Planning experts please!!!

S

StinkiPinki

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Hi everyone

i am hoping to buy a house and also (under separate purchase) a few acres of currently agricultural land behind it for my horses.

Does anyone know if there be a major problem getting planning on this land for a small block of stables and a manage?

Thanks for your help

SP

The property is in Wiltshire
 
It really depends on your planning department. If this is a conservation area you may well find the answer is a firm no. Otherwise they will probably consider it. You would need to apply for change of use and for the stables and manege.

On the bright side you can ask the planning department how they would view such an application prior to buying, and/or you can make the purchase conditional on obtaining planning. Another useful tip is to look at what the neighbours have done: are there any other stables/arenas in the area? They may give you a precedent to depend on (agricultural buildings do not count, they are covered by different planning restrictions).

Hope it all works out for you!
 
Yes it has to be changed to "Equine" use and it really seems to be pot luck on the area. We have had to get a block of stables on skids so they are classed as portable...
 
We have just built a small stable block and manege in West Berks/South Oxon border. The problem you will have is that not only do you have to get planning permission for the building work but you also have to go for change of use from agricultural land to equestrian use. We were successful but I know of others who have not been. We were not allowed to have flood lights though, which is not great in winter. It really is dependent on getting a sympathetic case officer. The menage surface also seemed to be quite a key thing in getting permission. It might be an idea to ring the local council and sound them out. They offer a free pre planning advise service. Hope this helps.
 
Thanks guys, i have had problems before with planning so yes, i will speak to a planning officer tom, not sure if its an a.o.b. or not , will find out.
 
Forgot to add that we are in an area of outstanding natural beauty and and area of scientific interest but still managed to get planning permisson so it's a bit of a lottery. Maybe our case officer was a horsey person!
 
Could you build the stable block within the grounds of the house? If so you could build those under the same planning laws that allow you to build a garden shed or garage.

You don't need a change of use to graze horses on agricultural land.

A school is a different matter though, is the land/house overlooked?
 
Oh damm, yes it is in an area of outstanding nat beauty. Part of the field is over looked on just one side, but i could easily screen the arena, and i wouldnt need lights. Oh well no harm in giving the planners a ring.... ill let you all know the outcome!
 
If you have some idea of what you'd like to build, i'd really suggest writing it down as a brief summary, along with the details on where it is etc and emailing it to the planning office as a pre-application query. In my experience, you can have an informal chat, which will give you some guidance, but when you submit you could end up with a different person who has a different view...so a written response carries more weight in the long term
 
It's very difficult to get planning in an area of outstanding natural beauty, make sure you are certain you can get planning before buying this property!!!

Regarding building in the curteledge of the house, you can only put up a building of max 30 sq metres which is quite limiting for stables and you can't be a certain distance from a road, a house or a neighbour (can't remember the exact distances, but if you google it they will come up). You could also end up with issues with smell and muck disposal if very close to your neighbours.
 
Hi ! i also live in Wiltshire, and have managed it twice, at two separate properties. Both times the neighbours objected, so it went to the planning committee. the first time it sailed through, the second time it was touch and go, and we nearly didnt get it. though I know we would have got it on appeal. the second time was also in an area of outstanding natural beauty. They were built within the curtilage of the property, rather than the field (which we bought separately from the farmer) so didnt have to apply for change of use. they were planned very carefully to 'blend in' with the surroundings, with very subtle yard lighting, were painted in a dark stain etc etc. Also, you have to consider muck removal. The council were happy with our trailer mathod (where it is all put on a trailer and taken away by the farmer) but they even needed to know how often it would be removed(??). There is a heck of a lot to it, and you will be dictated to somewhat by the council, but to be honest, they are quite reasonable, and if you work with them, you will get permission. Just dont go planning a huge all singing all dancing yard with massive floodlights on a football pitch sized arena and you will be fine. Oh, and on the application, make it clear that it is for PRIVATE use E.G 'Stables and manege for private use' because the heading/title is the first thing that will be read by everyone. Just out of interest, where in Wiltshire are you ?
 
My advice to you would be to instruct a local Surveyor to discuss the proposal with the local District Council's planning department and then draw up the planning application. You will need to apply for change of use for the field as well from the agricultural field to equestrian use and also for any proposed buildings. manages fencing, lighting etc. Be also aware that the planning department will contact the Highways Authority if you intend having an entrance from the field to the public highway and this in itself can be seriously problamatic. So get an expert to help you.
 
I plan to start a service along the lines suggested above once I have finished my construction studies, as i feel there is a real need for it. And being a horsey person, and having done it twice myself, whilst that does not make me an expert, I have an idea of what to do to help it run smoothly.
Good luck x
 
Thanks SO much for your advice guys, Muddy wellys i am in South wilts near (ish) salisbury.

I have emailed the council with my prepurchase application and am awaiting a response!!!!

Fingers crossed, love the house and would be good to get my horses back at home again!
 
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