planning permission? part 2!

Only if its within the 'curtilage' of the dwelling house (effectively the garden). Otherwise PP would be needed.

I would go down the official route, the footings if thats all they are are not normally regarded as a building by councils these days, tho it does help the argument for getting PP. Now you might regard them as a building and 'repair them from the ground up', the prob is that if they disagree and take action you could end up with no stables again.
 
Its within the grounds of the house but nit the actual garden.

There is the house and the garden, a fence then the current out building (converted into 3 stables and remains of when the building was about 50% bigger. Next to this is the grazing.
 
You really need to consult the planning officer for the area, just give him a call and ask can prevent alot of problems and always best to have them on your side!
 
Hmmm it sounds as if its outside the garden so I dont think it would be permitted dev without PP. However you could approach planners on the basis that you think it IS permitted and tell them what you are planning. Get them down to your place if poss,

But before you do I would remove or lessen the fence between house/garden and yard, and put up a stonking one between yard and field, to visually define the yard as part of the house grounds not as an adjunct to the field. Not to mislead, but to emphasise your interpretation of the boundaries, and to make it easier for them to tick their boxes and allow you to go ahead without PP.

BTW in many ways PP is a red herring and isnt a prob in many areas unless your neighbours are beasts and object. But building regs are another matterm check if they are needed, as thats more expensive than PP by a long way. You may not need it but we did for our mini barn. It made us build a hi spec great building but it does cost ££ to adhere to the specs.
 
No - some of the historic planning decisions by North Somerset have shown that they need land to have been demonstrably part of the curtilage of the property for at least 10 year - and the definition of curtilage is that anything within it is 'incidental to the enjoyment of the dwelling house'. So for example a garage or a conservatory = incidental to the enjoyment. There is a provision within the 2008 act for the 'keeping of pets' as an incidental enjoyment, but again you have to effectively prove that you are keeping the horses in your garden. You also need to be sure that at no time in the past 10 years have any of the stables been lent out or rented as livery to people - because this stops it from being incidental enjoyment of your home and starts you down the quagmire of (potentially illegally) running a business (which goes on a lot in that area - I know of at least two yards which are rented out, cash in hand, and no business rates are paid, which is illegal and could land the owners in trouble with both the council and HMRC!).

The only people who can provide you with a definite answer to this is the council - if you build the stables and they take enforcement action against you, then you will have to remove them and restore the site to how it was before.

Having a concrete footprint and part of a wall is no longer seen as sufficient evidence of 'repairing an existing structure'.

This really is one for the council I'm afraid....
 
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BTW, if it does need planning, I'd be amazed if they turned it down unless your neighbours object. It's such a horsey area, with so many yards etc, that it would be difficult to see the justification. What may cause issues is increased size of muck heap, loss of visual amenity etc.

Knowing what I do about the planning system (I indirectly work within it), there is no way I would emabrk on any kind of development without having a planning consultant on board to help - and they may well be able to answer your question without you needing to alert the council to what you are planning to do, so it might be worth ringing round a couple to see if you could get a no-fee, no obligation consultation with them....
 
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