Stables - groundworks

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tessah

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Has anybody had new stables built?

How much were you groundwork’s when compared to cos of stable?

I am trying to get prices for the groundworks but they seem really steep. Ouch.
 
Yes, v expensive to do it properly. I will look up my quotation for you, which was for 4 stables, tack room & hay barn... £19k. And that's without the stables.

Although now I won't be getting anything as planning has been refused :-( I found out about 2 hours ago & feel very glum.
 
Oh no sorry about your planning, I used an expensive planning consultant as I anticipated problems and it still took 5 months to get passed without going to appeal but did include site visit and committee etc. Don’t give up.

I am scared as I thought the groundwork’s would be. A lot less. The groundwork’s are working out more than the cost of the stables.
 
Oh yes...my now theoretical stable block built to a good specification comes in at around the £10k mark...

Although I might now have to spend £10k on saddles & rugs to cheer myself up. Not that I've got anywhere to put them, grumble grumble...
 
catembi said:
Yes, v expensive to do it properly. I will look up my quotation for you, which was for 4 stables, tack room & hay barn... £19k. And that's without the stables.

Although now I won't be getting anything as planning has been refused :-( I found out about 2 hours ago & feel very glum.
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Appeal... planners are getting tough at the moment but appeals are seeming to go thru
 
Cost roughly £1k to put in the concrete bed and skirt for a single stable and tack room (approx. 20ftx20ft). That was doing it on the cheap, and was mostly just the cost of the aggregates.
 
I have 2 stables in what was my husbands tool/log shed. As the stables were an after thought, initially put in as an emergency the floor is just hardcore that was wacker plated (SP?). Even though the floor is not very level I put rubber matts in and they haven't budged and the horses have been in there all winter without a leak or any problems. Prior to putting doors and boards on front to turn into stables, water did used to run in when very wet but we sunk a kick board into the hard core and put grass matts outside (on top of hard core) and no water runs in now.

Just a thought for you as much cheaper than concrete. You can get hard core quite level with the wacker and then fit the matts nice and snug on the top.
 
thanks ponios

although having just paid a huge sum to get planning through in order that I can get rid of the old stables which you cant put horses in I am putting everything in to getting the job done

I want a nice yard that I can sweep up nice and tidy in the end

boyfriend will now be sold for medical science hahahah

the cost of the groundworks is coming in at more than the stables! I thought it would be maybe 60% of the cost of stables...
 
Yes unfortunately our groundworks were about 75% of the cost of the total build. We had area dug out and levelled, hardcore and then concreted with agriculture concrete with the correct sloping on the skirt. The stables are the cheap bit ! It's worth doing properly though

Sorry to hear about your planning catembi. Have you found out what their reasons are ? Did you put in the application yourself ? Sometimes they will refuse due to something not right with the application or where a small change on the plans would have made them pass it. I would get an equestrian planning consultant to look at it for you as there are certain issues that will automatically be a no when they can easily be worked around
 
whiteflower said:
Yes unfortunately our groundworks were about 75% of the cost of the total build. We had area dug out and levelled, hardcore and then concreted with agriculture concrete with the correct sloping on the skirt. The stables are the cheap bit ! It's worth doing properly though

Sorry to hear about your planning catembi. Have you found out what their reasons are ? Did you put in the application yourself ? Sometimes they will refuse due to something not right with the application or where a small change on the plans would have made them pass it. I would get an equestrian planning consultant to look at it for you as there are certain issues that will automatically be a no when they can easily be worked around
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Thanks whiteflower

Yes if it was 75% of the stables i would be a bit happier.
Also it’s not a sloping site so shouldn’t be too tricky.
My area is expensive though and with lots of building jobs around I think they can pick and choose.
 
Whiteflower - the person who did the preplanning report didn't respond to email or phone call so I rang a large firm with a local office. I wanted them to do the preplanning report originally but they didn't get back to me! Anyway, they were super helpful, went thru all the docs & the issues are 1) concerns re setting up a business (I have no intention of it) and 2) could a vehicle turn around in our drive & get back out facing forwards i.e. not back out onto the road. Yes it could. So they are coming on Friday to take lots of measurements & photos to answer 2). They really sound as if they know what they are talking about & were quite intrigued by the case. So if the measuring on Friday goes okay, we might be fine. We used the arena builders to put in the planning application originally. They are in the habit of doing planning for people, but think they are out of their depth with non standard queries. So my life remains on hold for now...
 
Catembi both those things are standard things that any equestrian planning person should be aware of and should have provided that info in your report as a matter of course......I hope your planing company arnt charging you for the appeal ! It's simple enough, the application should have said for personal use only (the planning is then granted with a condition it's not to be used linked to business) and with drawings and measurements of the vehicle turnaround area. I've recently dealt with the same and I believe I have pm'd you previously re some issues I have with a company. Feel free to pm if I can be of assistance
 
Whiteflower, the application said in its title 'Stables & arena for personal use only'. The council still asked the question, & the planning/arena co gave a statement to the effect that I have never run a business & have no intention of doing so. The turning around thing wasn't addressed. It wasn't mentioned either directly or indirectly, & it was the specialist co today who had a root through and uncovered it. The council already went 6 weeks over their (self-defined) decision period, & then said that as they didn't have time to review the application, they would refuse it as they knew that I could resubmit. To be clear, originally the application was put in by the arena builders, but now that they have no plan iro what to do beyond resubmitting what we already submitted, I have hired a specialist co that does appeals & appears to know what it is talking about. I could leave the planning/arena people to resubmit, but they've already had one go at it & I don't want to waste any more time in faffing about. The additional cost is a rounding error compared with the cost of all the building works...!

Thank you for your offer of help. Fingers crossed for Friday!!
 
blitznbobs said:
They are steep - if they are done properly and you want stains etc in them ...
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Do not forget to get the slope right so the urine runs to the door and not into the corner of the stable as there are times when a horse is washed down or stands in when there is no bedding you will want to sweep out of the door
 
catembi said:
Whiteflower, the application said in its title 'Stables & arena for personal use only'. The council still asked the question, & the planning/arena co gave a statement to the effect that I have never run a business & have no intention of doing so. The turning around thing wasn't addressed. It wasn't mentioned either directly or indirectly, & it was the specialist co today who had a root through and uncovered it. The council already went 6 weeks over their (self-defined) decision period, & then said that as they didn't have time to review the application, they would refuse it as they knew that I could resubmit. To be clear, originally the application was put in by the arena builders, but now that they have no plan iro what to do beyond resubmitting what we already submitted, I have hired a specialist co that does appeals & appears to know what it is talking about. I could leave the planning/arena people to resubmit, but they've already had one go at it & I don't want to waste any more time in faffing about. The additional cost is a rounding error compared with the cost of all the building works...!

Thank you for your offer of help. Fingers crossed for Friday!!
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Business use ... or rather non-business use can be dealt with by a planning condition. Anyway, unless you asked for change of use of the area already has planning permission for business use, granting your application does not give you the right to use it for business purposes and so they could enforce against you. It doesn't make sense. The bit about reversing onto the highway does as they will be anxious to avoid that.
 
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