual impact which makes them more trusting of you.

 

[lachlanandmarcus]

Thanks Polos Mum. Hmm interesting it would seem that it is much easier to put stables in your garden than in a field. I have read on the internet that you don't need pp if it built is under permitted development. Seems too good to be true but I guess this is what Cameron was trying to encourage.

You can definitely do this. However, one major issue with this can be drainage and muck heaps - since if you cause any nuisance to neighbours with either you can be made to remove the stables. This is more likely in a garden situation so worth considering and making arrangements for beforehand.

 

[Patchworkpony]

Thanks lachlanandmarcus for your long and very helpful post. We are currently house hunting and knowledge is power as they say - so a house with a very large garden may be preferable to an ex farmhouse with a couple of acres. It certainly worth looking at all angles to keep a couple of smallish ponies.

 

[rema]

I am in Cornwall and own 3.5 acres..we put in for planning back in July last year for three stables,Store/tack room and hay store..they are constructed in block/timber..We had no problems whatsoever.My next door neighbours on either side of my also put in for planning and all three were passed with no conditions..~It cost me £335 for upto 75 square meters..the cost for 95 square meters was £610.We are just on the Outstanding Natural Beauty boundry (by three meters).

 

[Kyo's Mum]

Hi, we had 5 acres in Hertfordshire of grazing land. I spoke with the planning department first before putting in my application. Surrey Council has an excellent bit on their site regarding planning for stables and what you should conside, which I can highly recommend. We asked for permission to put in two stables an a barn, both 12 foot by 24 foot (total size) and an area for parking. As the yard was small, did not overlook anyone and we agreed to paint them in a dark stain, I'm pleased to say we had no issues.

 

[*hic*]

Thanks lachlanandmarcus for your long and very helpful post. We are currently house hunting and knowledge is power as they say - so a house with a very large garden may be preferable to an ex farmhouse with a couple of acres. It certainly worth looking at all angles to keep a couple of smallish ponies.

Just be aware that the permitted development is "within the curtilage of the dwelling". This may NOT be the same as the garden! At my previous house the curtilage ended on a slightly diagonal line halfway through the parking area and about a third of the way down the garden!

 

[glamourpuss]

I've got planning for 5 brick built stables, haybarn, tack room, feed room & wash bay & a manège. The land was previously agricultural.
We had no problems at all. We used an architect (who is horsey) & it completely took away any stress.
The council did initially say no external lighting as part of our conditions of planning as we're so rural but they've now agreed that we can have some special hooded lights.

 

[Patchworkpony]

Not sure what "within the curtilage of the dwelling" means could you please explain Dee O'Dorant. Is it on the deeds of the house?

 

[Patchworkpony]

OK found it on this great site www.permitteddevelopment.org - very useful!

 

[lachlanandmarcus]

Just be aware that the permitted development is "within the curtilage of the dwelling". This may NOT be the same as the garden! At my previous house the curtilage ended on a slightly diagonal line halfway through the parking area and about a third of the way down the garden!

good point, I only said garden as most peeps havent a clue what a curtilage is but you are quite right, they may not be the same thing (and likely wont be if someone has snaffled some 'spare' ground and incorporated it into garden many moons ago.

One advantage of building in the curtilage of the house is that it is then very clearly private and domestic stables, which means that it is much less likely to be hit by the current trend of councils trying to extract business rates out of private stables owners where the stables are on attached land or (even more likely) a separate patch of land from the property) on the grounds that the stables are 'non domestic' and therefore subject to non domestic rates :-(((

 

[jendie]

I live in Lincs and had no problem at all in geting planning permission for three stables, a tack room and a hay barn. Whole process took about six weeks. A planner visited the site (4 acre paddock at the side of our house) and was very friendly and helpful.

 

[posie_honey]

we built ours (3 stables, 1 tack up area, 1 tack room, 1 hay shed) all under permitted development (checked by friends in planning too ) so it is possible to do them without planning permission (in scotland anyway)

 

[Patchworkpony]

Thanks everyone. I must say posie_honey your set up sounds quite big so encouraging that you got that all under all under permitted development.

 

[Honey08]

We struggled (Northwest) as it was greenbelt. We have 16 acres and have had the property in the family over 50 years. We sold a tiny tiny corner of a field years ago, that a lady built wooden stables on, then moved them when she moved house. A local builder bought the plot and got planning to put stables on there. He planned to do livery, but changed his mind when he realised how little he would make and that he needed a field too. The council would initially only let us have two 12x12 stables, when we had applied for six 16x12. They said it was because the other chap had been granted permission and there were too many together (his and mine), yet they wouldn't let me put mine anywhere else on the land because it would need an access road putting in. I managed to argue them up to three 12x12 and a foaling box when I told them I was going to just buy six old lorries and keep the horses in them, which would look a mess. Initially they wanted my stables to back right onto his, but when I said I would hold the council responsible if my stables burnt down because his had, they let us plant trees between the areas. In the end the other bloke's never got built anyway. We built two 14x12, one 12x18 and one 12x12. They had to be wooden. We got a field shelter in the nearest field, which we moved to the yard a year later, then moved it onto the yard and put up another shelter (both have doors) on the yard. We also put down a lot of hardcore and concrete. They never ever came to check. Thats what drives me mad, they don't even care really!! Lots of local people have put wooden stables up without permission. Ironically I wanted to do it honestly! I am seriously considering building up inside them with brick, as I am sick of the boards shrinking and letting water through. Hope to have an arena one day, so may wait til I get that through first!

 

[meesha]

Somerset - 2 acres - phoned planning office who said categorically NO ! read their planning guidelines - did big hardcore yard and put up 24x12 field shelter (identical to stables) - got caught, put in rubbish planning application with my own pencil drawings and they passed it withough a quibble !! good old north somerset council !

 

[Patchworkpony]

I must admit at our last place we put up 7 boxes, a tack room two rug rooms, 2 hay barns, a place for the staff (with a loo) and a ménage, all without permission but that was between fifteen and twenty years ago. I must admit it nearly bit us on the bum when we came to sell - lots of questions asked! I think the planners weren't trying to make money in those days and we lived in an agricultural area. Nobody said anything. These days though I am more worried about not doing it by the book.

 

[countryhorse]

Depends on the council as to how much they care, but most just see it as a way of making money out of people.
Also a lot of smaller planning councilers have hidden agends!