Planning permission help

[evie.equine]

Hi everyone, its been a while since ive been on!
Exciting news, were looking to buy 4 acres of land nearby but it is currently agricultural land which is where my problem starts.
How do i about getting:

Change of use permission
Permission to build stables
permission for a 20 x 40 outdoor
Permission for a xc field

(non horsey)
Permission for an entrance expansion from an A road

and do i need permission for a muck heap?

Why do they need to make it all so confusing??

Anyway any help is help so thanks in advance!!

 

[Sossigpoker]

Your council's planning department can get you started on the process. If needed , a land agent should be able to advice what to put into the application etc.

 

[rextherobber]

Use a land agent, they are well worth the money in my experience.

 

[Chuffy99]

Totally agree use a land agent, will save so much aggro and time

 

[TheMule]

Your biggest problem will be the entrance. Definitely use some professional help.

 

[Goldenstar]

Use a land agent the access onto the A road is likely to be a sticking point .

 

[MiJodsR2BlinkinTite]

Right now we've got an issue gone to Appeal and are waiting for the result. We'd asked to re-build on parents' old place and our local council for some reason turned us down. (Don't ask, long story).

We had used the house agents we've always used for stuff like letting the property, valuations etc. and whilst they were OK for that and did a good job, with this planning issue, where it was obvious we were up against it right from the start, we've been frankly less than impressed with them.

My advice would be NOT to use a bog-standard house agent/land agent; but rather to go to a professional who specifically is a "Planning Consultant". They will be far more genned up to what is needed and right from the start will be best placed to be able to advise you.

Currently we are waiting to see what happens with the Appeal process for our issue; will probably know in June (hopefully). If we are not successful then we will be approaching a local Planning Consultancy to try again.

Wouldn't ever recommend using a house/land agent after our experience. Yes they might be perfectly OK for buying & selling houses but they really don't have the depth of experience for if/when you hit a problem. Go for the Pro would be our advice.

 

[Tiddlypom]

Even with a land agent widening the entrance off an A road is likely to be a real problem. Bear that in mind if you make an offer.

Also, in any case usage will likely be restricted to just yourselves.

 

[Parrotperson]

Your entrance is going to be very tricky. They won’t like it on an A road at all. We had trouble on a minor unclassified road

So yes get proper help from someone who knows about pp for agricultural land and change of use etc. and be prepared for a refusal before you get the go ahead.

 

[sarcasm_queen]

As far as I’m aware, if the xc jumps are portable, then you don’t need pp

 

[PeterNatt]

Get a Planning Consultant or a Surveyor that specialises in Equestrian matters to assist you. Under no circumstances approach the planners yourself. You will need planning consent and the whole process normally takes about 6 months to a year.

 

[blitznbobs]

Get a Planning Consultant or a Surveyor that specialises in Equestrian matters to assist you. Under no circumstances approach the planners yourself. You will need planning consent and the whole process normally takes about 6 months to a year.

You seem very negative about approaching the planners i have done
This many times and its not designed to be a professionals only field. If it wasnt for the road access this would most likely be straight forward. How
Much do you need the increase splay?

 

[evie.equine]

You seem very negative about approaching the planners i have done
This many times and its not designed to be a professionals only field. If it wasnt for the road access this would most likely be straight forward. How
Much do you need the increase splay?

Its currently one metal gate wide (you know the ones most people have in fields), thats not realy the problem its that its a very sharp turn from the road to the bit where you can pull up infront of the gate. Would moving the side fence next to the gate to make for a better turn be easier? im thinking for building materials and horseboxes

 

[Tiddlypom]

Highways will not like a sharp turn off an A road, and their opinion counts for a lot. Planners are often also very sniffy about moving gateways that front onto roads especially if it means rooting up a hedge or cutting trees down.

 

[evie.equine]

Highways will not like a sharp turn off an A road, and their opinion counts for a lot. Planners are often also very sniffy about moving gateways that front onto roads especially if it means rooting up a hedge or cutting trees down.

I'm actually surprised the road is classed as an A road to be honest! It's a normally formatted road in between fields but at the current minute to get to the entrance is a very sharp turn with is what I'm trying to get rid of. There are no trees or hedges or anything there just a stone wall on the boundary next to the pavement

 

[Parrotperson]

Yes this is going to be difficult. Personally I’d get a planning officer out from the council to have a look with you before spending any money. The highways will have a hissy fit if it’s a normal turn let alone a sharp one.

 

[meesha]

When planning is put in u will apply for change of use to equestrian and stables at the same time. You will need to document where the muck heap will be and how u will dispose of muck (farmer to take away to spread on fields is a norm).

If you can show you are making the entrance safer and there will be no increase in traffic as sole use yard that should go in favour. But I agree, I've done 2 planning applications on my own but as u have the road issue I would use a planning specialist.

 

[evie.equine]

When planning is put in u will apply for change of use to equestrian and stables at the same time. You will need to document where the muck heap will be and how u will dispose of muck (farmer to take away to spread on fields is a norm).

If you can show you are making the entrance safer and there will be no increase in traffic as sole use yard that should go in favour. But I agree, I've done 2 planning applications on my own but as u have the road issue I would use a planning specialist.

Thank you for this! There's a farm next door but would i need to ask them personally if they wanted to take the muck?

Also what do you mean by a sole use yard?

Someone very kind has refered me to an equestrian planning specialist so ive dropped them an email just waiting for a reply! xx

 

[Pearlsacarolsinger]

Thank you for this! There's a farm next door but would i need to ask them personally if they wanted to take the muck?

Also what do you mean by a sole use yard?

Someone very kind has refered me to an equestrian planning specialist so ive dropped them an email just waiting for a reply! xx

A sole use yard means that you won't be hiring out your facilities or running a livery yard/riding school, just keeping your own horses there and using the facilities yourself. If the gateway already exists, the planning dept might look favourably on making the approach more accessible, if that makes it safer for other road users but I would get professional advice from a planning consultant

 

[Tiddlypom]

A sole use yard (no liveries, or clients bringing in horses for training or lessons) is easier to get PP for as it will have fewer vehicle movements than any sort of livery or training yard.

My PP, while easily obtained for an L shaped 4 box stable block, 2 field shelters and 40m x 20m sand and rubber arena specifically prohibits use by anyone other than ourselves. That is a very common condition of PP for equestrian facilities.

 

[evie.equine]

A sole use yard (no liveries, or clients bringing in horses for training or lessons) is easier to get PP for as it will have fewer vehicle movements than any sort of livery or training yard.

My PP, while easily obtained for an L shaped 4 box stable block, 2 field shelters and 40m x 20m sand and rubber arena specifically prohibits use by anyone other than ourselves. That is a very common condition of PP for equestrian facilities.

Ah right thank you! I was hoping to run a small lviery yard off of it would this be much harder?

Also i was planning on having a loaning scheme where i loan out ponys on my yard (staying on my yard throught the loan) to kids and teens to compete on and have funrides / hacks with the other loannees? x

 

[Tiddlypom]

It will be harder to get PP for commercial use rather than private. Certainly not impossible, though. But it does mean that the current tricky access issue off the A road is even more likely to be a problem than if it was just for you because of the extra vehicle movements.

Defo one for an experienced planning consultant.

 

[Landcruiser]

Another one here for a Planning Consultant, and one who knows the area and is agriculture focussed. I used one for my arena last year as my land and access is tricky, plus we are theoretically in a flood zone (he was able to argue/prove the flood map to be incorrect and actually impossible for the arena area to flood as the ground falls away). He was expensive, but planning went through very quickly without a hitch.